HomeMy WebLinkAbout1973-11-27; Planning Commission; ; EIR 219|EIR 220|ZC 131|ZC 132|SP 141|SP 146 - MARRON ROAD AND EL CAMINO REAL CASESCITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT FOR
NOVEMBER 2?, 1973
CASE NOS:
APPLICANTSi
TO: PLANNING COMMISSION.
REPORT ON: - CONSIDERATION OF EIR
CONSIDERATION OF CHANGE OF ZONES
CONSIDERATION OF SPECIFIC PLAN
EIR-219 & 220
ZC-131
ZC-132
SP-141
SP-146
R. LADWIG FOR
KELLY-KURLANDER, et al &'0. E. VANDERBURG .
509 Elm Avenue
• . Carlsbad, California
I. GENERAL INFORMATION
A. Request; These cases cover a total parcel containing approximately
29.28 acres located at the northeast corner of the intersection of Marron
Road and El Camino Real. Due to the multiplicity of ownerships, separate
cases were submitted and are broken down as follows:
ZC-131 and SP-141 deal with a 2.83 acre parcel that is located at the
southeast corner of the intersection of Osuna Drive and El Camino Real.
Zfr-132 and SP—146' deal with a 26.45 acre parcel located at the northeast '-'
corner of the intersection of Osuna Drive andEl Camino Real.
1. On EIR-219 & 220; That the Planning Commission recommend to the City
Council that a final EIR be accepted on the total property.
2. On ZC-131 & SP-141: That the Planning Commission recommend to the
City Council a change of zone from R-l-10 (single family - 10,000 sq.ft. lots
man.) to C-2 (General Commercial) and approve a specific plan for development
of a portion of a shopping center on a portion of Lot 4» Section 32, Township
11 South, Range 4 West, San Bernardino Meridian, City of Carlsbad.
3. On ZC-132 & SP-146; That the Planning Commission recommend to the
City Council a change of zone from R-l-10 (single family - 10,000 sq.ft. lots
man.) and a specific plan for development of a major portion of a shopping
center on a portion of Lots 4 & 5t Section 32, Township 11 South, Range 4 West,
San Bernardino Meridian, City of Carlsbad.
B. Background; The subject property, containing a total of 29.28 acres,
easterly of and adjacent to El Camino Real between Marron Road .and Haymar
Drive except for two service station sites located at the intersections.
Said property extends easterly to the approximate intersection of Avenida De
Anita (entrance road to the Tanglewood Project) and Marron Road.
The two service station sites that are.exluded from this development are
zoned C-2 & C-l with specific plans. The site at the intersection of Haymar
Drive and El Camino Real does include a temporary bank facility.
C. Zoning and General Plan; . • • • •
1. Zoning; Existing: R-l-10
Proposed: C-2 (S.P.)
Adjacent: North - R-l-10
East - R-l-10 & P-C
South - P-C & R-l-10
West - C-2 & C-l
2. General Plan; The land element of the General Plan does"not
really provide for a land 'use designation for property north of Marron Road
in this area. This may have resulted from the fact that in the middle 60's
this area was in dispute as to whether it would fall into the jurisdiction
of Oceanside or Carlsbad. In addition, this area is within the Buena Vista
Creek Flood Plain and perhaps the feeling was that development would not occur.
Since no designation is shown, any ultimate approval would not be in conflict
with the General Plan and such approval would in-essence become the General
Plan commitment for the area.
II. ENVIRONMENTAL IMPACT REPORT NO. 219-20
A. Summary; The draft Environmental Impact Report was written for both
the Kurlander-Kelly and Vanderburg properties.
<,
Staff has determined that the most important potential impacts of the
proposed development are:
1. Traffic and congestion
2. Land use compatability
3. Aesthetics, and
4« Econonu.es/marketing. .
B. Acceptability of Draft Report; The Draft Environmental Report for
the Kelly-Kurlander and Vanderburg Commercial Site, prepared by Rick Engineering,
was accepted by the Planning Director as' a preliminary E.I.R. This report was
forwarded to the following agencies for comments: •
— 2 -
1. Division of Highways
2. Regional Water Quality Control Board
3« Comprehensive Planning Organization .
4. Department of Public Health
5. San Diego County Sanitation and Flood Control
6. San Diego Regional Coastal Commission
9. School District •
10» City Engineer
11. Intergovernmental Clearing House
C. Final Environmental Impact Report; The final Environmental Impact
Record vail. include the draft EIR and staff comments below. Rather than
repeating information contained in the draft EIR, staff will comment only
on those areas which are deficient or need correction.
1. Economic Analysis; Staff feels that an environmental impact
report on a project of this nature should necessarily include an economic/
market analysis. Unfortunately, the analysis provided by the applicant is
somewhat misleading and . incomplete. •
The report estimates generation of 395 new jobs as a result of the
project. However, their projection.is based on employees/square feet floor
area for regional shopping centers. Staff feels that the comparison of a
community shopping facility with a market and drugstore as its major tenants
with regional facilities with major department stores is not a valid one.
The proposed complex is definitely within the size range (235,000
sq. ft. floor area'; 29.30 acres) of a Community Facility but its tenancy
tends more toward the neighborhood center.
A potential incongruency is the proposed hotel and motel complex.
In addition to being somewhat inconsistent with a supermarket/drugstore
complex, there is some doubt as to the market feasibility of a hotel and
motel at the proposed site. Site selection for hotel/motel facilities is
generally made on one or more of these following criteria:
1. Immediate proximity to a heavily traveled interstate route;
2. Proximity to business, governmental centers;
3« Proximity to recreational facilities and tourist oriented
amenities.
The proposed site does not fit these criteria.
Finally, there is some question as to the support population needed
for such a complex. Generally speaking, supermarkets are convenience
oriented facilities. Consumers tend to grocery shop at facilities which
are near their homes and easily accessible. In this instance, accessibility
does not appear to be a problem. However, a shopping complex of these
dimensions would necessarily have to serve a maricet population the size of
the population of Carlsbad and Vista combined. Staff feels that proximity
to El Camino Real Plaza will not have a significant effect on increasing
usage oi' the proposed complex, since the consumer does not, as a general rule,
combine shopping activities associated with a regional plaza,, with activities
associated with more frequent grocery/convenience shopping.
- 3 -
2. Alternatives; One alternative not suggested by the applicant
would be to scale down the development so that it would serve a more localized
market. Such an alternative might eliminate the hotel/motel and reduce total
floor space and acreage.
3. Sewer Capability; The draft E.I.R. fails to express the sewer
situation in this area. The area is presently served by the main trans-
mission sewer trunk that comes from the City o'f Vista down the Buena Vista
Creek. The City of Carlsbad did purchase some 1% of the capacity of this
trunk line from the City of Vista for the purpose of serving this area.
Based upon present flows, no additional capacity is available. Therefore,
before any additional development could occur in this area, the City of
Carlsbad would' have to obtain additional capacity rights in the existing
trunk line or provide an alternative. An attached letter from C.R.W.Q.C.B.
speaks of this matter.
III. CONSIDERATION OF ZC-131 '
A. Request; That the Planning Commission recommend 'approval to the
City Council of a change of zone from R-l-10 to C-2 on a 2.83 acre parcel
to permit its development as a "part of a shopping center complex.
IV. CONSIDERATION OF ZC-132
A. Request; That the Planning Commission recommend approval to the
City Council of a.change of zone from R-l-10 to C-2 on a 26.45 acre parcel
to permit its development as a part of a shopping center complex. As a part
of this request, the applicant is indicating the approximate 10.0 acre
easterly'portion of the subject property to be developed for a Motel, Hotel
and Restaurant uses. Due to a proposed terrain change which separates this
area from the proposed commercial center and would be more oriented to the
residential activity to the east and south, staff would recommend that this
area not be considered for commercial zoning. In terms of development, this
10.0 acre parcel would be considered appropriate for residential development
•for the following reasons:<
1. Due to terrain, any development could be effectively buffered
from the influence of the activity on Route 78.
2. The area is of sufficient size and shape to develop for
residential purposes.
3. The resulting approximate 19-28 acre shopping center would be.
of sufficient size to adequately serve the existing and proposed residential
development in the area.
V. CONSIDERATION OF SP-141
A. Request; That the Planning Commission recommend to the City Council
that Specific Plan be approved to permit the development of an approximate
2.83 acre portion of the shopping center. The applicant indicates that the
approximate 24,OOP cq. it. of groso floor which is to be located in three
small buildings c.ould be utilized for such uses as restaurant, small market,
-4-
liquor storss, shops, offices, etc. The proposed buildings are to be
integrated as to design into the total shopping center and in addition,
the parking layout is also proposed to be integrated into the remainder
of the shopping center.
VI. CONSIDERATION OF SP-146 v -
A. Request: That the Planning Commission recommend to the City Council
that a specific plan be approved to develop the subject approximate 26.45
acres for a shopping center." The applicant indicates that the proposed
three buildings containing approximately 128,600 sq. ft. of gross floor area '
would be utilized'for a drugstore, market, hardware store and associated
shops such as banks, restaurants, etc. In addition, a major restaurant
structure and motel-hotel complex is shown on the easterly approximate
10 acres of the subject property.
To develop the property, the applicant indicates that approximately
300,000 yards of dirt would have to be moved. In addition, there is a major
drainage pipe feeds into the property which, as a part of development, would
have to be extended. Finally, a large portion of the subject property is
subject to flooding and protection will have to be provided to mitigate this
problem. , .
The applicant indicates that a total of approximately 700 parking spaces
are proposed. Compliance to ordinance requirements would be dependent upon
the ultimate uses. However, the proposed parking does exceed the General
Plan recommended ratio of one space for every 400 sq. ft. of gross floor
area.
¥ith regard to the precise design of the proposed development, there
exists several problems with regard to the type and method of access from
the development to El Camino Real. As proposed, the accesses would create
several major traffic conflicts which is not considered appropriate. In
addition, the resolution of what happens to Osuna Drive will have to occur..
'VII. STAFF RECOMMENDATIONS '
A. On the EIR;
1. That the Planning Commission move to recommend to the City
Council that the Final EIR BE ACCEPTED to include:
a. The draft EIR
b. Staff comments contained in this report
c. Any public input received as a part of the public input
held regarding this EIR.
Justification is based on:
1. That the Final EIR does comply with the Environmental Protection
regulation of the State of California and City of Carlsbad.
2. That the Final EIR does adequately express the effects of the
proposed development on the environment.
_ 5 —
E. On ZC-131: That it be moved that the Planning Commission recommend
to the City Council that a change of zone from R-l-10 to C-2 BE APPROVED on
the subject property.
Justification is based upon:
1. Based upon the study conducted by the city staff and the
General Plan consultant, the subject property is considered appropriate for
a neighborhood shopping center to serve the area.
2. The subject site of approximately 2.8 acres is of sufficient
size and shape to be utilized for ancillary shops and offices.
C. On ZC-132; That it be moved that the Planning Commission recommend
to the City Council that a change of zone from R-l-10 to C--1 BE APPROVED for
an approximate 16.45 acre portion -of the subject property, adjacent to El Camino
Real and that the remaining easterly approximate 10 acres remain as R-l-10.
Justification is based upon:
1. In conjunction with the property considered under ZC-131, the
resulting property, based upon, a -study conducted by the city staff and the
City's General Plan consultant, would be of sufficient size and shape to
provide a neighborhood commercial facility that would adequately meet the
needs for the existing and proposed residential development in the area.
2. The proposed zoning would be compatible to the existing and
proposed zoning in the area. . .
D. On SP-141 and 146; That it be moved that the Planning Commission
recommend to the City Council that SP-141 and 146 be approved subject to the
conditions outlined below, with the exception that the easterly approximate
10 acres of the subject property be deleted from this consideration.
Justification is based upon: • ' f
1. The approximate 19 acre commercial shopping center is considered
to be the optimum size for a neighborhood shopping center._
2. The proposed specific plan does conform to the approved zoning.
3. A substantial terrain break does occur approximately 369 ft.
westerly of the easterly boundary of the subject property which results in
some 10 acres which would be oriented away from the activity adjacent to
El Camino Real. Said property is considered to be. more appropriate for
residential development rather than an expansion of a potential neighborhood
shopping center to a size more in the lines of a community shopping center
which would more adversely affect the adjacent property.
- 6 -
E. _Racommended Conditions for SP-1A1 and 146; Any approval of these
specific plans should be subject to the following conditions:
1. The Specific Plan is granted for the land described in the
application and any attachments thereto, and as shown on the plot plan
submitted labeled Exhibit A. The location of all buildings, fences, signs,
roadways, parking areas, landscaping, and other facilities or features shall
be .located substantially as shown on the plot-plan labeled Exhibit A, except
or unless indicated otherwise herein.
2. Prior to the issuance of any permits, a parcel map outlining
parcels, shall be submitted to the City of Carlsbad for consideration and
approval.
3. Prior to the issuance of any permits, abandonment proceedings
shall be completed on Osuna Drive.
4« Prior to the issuance of any permits, a revised specific plan
shall be submitted to the Planning Director for consideration and approval
showing the following:
a. The deletion pf the approximate ten acres located along
the easterly boundary of the subject property.
b. The revision of the egress and ingress from the subject
development to El Camino Real. The major access shall be provided in line
with the main entrance from El Camino Real to the existing Plaza Camino
Real to the west. All other access points to El Camino Real shall be on
.the basis of right turn in and right turn out only. The final circulation
design shall be as approved by the City Engineer.
c. The relocation of any proposed building areas to accom-
modate the final accesses to El Camino Real.
5. Except for approved accesses, all vehicular access rights to
public streets should be dedicated to the City of Carlsbad as a part of the
consideration of any parcel map.
6. The developer shall be required to install in a manner
acceptable to the City Engineer any necessary improvement to provide for
protection from potential flooding.
»
7. Storm drains shall be constructed in a manner acceptable to
the City Engineer in conformance with the City's master drainage plan.
8. Water main shall be extended along. Haymar Drive as required
by the City Engineer.
9. No development shall occur until sewer capacity is available
in the Vista trunk line or other provision acceptable to the City Engineer
is made to provide sewer to the subject property.
10. Upon availability of.sewer capacity, the.developer shall
install a sewer line to serve the subject property which shall be compatible
with the City's master sewer study for the area and does conform to City
Standards.
_ 7 ~
114 Marron Road shall be dedicated and improved to City standards
on the basis of an 84 ft. right of way width for the full frontage of the
subject property.
12. Haymar Drive shall be dedicated and improved to City standards
on the basis of a 64 ft. right of way.
13. The developer shall participate in the construction and/or
revision of the traffic signal system on El Camino Real to accommodate the
subject development.
14. • Unless the construction of the structure or facility is
commenced not later than one year after the date the approval is granted
and is diligently pursued thereafter, this approval will automatically
become null and void.
15. Any minor change may be approved by the Planning Director.
Any substantial change will require the filing of an application for an
amendment to be considered by the Planning Commission.
16. All requirements of any law, ordinance or regulation of the
State of California, City of Carlsbad, and any other governmental entity
shall be complied with.
I?. No signs or advertising of any type whatsoever shall be
erected or installed until plans therefore have been approved by the City
of Carlsbad. Prior to issuance of any permits for signs, a sign program
for the total development shall, be submitted to the Planning Commission
for consideration and approval. Said sign program shall conform to the
City's sign limitations in effect at the time of development. Said develop-
ment for sign purpose shall be considered a single development.
18. All areas shown as parking areas shall be surfaced with
asphaltic concrete and shall be visibly marked outlining individual parking
spaces and traffic flow. Said surfacing and marking shall be completed prior.
to final inspection of the structure or structures by the Building Department.
The surface shall be kept in a reasonably good state of repair at all times.
Parking for the total development shall be provided on the basis of a minute
of one parking space for each 100 sq. ft. of gross floor area.
19. Prior to obtaining a building permit and within 30 days
hereof, the applicant shall file with the Secretary of the Planning Commission
written acceptance of the conditions stated herein.
20. Compliance with and execution of all conditions listed hereon
shall be necessary, unless otherwise specified, prior to obtaining a final
building inspection clearance. Deviation from this requirement shall be
permitted only by written consent of the Planning Director.
- 8 -
21. Any mechanical and/or electrical equipment to be located on
the roof or the .structure shall be screened in a manner acceptable to the
Planning Director. Detailed plans for said screening shall be submitted,
in triplicate, to the Planning Director.
22. The lighting of the sign shall be accomplished in such a
manner that -there shall be no reflection on adjacent properties or streets
which may be considered either objectionable by adjacent property owners
or hazardous to motorists. . •
23. An incombustible trash enclosure shall be provided of a size
and location acceptable to the Planning Director, and said area shall be
enclosed with a fence and/or wall of sufficient height to adequately shield
the area. Said fence and/or wall shall include a solid gate.
24. A detailed landscape and sprinkler plan prepared by a landscape
architect, shall be submitted to the Planning Director for consideration and
approval. Said landscaping shall be provided in the following manner:
a. A perimeter planter of a size of 10 ft. wide shall be
provided except for approved openings , adjacent to all
public streets.
b. A minimum of 5% of the total parking access shall be
landscaped. Said areas shall be so located so as to
break up the massive expanse of paved area.
c. The sum of all the landscape areas shall not be less
• -than 15^ of the total net land area.
d. Concrete curbing shall be provided for planters located
in parking areas.
25. Prior to final building inspection clearance, all landscaping
•shall be installed. .Said landscaping shall, at all times, be maintained in £•
a manner acceptable to the Planning Director.
26. All utilities, including electrical, telephone and cable
television, shall be installed underground and/or shall b.e completely
concealed from view.
27. All public improvements shall be made in conformity to the
City of Carlsbad Engineering Design Criteria and Standard. Plans, the Sub- •
division Ordinance and other City Standards to the satisfaction of the City
Engineer without cost to the City of Carlsbad, and free of all liens and
encumbrances. Improvement plans for water and sewer system shall meet the
requirements of the respective service districts.
VIII. Attachments
1. Baskin-Robbins letter of July 16, 1973
2. Letter from San Die-.o Museum of Han, Spencer Rogers dated Oct. 18, 1973
3. California Regional Water Quality Control Board dated November 14, 1973
- 9 -