HomeMy WebLinkAboutSDP 90-05G; Palomar Place Retail Center; Site Development Plan (SDP)The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: November 7, 2012
ItemNo. 8
Application complete date: September 28, 2012
Project Planner: Shannon Wemeke
Project Engineer: Frank Jimeno
SUBJECT: SDP 90-0S(G)!CUP 12-08/CDP 12-14 -PALOMAR PLACE RETAIL
CENTER -Request for approval of a Site Development Plan Amendment and a
recommendation of approval for a Conditional Use Pennit and Coastal
Development Pennit to allow for a 2,816 square foot expansion to an existing
5,263 square foot commercial building f01merly occupied by Pat & Oscar's and
the constmction of a 7,621 square foot freestanding commercial building on a
1.75-acre parcel located on the southwest comer of Palomar Allport Road and
Annada Drive, within the Mello II Segment of the Local Coastal Program and
Local Facilities Management Zone 5.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6921
APPROVING Site Development Plan Amendment SDP 90-05(G) and ADOPT Planning
Commission Resolutions No. 6922 and 6923 RECOMMENDING APPROVAL of Conditional
Use Pennit CUP 12-08 and Coastal Development Pe1mit CDP 12-14, based on the findings and
subject to the conditions contained therein.
II. INTRODUCTION
The applicant proposes a 2,816 square foot expansion to an ex1stmg 5,263 square foot
commercial building f01merly occupied by Pat & Oscar's and the constmction of a 7,621 square
foot freestanding commercial building on a 1.75-acre parcel located within the Costco shopping
center in the General Commercial and Qualified Development Overlay Zone (C-2-Q) as well as
the CommerciaVVisitor-Serving Overlay Zone (CVSOZ). Because a Site Development Plan
(SDP) and a number of subsequent amendments were approved in conjunction with the
development of the Costco shopping center and the subject parcel, an additional amendment to
the SDP is required. The SDP amendment requires approval by the Planning Commission. In
addition, as the property is located within the CVSOZ, a Conditional Use Pennit (CUP) is
required for the proposed restaurant and retail uses. Finally, the project 's location within the
Mello II Segment of the Local Coastal Program requires the processing and approval of a
Coastal Development Pe1mit (CDP). Both the CUP and CDP require approval by the City
Council. Findings required to approve the Site Development Plan Amendment, Conditional Use
Pe1mit and Coastal Development Pe1mit can be made and the project is consistent with the
General Plan, relevant Local Coastal Program (LCP) policies, as well as the applicable zoning
regulations of the Carlsbad Mlmicipal Code. The staff recommendation for approval with
conditions is supported by the following analysis.
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
PAGE 2
III. PROJECT DESCRIPTION AND BACKGROUND
The subject parcel is located within the northeast portion of the Costco shopping center at the
southwest corner of Palomar Airport Road and Armada Drive. The site is bounded on the north
by a 50-foot-wide section of the Costco property which abuts Palomar Airport Road, on the south by the Costco gas station, on the east by the entrance driveway for the shopping center and open space beyond, and on the west by the Costco building and associated parking lot. The
subject property has a General Plan Land Use designation of Regional Commercial (R) and a
zoning designation of General Commercial (C-2). In addition, the project site is also located
within the Qualified Development and Commercial/Visitor-Serving Overlay zones. On May 7, 1991, the City Council approved several discretionary permits, including a Site
Development Plan, for the development of the Costco center (SDP 90-05). At the time that SDP
90-05 was approved for the center, it was envisioned that the subject 1.75-acre site located at the
northeast corner of the shopping center would be developed with a 5,000 square foot retail building. A number of amendments to the SDP for the Costco center (i.e., SDP 90-05(A) through SDP 90-05(F)) have been approved since 1991, including an amendment for the
construction of the gas station. In June, 2000, the Planning Commission approved SDP 90-05(F)
for the construction of the Pat & Oscar’s restaurant as well as outdoor dining at the site. The
restaurant building is currently vacant and has been unoccupied for approximately one year. The proposed Site Development Plan Amendment (SDP 90-05(G)), Conditional Use Permit
(CUP 12-08) and Coastal Development Permit (CDP 12-14) will allow for a 2,816 square foot
expansion to the existing 5,263 square foot building formerly occupied by Pat & Oscar’s. In
addition, a new 7,621 square foot, single-story commercial building is proposed to be constructed adjacent to and west of the existing building and parallel to Palomar Airport Road. Combined, these two buildings will encompass the Palomar Place retail center. Approximately
six to nine tenants are anticipated to occupy various suites proposed within the center. Potential
uses include up to two restaurants, a deli or a coffee shop, retail uses and/or a financial
institution. In addition, up to three different outdoor dining areas, each approximately 400 square feet in size, are proposed to accommodate the restaurant, deli or coffee shop uses. Since the tenants are unknown at this time, the approximate area and location are shown on the floor
and site plans. A separate administrative permit will be required for the outdoor dining areas
subsequent to the discretionary actions.
As discussed above, the former Pat & Oscars restaurant is vacant and the site is currently fenced off from the Costco shopping center. The site is topographically level; however, the existing
building has a pad elevation which is approximately 12 feet lower than the elevation of Palomar
Airport Road. The existing single-story building has a height which ranges from 24.5 feet for the
main structure up to 35 feet for the four accent towers located on each elevation of the building.
In order to achieve the proposed contemporary architectural design which will provide retail tenants with a standard storefront with increased visibility, a major facade remodel is proposed to
the vacant building. The height of the main shell of the building will remain at 25 feet. The
existing architectural tower located on the south elevation will be removed to accommodate the
2,816 square foot addition. The remaining three towers will be retained and are proposed to be
reduced in height from 35 to 32 feet.
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
PAGE 3
A second commercial retail building is proposed to be constructed along the northern property line of the subject lot, approximately 55 feet from Palomar Airport Road. The 7,621 square foot,
single-story building is proposed to be 25 feet tall with architectural projections ranging from 32
feet to 39 feet. The tallest projection, at 39 feet in height, is an architectural tower located at the
northeast corner of the building. Due to the 12-foot difference in elevation between the building pad and Palomar Airport Road, the lower half of the building will not be readily visible along Palomar Airport Road.
In order to create a commercial center which is conducive for a variety of retail tenants, the
applicant is proposing a contemporary architectural style. Design elements such as towers, linear building forms, flat roofs with parapets at varying heights, a trellis, sustainably-landscaped planters and a courtyard central to the anticipated restaurants are proposed. The design of the
center is further enhanced by a palette of high quality materials and finishes. The stucco features
a “Santa Barbara” smooth finish with an earth tone color scheme in both a light cream and
contrasting dark colors which are characteristic to local traditional southwestern design. The tower element features travertine stone and frosted glazing. Sustainable wood is utilized as a unifying element throughout the project. Enhanced paving in the drive aisle and native
vegetation in large bio-swales provides a natural/native well landscaped exterior with palm tree
accents.
To accommodate the new building, the existing parking lot will be slightly reconfigured, but will retain the same general circulation pattern. Overall, the number of existing parking stalls will be
reduced from 89 to 80 parking spaces. In addition, pursuant to the CC&R’s agreement recorded
in 1995 between the subject parcel and the Costco parcel, a total of 16 parking spaces will be
provided by Costco offsite. Therefore, a total of 96 parking spaces will be provided for the proposed project. Access to the lot will continue to be provided by one of three driveways that tie in with the Costco parcel.
As part of the Conditional Use Permit and as required pursuant to CMC Chapter 21.208
(Commercial/Visitor-Serving Overlay Zone), the comprehensive sign program for Costco is proposed to be amended (PS 99-46(A)) to include the Palomar Place wall signage and expand the existing Costco monument sign on the southwest corner of Palomar Airport Road and
Armada Drive to add reference to the Palomar Place tenants. Please see Table 2 of this report as
well as Exhibits “AA” – “QQ” for additional information.
IV. ANALYSIS
The project is subject to the following plans, ordinances, and standards:
A. Regional Commercial (R) General Plan Land Use designation;
B. General Commercial (C-2) and Commercial/Visitor-Serving Overlay Zone (CMC Chapters 21.28 and 21.208 of the Zoning Ordinance);
C. Site Development Plan, Qualified Development Overlay Zone (CMC Chapter 21.06 of
the Zoning Ordinance);
D. Conditional Use Permits and Commercial/Visitor-Serving Overlay Zone (CMC Chapters
21.42 and 21.208 of the Zoning Ordinance);
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
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PAGE 4
E. Mello II Segment of the Local Coastal Program, Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone (CMC Chapters 21.201 and 21.203 of the
Zoning Ordinance);
F. McClellan Palomar Airport Land Use Compatibility Plan (ALUCP); and
G. Growth Management Ordinance (CMC Chapter 21.90) and Zone 5 Local Facilities Management Plan.
Staff’s recommendation of approval for the SDP Amendment, CUP, and CDP was developed by
analyzing the project’s consistency with the applicable City regulations and policies listed above.
The following analysis discusses compliance with each of these regulations/policies utilizing both text and tables.
A. Regional Commercial (R) General Plan Land Use Designation
The General Plan Land Use designation for the project site is Regional Commercial (R). The proposed commercial retail center is consistent with the applicable policies and programs of the General Plan as demonstrated in Table 1 below.
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Land Use Site is designated as Regional
Commercial (R)
The proposed project
provides a regional
shopping center (i.e., Costco) and provides a range of specialty retail
uses and restaurants
which are compatible
with Regional Commercial (R) General Plan Land Use
designation.
Yes
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
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TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Circulation Require new development to provide safe, adequate, and
attractively-landscaped parking
areas.
The modifications proposed to the parking
lot are consistent with the
Land Development
Engineering division and
Fire Department circulation standards as
well as the Landscape
Manual. In addition, the
ingress and egress
driveways are appropriately aligned with the existing
circulation pattern of the
Costco center and
enhanced paving is proposed in the parking lot front of the buildings.
Yes
Public Safety Design all structures in accordance with the seismic
design standards of the UBC and
State building requirements.
Provision of emergency water systems and all-weather access
roads.
All buildings will meet UBC and State seismic
requirements.
All necessary water mains, fire hydrants, fire
sprinklers, and
appurtenances are
existing or must be
installed prior to occupancy. In addition,
the existing paved access
driveways will be
maintained throughout
construction.
Yes
Open Space
& Conservation
Utilize Best Management
Practices for control of stormwater and to protect water quality.
The project will conform
to all National Pollution Discharge Elimination Standards (NPDES) and
has been designed to
include Low Impact
Design (LID) elements.
Yes
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
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TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Noise Non-Residential exterior noise standard of 65 CNEL and
interior noise standard of 55
CNEL.
Utilize noise standards contained
in the Airport Land Use
Compatibility Plan (ALUCP) for
McClellan Palomar Airport.
As the buildings are located 12 feet below the
elevation of Palomar
Airport Road, the project
site is not impacted by
traffic noise and the proposed use does not
cause any significant
noise impacts to the
adjacent commercial
uses. In addition, as the outdoor dining area is not a required component of
the project, compliance
with the exterior noise
thresholds is not required. The project is located
within the 60-65 dB
CNEL noise contour of
the ALUCP. Pursuant to Table III-1 of the ALUCP, the proposed
retail and restaurant uses
are considered compatible
land uses within this noise range.
Yes
B. General Commercial (C-2) and Commercial/Visitor-Serving Overlay Zone (CVSOZ)
The project site is located in the General Commercial (C-2) and the Commercial/Visitor-Serving
Overlay (CVSOZ) Zone. The project, a new retail center with a variety of retail and restaurant
uses, is considered a commercial use and is required to comply with the Commercial/Visitor-Serving Overlay Zone. The Commercial/Visitor-Serving Overlay Zone contains design and
development standards for projects within the overlay and supersedes some of the standards of
the underlying C-2 zone. The project complies with all requirements in the C-2 and
Commercial/Visitor-Serving Zones as demonstrated in Table 2 below.
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
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TABLE 2 C-2-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE
STANDARD- REQUIRED PROPOSED
Permitted use (CVSOZ) Commercial/visitor-serving
uses, including retail, restaurants with or without
outdoor dining, delis,
hotel/motels, and gas stations.
Retail stores, coffee shop or deli
and restaurants with outdoor dining.
Building Height (C-2 Zone) Maximum 35 feet with
allowed height protrusions up
to 45 feet.
22 to 32 feet with permissible
architectural projections up to 39
feet.
Building Setbacks (CVSOZ)
Front: 50 foot setback from
Palomar Airport Road (PAR)
Side and Rear: 10 foot setback
Minimum 55 feet from PAR.
Minimum 10 feet for retail buildings; trash enclosure
located within setback.
Due to the unique location of the
subject lot within the Costco
parking lot and at an elevation 12 feet below PAR, the location
of the trash enclosure in the
northwest corner property
setback has been determined to
be acceptable as part of the Conditional Use Permit;
however, a minimum setback of
50 feet from Palomar Airport
Road is maintained.
Parking (CVSOZ)
Shopping Center Retail: 1
space per 200 square feet of
gross floor area Restaurant: 1 space per 100
square feet of gross floor area
up to 2,000 square feet
Retail:
12,200 SF ÷ 200 = 61 spaces
Restaurant:
A: 2,000 SF ÷ 100 = 20 spaces
B: 1,500 SF ÷ 100 = 15 spaces
Total required: 96 spaces
96 spaces
(80 on-site and 16 on the Costco
site pursuant to recorded agreement)
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
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TABLE 2 C-2-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE CONTINUED
STANDARD- REQUIRED PROPOSED
Alternative Architectural Style, Building Materials/Colors (CVSOZ)
High-quality materials such as brick, stone, marble or
wood
Primary colors cannot
dominate the building
Use of colors should be
balanced and in context of
the architectural style
The alternative contemporary architectural style includes a
mixture of high quality materials
including travertine stone,
frosted glazing for the
architectural tower and sustainable wood throughout the
buildings as well as earth tone-
colored stucco with a smooth
finish. The proposed earth tone
color scheme does not include the use of any primary colors.
Landscaping (CVSOZ)
Parking lot trees:
One tree per 6 parking spaces 15-gallon minimum, 50%
required to be 24-inch box
80 spaces on-site ÷ 6 = 14 trees
30 trees are proposed in the
parking lot which equates to one tree per 2.6 parking spaces.
24-inch box provided
Decorative Paving
(CVSOZ)
Decorative paving of at least
900 square feet covering, at a
minimum, the width of the driveway shall be provided at
the primary approach. The
decorative paving shall be
depicted on the landscape
plans and located adjacent to, but not on, city right-of-way
adjacent to the project
entrance.
Approximately 1,300 square feet
(50’ x 26’) of enhanced paving is
proposed in front of the primary entrance to the buildings. The
decorative pavement is depicted
on the landscape and site plan
and is not located within city
right-of-way.
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
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TABLE 2 C-2-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE CONTINUED
STANDARD- REQUIRED PROPOSED
Screening of Parking Areas and Trash Enclosure (CVSOZ)
All areas used for loading activities, receiving deliveries
and trash enclosure locations
shall be located onsite so as to
be screened from public points
of view. Landscaping may assist this objective but is
secondary to locating these
areas onsite and/or using solid
masonry walls, to minimize
visibility.
The trash enclosure is proposed to be located towards the rear of
the lot (i.e. northern property
line), at the base of the 12-foot
cut slope which separates the
project from Palomar Airport Road. In addition to the walls
around the enclosure, which will
be textured and painted to match
the project, a roof as well as
landscaping is proposed on all sides. In addition, the parking spaces facing the shared
driveway will include
landscaping which will screen
the undercarriages of the cars as viewed from the shared driveway with Costco.
Screening of Rooftop Equipment (CVSOZ)
Rooftop equipment and/or other structural features shall
be screened from public view.
Roof top mechanical equipment for the retail center will be
screened from public view
behind a parapet of
approximately 6-7 feet in height.
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
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TABLE 2 C-2-Q ZONE/COMMERCIAL/VISITOR-SERVING OVERLAY ZONE COMPLIANCE CONTINUED
STANDARD- REQUIRED PROPOSED
Signage (CVSOZ and CMC Chapter 21.41)
Wall Signs in Commercial Centers:
One (1) square foot of
signage per lineal foot of
building frontage = 150 square feet of wall signage for each building;
Each sign shall not exceed
75% of the width of the
lease space frontage;
Maximum of one wall sign
facing Palomar Airport
Road (i.e. north elevation)
for the existing building (former Pat & Oscar’s) and two wall signs facing
Palomar Airport Road and
spaced 150’ apart on the
new building;
24-inch letter height for tenant suites less than 3,000
square feet; 30 inches for
tenant suites above 3,000
square feet.
No signage permitted on
architectural tower.
Monument: 125 square feet between the
two existing Costco monument
signs, maximum height of 10
feet (two monument signs
permitted pursuant to CUP 98-12).
A comprehensive sign program (Exhibits “AA” –“QQ”) is
proposed which details the
layout and area of the signage.
The Costco monument sign at
the corner of Armada Drive and Palomar Airport Road is
proposed to be modified to add
signage for Palomar Place and
will not exceed 125 square feet
in area and 10 feet in height. The proposed wall signage does
not exceed the maximum 150
square footage allocation per
building. In addition, wall signage is not proposed on the architectural tower. The signage
does not exceed the maximum
permissible allocation and meets
each of the applicable requirements.
C. Site Development Plan, Qualified Development Overlay Zone (Chapter 21.06 of the Zoning Ordinance)
A Site Development Plan is required to be processed pursuant to Chapter 21.06, Qualified
Development Overlay Zone, of the Carlsbad Municipal Code. On May 7, 1991, the City Council approved a Site Development Plan for the development of the Costco center (SDP 90-05).
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
PAGE 11
The proposed Site Development Plan Amendment, SDP 90-05(G), represents the 7th amendment to the Site Development Plan for the Costco shopping center. The proposed project will allow
for a 2,816 square foot addition to the existing 5,263 square foot building formerly occupied by
Pat & Oscar’s. In addition, a new 7,621 square foot, single-story commercial building is
proposed to be constructed. As demonstrated in Planning Commission Resolution No. 6921, all of the required SDP Amendment findings can be made. In summary, the use is properly related to the surrounding land uses which include the Costco shopping center, is consistent with the
various elements of the General Plan, will not adversely impact traffic, and the site is adequate in
size to accommodate the proposed retail center.
D. Conditional Use Permit and Commercial/Visitor-Serving Overlay Zone (CMC Chapters 21.42 and 21.208 of the Zoning Ordinance)
Commercial projects located within the Commercial/Visitor-Serving Overlay Zone require the
approval of a Conditional Use Permit by the City Council. Pursuant to Planning Commission Resolution No. 6922, the findings for a Conditional Use Permit, along with the additional required findings for the Commercial/Visitor-Serving Overlay Zone can be made. In summary,
the requested commercial retail center is consistent with the General Plan and Zoning Ordinance,
is desirable for the community, is not detrimental to existing uses, the site is adequate in size in
shape to accommodate the use, and the street system can handle the traffic generated by the proposed use. In addition, the project has been designed to be consistent with the development standards of the Commercial/Visitor-Serving Overlay Zone in that it has been designed to
accommodate a high level of visitors and incorporates a high quality contemporary architectural
design with a mixture of materials and earth tone colors.
E. Mello II Segment of the Local Coastal Program, Coastal Development Permit Procedures and Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203 of the Zoning Ordinance)
The project site is located within the Mello II Segment of the Local Coastal Program (LCP). The site is also located within and subject to the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). Pursuant to Planning Commission Resolution No. 6922, the findings for a
Coastal Development Permit can be made. The project’s compliance with each of the above-
referenced programs and ordinances is summarized below.
1. Mello II Segment of the Local Coastal Program
The project site has an LCP Land Use designation of Regional Commercial (R). The project’s
consistency with the R Land Use designation is analyzed in Section A above.
The proposed project entails a request to develop a 15,700 square foot commercial retail shopping center. The site is topographically level and is currently developed with a vacant
restaurant and parking lot. The project would be consistent with the surrounding development
which consists of the Costco shopping center and an associated gas station.
The proposed retail center will not obstruct views of the coastline as seen from public lands or the public right-of-way nor otherwise damage the visual beauty of the coastal zone as the
building pad is located approximately 12 feet below the elevation of Palomar Airport Road;
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
PAGE 12
therefore, the coastline is not visible from the project site. No agricultural uses currently exist on the developed site, nor are there any sensitive resources located in the area of the proposed
addition. In addition, the proposed addition is not located in an area of known geologic
instability or flood hazards. Since the site does not have frontage along the coastline, no public
opportunities for coastal shoreline access are available from the subject site. Furthermore, the commercially-designated site is not suited for water-oriented recreation activities.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm
Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program
(JURMP) to avoid increased urban run-off, pollutants and soil erosion. No development is
proposed in areas of steep slopes (coastal bluff) and no native vegetation will be removed. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction.
F. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The project site is located approximately 1.5 miles southwest of the McClellan-Palomar Airport and is subject to the policies and standards outlined in the McClellan-Palomar Airport Land Use
Compatibility Plan (ALUCP). Specifically, the project site is located within Review Area 1 of
the Airport Influence Area, which consists of locations where noise and/or safety concerns may
necessitate limitations on the types of allowable land uses. More specifically, the project site is located outside of the Safety Zones but is located within the Airport Overflight Notification Area. However, because the proposed use is nonresidential, an overflight notice is not required
to be recorded. In addition, pursuant to Exhibit III-1 of the ALUCP, the project is located within
the 60-65 dB CNEL noise contour. Pursuant to Table III-1 of the ALUCP, the proposed retail
and restaurant uses are considered compatible land uses within this noise range. Therefore, the proposed project is consistent with the ALUCP.
G. Growth Management Regulations
The proposed project is located within Local Facilities Management Zone 5 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 3 below.
TABLE 3 - GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 8.7 EDUs Yes
Parks $ 0.40/square foot Yes
Drainage 8.16 CFS, Basin D Yes
Circulation 1,056 ADT (does not exceed ADT for previous restaurant use) Yes
SDP 90-05(G)/CUP 12-08/CDP 12-14 – PALOMAR PLACE RETAIL CENTER
November 7, 2012
PAGE 13
TABLE 3 - GROWTH MANAGEMENT COMPLIANCE CONTINUED
STANDARD IMPACTS COMPLIANCE
Fire Station No. 4 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 8.7 EDUs Yes
Water 3,611 GPD Yes
V. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class
32 Categorical Exemption. The project is consistent with the General Plan as well as with the
Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is
surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to
traffic, noise, air quality, or water quality; and the site can be adequately served by all required
utilities and public services. The project is exempt from further environmental documentation
pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed
by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 6921 (SDP)
2. Planning Commission Resolution No. 6922 (CUP) 3. Planning Commission Resolution No. 6923 (CDP)
4. Location Map
5. Background Data Sheet 6. Local Facilities Impact Assessment Form
7. Disclosure Statement
8. Reduced Exhibits
9. Exhibits “A” – “I”, Project Plans, dated November 7, 2012 10. Exhibit “AA” – “QQ”, Comprehensive Sign Program, dated November 7, 2012
SITE MAP
• N
NOT TO SCALE
Palomar Place Retail Center
SOP 90-0S(G)/CUP 12-08/CDP 12-14
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: SDP 90-05(G)/CUP 12-08/CDP 12-14
CASE NAME: PALOMAR PLACE RETAIL CENTER
APPLICANT: MERI Palomar Place, LLC
REQUEST AND LOCATION: Request for approval of a Site Development Plan Amendment and a recommendation of approval of a Conditional Use Permit and Coastal Development Permit to allow for a 2,816 square foot expansion to an existing 5,263 square foot commercial building
formerly occupied by Pat & Oscar’s and the construction of a 7,621 square foot freestanding
commercial building on a 1.75-acre parcel located on the southwest corner of Palomar Airport
Road and Armada Drive, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 5.
LEGAL DESCRIPTION: Parcel 1 of Parcel Map 17542 in the City of Carlsbad, County of San
Diego, State of California, filed in the Office of the County Recorder of San Diego County, June
27, 1995. APN: 211-040-34-00 Acres: 1.75 Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: Regional Commercial (R)
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: General Commercial, Qualified Development Overlay, and Commercial/Visitor-
Serving Overlay Zone (C-2-Q, CVSOZ)
Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site C-2-Q,
CVSOZ R Vacant restaurant
North C-2-Q
CVSOZ
R 50-foot-wide section of
Costco property/Palomar
Airport Road
South C-2-Q, O-S R/OS Costco gas station and native
open space
East O-S OS Native open space
West C-2-Q R Costco
Revised 01/06
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: Mello II
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: R Proposed LCP Land Use Designation: N/A Existing LCP Zone: C-2-Q, CVSOZ Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 8.7 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, CEQA Section 15332, In-fill Development Projects
Negative Declaration,
Certified Environmental Impact Report, dated
Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Palomar Place Retail Center - SDP 90-05(G)/CUP 12-08/CDP 12-14
LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN: R
ZONING: C-2-Q, CVSOZ
DEVELOPER’S NAME: MERI Palomar Place, LLC
ADDRESS: 2081 Faraday Avenue, Carlsbad, CA 92008
PHONE NO.: 858-367-3160 ASSESSOR’S PARCEL NO.: 211-040-34-00
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 10,437 SQ. FT.
ESTIMATED COMPLETION DATE: 6/2013
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 8.7 EDU
D. Park: Demand in Acreage = 0.40
E. Drainage: Demand in CFS = 8.16
Identify Drainage Basin = D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 1,056
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 4
H. Open Space: Acreage Provided = N/A
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 8.7
Identify Sub Basin = D
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 3,611