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HomeMy WebLinkAbout1976-07-28; Planning Commission; ; SP 146B|CUP 122 - SANTA ANITA DEVELOPMENT CORPORATION (2)CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT July 28, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT CASE NOS.: SP-146(B) CUP-122 Applicant: SANTA ANITA DEVELOPMENT CORPORATION Request: (T) Approval of an amendment to an existing Specific Plan to allow a drive-thru restaurant in place of a general commercial structure, and related site plan modifications; (2) Approval of a Conditional Use Permit for a McDonald's Drive-thru Restaurant, subject to Specific Plan approval. RECOMMENDATION: SPECIFIC PLAN AMENDMENT It is recommended that SP-146(B) be DENIED because of the following findings: (1) The requested amendment is detrimental to the existing Specific Plan because: (a) Inadequate parking adjacent the proposed derive-thru restaurant would cause increased congestion in other areas of the shopping:center's main parking lot; (b) The inadequate drive-thru lane proposed would negative- ly affect circulation throughout the shopping center; (c) The proposed common driveway with the Standard Station would add additional driveway entrances to El Camino Real creating additional congestion in an already highly congested area. (C-2) The requested amendment does not conform to the City's adopted General Plan because: (a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element Guideline of coordinating "the distribution, character and intensity of all land uses with the Land Use Element to preclude the increased levels of traffic which would be generated beyond the capacity of the existing or planned street system until such time as adequate facilities can be provided. (b) The increased traffic and parking congestions gen- erated by the amendment conflicts with the Land Use Element Utility and Public Service Development Guide- line of ensuring "the capacity of major street linkage to provide for the needs of the proposed development without substantially altering existing traffic patterns or overloading the existing street system..." If the Planning Commission wishes to approve the Specific Plan amendment request on the proposed site or elsewhere with- in the shopping center, it is recommended that the matter be returned to Staff for further study. It is further recommended that approval of the shopping center be amended by the addition of the following conditions: (1) Prior to occupancy of any shopping center building other than Building C, the applicant shall submit a revised site plan indicating the final design of Building 1, the pro- posed common driveways with the Standard Station, and surrounding circulation features. Said revised site plan shall be approved by the City Council and the Center constructed according to that plan prior to occupancy of any shopping center building other than Building 1. -2- Location and Description of Property: The Drive-thru Restaurant site is located in the northwest corner of the Carlsbad Shopping Center. The Shopping Center site has been rough-graded with a permanent Savings and Loan Building recently completed. A temporary Bank of America is also present on the site. -3- Existi ng Zoning: Subject Property: C-2 North: L-C South: C-2-Q East: R-l-10 West: C-2 Existing Land Use: Subject Property: Vacant, 1 permanent and 1 temporary structure North: Buena Vista Creek and Highway #78 South: Vacant East: Vacant West: Plaza Camino Real Shopping Center Past History and Related Cases: A Specific Plan for a Shopping Center (SP-146) on the subject property was approved by the City Council on December 18, 1973 (Council Resolution 3304). SP-146(A), approved by Council on March 4, 1975 (Ordinance 9419), separated the project into five phases. The Planning Director approved minor changes to the site plan on February 6, 1976, modifying building sites at the north end of the site. He subsequently approved minor deviations to allow a drive-thru bank. The Planning Commission approved building elevations for the Shopping Center on February 25 and June 23, 1976. Environmental Impact Information: The Planning Director had determined that the project has com- plied with the City's Environmental Protection Ordinance through Prior Compliance (Section 19.04.153). An Environmental Impact Report (Nos. 219 and 220) was approved for the Shopping Center and certified in connection with the original Specific Plan. General Plan Information: The project site is designated for Community Commercial Land Use. the proposed amendment is in conformance with this designa- tion. As pointed out in the recommended findings, the present proposal does not conform with guidelines of the Land Use and Circulation Elements. Public Facilities: Water and sewer services are available from the City. Major Planni ng Consideration: Is a drive-thru restaurant appropriate for the site proposed? -4- DISCUSSION Amendment of the existing Specific Plan is required because of the modifications to the site plan. These modifications include both the drive-thru restaurant and the joint use of the Chevron station driveways. Staff feels that joint use of the service station driveways would create an undesirable situation similar to the existing Texaco- Poinsettia Plaza situation. The drive-thru restaurant is undesirable for at least the follow- ing reasons: (1) Exit movements from the drive-thru to the main shopping center exit will be too difficult. A 20-foot inside turn- ing radius is necessary. Exit movements the other way will cross the proposed crosswalk. (2) The drive-thru eliminates parking, and the proposed 14 spaces in the vicinity of the restaurant will be heavily used. When all 14 spaces are filled, additional vehicles entering the parking area will have to turn around at a westerly "hammer- head" (not provided for in the proposal). Should a vehicle park in the turn-around area, it would be difficult to maneuver outofafullparkinglot. (3) The small size of the site will cause customers to park in spaces in the adjacent parking area and cross a two-way traffic lane on a proposed painted crosswalk. During peak hour operations, approximately 20 of these "offsite" spaces will be filled. Stopped vehicles can back up from the cross- walk into that traffic lane's intersection with the main entrance. Furthermore, with three potential "offsite" parking lot lanes to use, most pedestrians will not cross at the painted crosswalk. (4) Some customers may discover the potential convenience of entering the existing service station from El Camino Real, parking along the curb and walking across the drive-thru to the building. This will cause further pedestrian-vehicle conf1i ct. (5) Neither Home Federal or Bank of America will have vehicles between the building and the highway, and the main entrances of both buildings face El Camino Real. In contrast, the drive-thru lane and rear of the proposed building will face El Camino Real, detracting from the orientation of the buildings adjoining El Camino Real. Such an arrangement will also force pedestrians from El Camino Real to cross the drive-thru lane to enter the building. -5- Staff feels that if a drive-thru restaurant is desired on the shopping center site, locating the use in the northeast corner of the Center would be more desirable. If the Commission wishes to explore this alternative, it would be appropriate to return the matter to staff for such a study. AM:mdp (7/16/76) Attachments: Location Map Exhibit "A", Plot Plan, dated 6/22/76 -6- EL CAM!NO PLAZA Case Description Rec'd:- 7^ DCC Date: 7~PC Date ddress or Location of Request: _Applicant:, _ Engr. or Arch. Brief Legal: Assessor Book: Genera] Plan Land "Use Description: Existing Zone: {^""'2-* Acres: '-~j p^±" No. of Lots.• School DisTnctT—:—- Proposed Zone: DU/Acre -— Water Sanitation District: Within Coast Plan Area:Coast Permit Area: ~\11 f. .,: -. • i -i i 1 1 3j 1 — i . } 0-N V 1 1 >! Jiril. "' ,i ••^ JUil r • — P •...... ( ./ i. '. \i '///, '.&'<•"//, .7 V ^AV1 \F> \^'\\ f sV.L..4..^.... l.\ ...... .1 J '' '•'r 1 • L ( rwl . •. * i^~sr :'• L..W. '« i ' " | • • • ' . • . 1 ©• -^^ . ' ' ; _ .. *>.K2r~ ' , k -*1 ,l""~" wi.-LLi' ..•^ 1 . . C-- -Iffl- 1 1 1 1 H 1, • ^ • ^' 4-mi ; i ... ' : '1 . ' "*' •i ' ' 'ji • ^ ; (| • . M.W'r ^/gv ' ' . •}n>:iij.L| f • ^'• • vl ^3- ; ! '"'iifi'.,.- jfi ....^y_' r • / i i—.- ^A-'i ^ , _ ®... •! i e> i:: I i Rl i 1 • i '/I , il • /• j£i^MnEvi^!'^]liTi^\. fr^^'R^rTul^^^^^iX'rLr4^ •"- r '— : r—r _. _ _._ _ __ _ _ ,_ .SCHOULL GEfiitZ PAUL £. ALLAHD l.>JCOfilJOf:ATL:D PLANNING AND AHCHITCC KUHU" MtMLiliiiS AIA 'i-ll .JA~S STHl5t;T SAN Dl'd'GO CALi.-OHNlA Oliio'j P.O.BOX 3JJ2CJ TELEPHONli VI4 ;!!>/ Out.'/' ' • NjV 120.05 500 SPECI-FiC PLAN ,,.146(6) COMPILED BY THE CITY OF CARLSBAD PLANNING DEPT FROM DATA OBTAINED IN SAN DIEGO COUNTY ASSESSOR MAPS: BOOK 167 PAGE O3O PARCELS 32,35 a 44 . CITY OF CARLSBAD PARCEL MAP-230 RECORDED AS iSAN DIEGO COUNTY PARCEL MAP NO 4838 AND DRAWING BY APPLICANT ( 6-22-76) SCHOELL GERITZ PAULS ALLARD NO 7584 1=1 LE T-l4.77.GT3k BO.167-03 1*1400' CHANGES BLK OLOlNEWJYRJCUT S &(>f 2+ \Z3tcfJiB an 30 28 33 Jf 721 37 £J,30\70 31 ( 0.^75 32(33\7/ 34^i'7£ ?SP Si 39 1 7t 7(Z3 ffi&'iir) 1*6.7 303-4 •*^23 •^i3!? iSC-G 57:3 ///6 Ji(3 \K.4t!i£>'d?&7 J< \u,,s,.'.7^lsll •fS |5^xj^•'--7f ; . j SI* DIEGO COUNTY ASSESSOR'S MAP B< 167 ,PG 03 POR SEC 32 - TI1S-R4W - ROS 4509 PM18 4., 391,437 STATE'HWY MAP 60.61.67.68 MEMORANDUM July 23, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT RE: SP-146(B) CUP-122 The applicant on this date has requested that the above cases be continued to the meeting of August 11, 1976. The applicant will confirm the request by letter prior to the Planning Com- mission hearing on July 28, 1976, however, the Commission may wish to hear the above items anyway. AM:mdp