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HomeMy WebLinkAboutSP 146A; The Good Guys; Specific Plan (SP) (2)ft *City of Carlsbad Planning Department March 25, 1993 John Potter Hughes Investments Two Corporate Plaza, Suite 250 Newport Beach, CA 92660-7929 RE: ADMINISTRATIVE AMENDMENT TO SP 146(A) - THE GOOD GUYS! / The City has completed a review of the application for the demolition of an existing 14,000 square foot commercial building and the construction of a 16,000 square foot audio/video retail building located near the southeast comer of El Camino Real and Haymar Drive, within the Carlsbad Plaza North shopping center. It is the Planning Director's determination that based on the attached conditions, the project is consistent with the provisions of Specific Plan 146 (A) and all other applicable City Ordinances and Policies. Further, the project has been found to be categorically exempt from environmental review according to Section 15302(b) of the State California Environmental Quality Act Guidelines and a Notice of Exemption will be filed. This letter, including the listed findings and conditions, constitutes approval of the administrative amendment to Specific Plan 146(A). Findings: 1. The project is consistent with the City's General Plan Land Use Element, and with all other elements of the City's General Plan. 2. Adequate public facilities necessary to serve this project have been provided as required by the City Engineer in conjunction with the approval of the previous discretionary approvals for the shopping center. 3. The project is consistent with the design criteria and development standards of all applicable specific plans. 4. The project was noticed to all property owners within a 600 foot radius, as shown in the latest equalized assessment roll, and to all tenants within the Carlsbad Plaza North shopping center and no objections were filed. Conditions: 1. Approval is granted for the administrative amendment to SP 146 (A), as shown on Exhibits "A" - "C", dated March 25, 1993, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions. 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 i ADMINISTRATIVE AMENDMENT TO SP 146(A) MARCH 25, 1993 PAGE 2 Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit 2. issuance. 3. This approval shall become null and void if building permits are not issued for this project within one year from the date of project approval. 4. This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the water district serving the development determines that adequate water and service is available at the time of application for water service and sewer permits and will continue to be available until time of occupancy. 5. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the Planning Director. 6. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building. 7. No outdoor storage of material shall occur onsite unless required by the Fire Chief. In such instance a storage plan will be submitted for approval by the Fire Chief and the Planning Director. 8. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. 9. Landscaping shall be designed to minimize water use. Lawn and other zone 1 plants (see Landscape Manual) shall be limited to areas of special visual importance or high use. Mulches shall be used and irrigation equipment and design shall promote water conservation. 10. Planter width shall be a minimum of four (4) feet, not including curb, footings and/or other paving, and parking overhang. 11. The minimum shrub size shall be 5 gallons. 12. Mature trees which are removed shall be replaced one to one with minimum 36" box specimen. Each case shall be reviewed and approved by the Planning Director prior to issuance of any demolition or building permits. 13. Screening landscaping in the form of tall shrubbery or trees shall be planted along the northern border of the project to screen the car stereo installation and loading areas, to the satisfaction of the Planning Director. 14. Any signs proposed for this development shall at a minimum be designed in conformance with the City's Sign Ordinance and shall require review and approval of the Planning Director prior to installation of such signs. ADMINISTRATIVE AMENDMENT TO SP 146(A) MARCH 25, 1993 PAGE 3 15. Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color. 16. Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department. 17. Plans and/or specifications for fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction. 18. Buildings having an aggregate floor area exceeding 10,000 square feet shall be protected by an automatic sprinkler system. If you have any further questions, please call Mike Grim in the Planning Department at (619) 438- 1161, extension 4499. Sincerely, MICHAEL J. H Planning Director MJH:MG:vd Attachment c: Gary Wayne Bob Wojcik Mike Shirey Roman Starno, The Good Guys! Dan MacDonald, Daniel MacDonald AIA Architects Daniel MacdonaldAlA Architects 23 February 1993 Mr, Michael W, Grim, Assistant Planner City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Subject; The Good Guys!I Carlsbad Dear Mr. Grim, Enclosed for your review are two prints of the revised site plan in regard to the proposed Good Guys store in Carlsbad. As you have requested, we have made the following changes, additions or clarifications: 1. The loading area has been revised by delineating the ramp and by relocating the truck parking space parallel with Haymar Drive. 2. A trash enclosure adjoining the new ramp has been added. The walls of the ramp and trash enclosure will be similar to the proposed walls of the new building. The elevations currently show the ramp walls (see especially the west elevation) but will now be slightly revised to comply with the new plan. 3. Easements relative to our portion of the shopping center is shown. 4. Proposed drainage has been added. 5. The new parking area ancillary to Car Stereo Installation has been dimensioned. Please note that all existing parking adjacent to the new building will remain, without change. We understand that Engineering has now seen the project and made their comments and that the above should satisfy those concerns. The next step would be to apply for building permit. As you mentioned the Planning Department intends to review the Good Guys project this Thursday, and that we may have their comments, if any, later that day. We are hopeful that any concerns they might have could be satisfied through the building permit plan check in order to hasten the development process. As you know our time schedule is quite short and any help the City could provide in this respect would be greatly appreciated. 1040 B Street • Su.ite 214 • San Rafael, CA 94901 • (415) 459 6150 • Fax (415) 459 6770 Page 2 ^^ The Good Guys! / Carlsbad Thank you very much for your help in expediting this project. If you have further questions or comments, please do not hesitate to call me. Sincerely, Daniel Macdonald, AIA Principal encl. cc: Roman Starno, The Good Guys John Potter, Hughes Investments Daniel Macdonald AIA Architects 19 March 1993 Mr, Michael W. Grim, Assistant Planner City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Subject: The Good Guys!/Carlsbad Revised Site Plan Dear Mr. Grim, Enclosed for your approval are two prints of the revised site plan in regard to the proposed Good Guys store in Carlsbad. We have made the changes requested in the February 26 letter of Mr. Gary Wayne and as we recently discussed on the telephone. Please note the following changes to the site plan: 1. Tree locations have been shown. The intent is to maintain the existing trees or relocate them where possible. Trees which must be removed will be replaced with similar 24" box trees. 2. The parking area adjacent to Car Stereo Installation has been slightly redimensioned due to new survey information. The 5' planting strip however will remain the same. 3. The truck loading area has been reworked in response to the City's desires and new survey information as well. Note that the 42' truck turning radius has been incorporated per City Engineering requirements. Also to accommodate this radius the loading ramp and trash enclosure were relocated to the north side of the building. We have also shown the proposed location for the new electrical transformer as coordinated with the utility company. To conform to this new layout we revised the dimensions and configuration of the truck area by reducing the width of the drive to. 12' and the planting strip to 4'. We trust these changes are acceptable to you and that this submittal will provide the remainder of the information you require for the full administrative approval. Please call me with any questions you have, and keep me abreast of the approval process. Thank you once again for your help. MAR 2 2 1993 1040 B Street • Suite 214 • San Rafael, CA 94901 • (.415) 459 6150 -Fax Page2 The Good Guys!/Carlsbad Sincerely, Daniel Macdqnald, AIA Principal end. cc: Roman Starno, The Good Guys John Potter, Hughes Investments Daniel Macdonald AlA Architects 16 March 1993 Mr. Michael W, Grim, Assistant Planner City of Carlsbad Planning Department 2075 Las Palmas Drive Carlsbad, CA 92009-1576 Subject: The Good Guys!/ Carlsbad Exterior Elevations / Signage Dear Mr. Grim, Enclosed for your approval are two prints of the revised exterior elevations in regard to the proposed Good Guys store in Carlsbad. I have reviewed the comments regarding signage in Mr. Gary Wayne's letter of February 26 and, as you know, have spoken with you. Please note that in order to comply with the City's prohibition of "roof signs", the mission tile roof on the upper portion of the building has been increased in height by three feet. The top of all signs now align with this new roof height. Secondly, we request that you approve the sign on the west elevation for the following reasons: 1. A large "box-like" building would be allow a sign of this size, however we have designed a more complex, and hopefully pleasing building which breaks down the mass into smaller increments. , 2. The size of the proposed signage on the west elevation is based on the full frontage of that elevation, not the small portion of the building at the extreme west of the project. When calculated in this way, we feel the signage complies with the sign criteria. Thank you for your help. We look forward to your decision in regard to the signs, and please call me if you have further questions or comments. Sincerely, Daniel Macdonald, AlA Principal MAR 1 ? 1§93 encl. cc: Roman Starno, The Good Guys John Potter, Hughes Investments • 1040 B Street -Suite 214 • San Rafael, CA 94901 • (415) 459 6150 • Fax' (415) 459 6770 I City of Carlsbad Planning Department March 9, 1993 Daniel Macdonald, AIA Daniel Macdonald AIA Architects 1040 B Street, Suite 214 San Rafael, CA 94901 SUBJECT: THE GOOD GUYS! - CAR STEREO INSTALLATION USE APN: 167-030-50 As stated in our correspondence dated February 26, 1993 (copy enclosed) a preliminary review of your project was conducted on February 18 and 25, 1993. Listed in the above referenced correspondence were the issues raised by staff. One of the items that was not addressed in the previous correspondence was the issue of a car stereo installation use. Since this use is ancillary to and supportive of the main retail use, it is an allowed use for the site. While the use is allowed, the project will be conditioned to prohibit the outdoor storage of materials, unless approved by the Planning Director and Fire Marshal. Any additional features necessary to screen the car stereo installation area from public views should be incorporated into design of the site. Please feel free to contact me, at (619) 438-1161, extension 4499, if you have any questions. Sincerely, MICHAEL GI Assistant Planner Attachment Gary Wayne Bob Wojcik Mike Shirey File Copy Roman Starno, The Good Guys! John Potter, Hughes Investments MG:lh 16703050.MG2 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 I City of Carlsbad Planning Department February 26, 1993 Daniel Macdonald, AIA Daniel Macdonald AIA Architects 1040 B Street, Suite 214 San Rafael, CA 94901 SUBJECT: THE GOOD GUYS! APN: 167-030-50 Preliminary review of your project was conducted on February 18 and 25, 1993. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. 1. The project site is zoned G-2 (General Commercial), with a General Plan designation of C (Community Commercial), and is subject to the provisions of Specific Plans 141 and 146, as amended. The proposed audio/video retail store is an allowed use at this location. 2. The proposed demolition and reconstruction would require an administrative amendment to the Specific Plan. This can be accomplished prior to or concurrent with building permit applications, but will require a public notice to all property owners and tenants within a 600 foot radius. A letter of intent describing the proposed project (including the additional square footage and additional parking) and requesting an administrative amendment is needed. 3. The new retail building would contain an additional 1,250 square feet in floor area, therefore requiring 7 additional parking spaces (1,250 sq. ft. @ 1 sp./200 sq. ft.). Since these parking spaces are being added near the car stereo installation area, no additional parking is required. 4. The architectural style of the building is acceptable to staff. The colors and materials should match as closely as possible the existing tile and stucco of the remainder of the center. 5. The following comments pertain to the proposed signage for the building. a. The City of Carlsbad generally prohibits roof signs. To not be classified as a roof sign, a sign must be located below the dominant roof ridge of the building. The submitted elevations show all three "the good guys!" signs protruding above the tile roof ridge line. Please revise the signage and/or architecture accordingly. 2075 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619) 438-1161 THE GOOD GUYS!, APN: 167-030-05 FEBRUARY 26, 1993 PAGE 2 b. The sign program for the Carlsbad Plaza North states that tenants with over 80 feet of frontage are allowed individual letter sizes up to 48 inches high. The proposed letters meet this requirement. The sign program also restricts wall signage area to 1.5 square feet for every foot of building frontage. The proposed wall sign facing westward measures approximately 75 square feet, however the building frontage measures 40 feet. (40 ft. X 1.5 sq. ft./ft. = 60 sq. ft.). Please reduce the size of this sign to 60 sq. ft. maximum. 6. The increase in landscaping area is an asset. Since the loading area is located in close proximity to Haymar Road, additional shrubbery should be added in the intervening landscaping strip. This landscape strip should be wide enough to accommodate all existing trees along Haymar Drive. Trees on the east side of the building should also be preserved and additional trees should be planted along the southern elevation, in front of the new building. 7. Some minor adjustments are needed in the site design, with regard to the loading area. Trash trucks require a 42 foot radius turning motion therefore the trash enclosure should be relocated to the north side of the building and the proposed curb line adjusted accordingly. This minor redesign should not require any modifications to the building. The final design plans should include the truck turning motions detailed in this area to assure adequate circulation. 8. The final design plans also need to show all drainage patterns (minimum 1% fall) and all proposed landscaping. Attached is a red-lined site plan with staff comments. Please include this site plan with any subsequent submittals. Feel free to contact your staff planner, Mike Grim, at (619) 438-1161, extension 4499, if you have any questions. Sin /AYNE Assistant Planning Director Attachment c: Bob Wojcik Mike Shirey File Copy Roman Starno, The Good Guys! John Potter, Hughes Investments GEW:MG:lhl 167-030-50.MG HUGHES INVESTMENTS DEVELOPMENT & ACQUISITION OF COMMERCIAL PROPERTIES JOHN B. POTTER HAND DELIVERED March 4, 1993 Mr. Michael Holzmiller Planning Director CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, California 92009 RE: Administrative Amendment to Specific Plan (SP-146A) The Good Guys CARLSBAD PLAZA Carlsbad, California Dear Michael: Per Gary Wayne's letter of February 26, 1993 and at the direction of Mike Grim, the purpose of the enclosed is to request an Administrative Amendment to the above referenced Specific Plan. As I am sure you know by now, the Security Pacific Bank building in Carlsbad Plaza that became part of Bank of America when their merger was completed last year has been closed by Bank of America in favor of their other location in Carlsbad Plaza. One of the top priorities at Bank of America is the disposition of these excess properties that came about as a result of this merger. Bank of America is very close to signing a lease with a another financial institution to take over their existing premises. In the interim, we were contacted by The Good Guys who expressed an interest in locating in Carlsbad Plaza. The Good Guys is a publicly traded company specializing in the sale of audio and video equipment with a merchandising mix geared to the higher end market. Their typical prototype store is 16,000 square feet and generates in the range of $800 - $900 per square foot in taxable sales. At the end of their financial year, September 30, 1992, they had a net worth in excess of $91,000,000. With this type of sales volume and financial strength, it would clearly be a TWO CORPORATE PLAZA • SUITE 25O • NEWPORT BEACH, CA 92660-7929 Mr. Michael Holzmiller March 3, 1993 Page Two positive for the City of Carlsbad as well as for Carlsbad Plaza to have the Good Guys as part of our shopping center. In addition to the attractive sale tax revenue/ the Good Guys would serve as a third anchor tenant and would provide a catalyst for solving some of the vacancies problems we are having in Carlsbad Plaza (which today exceeds 20,000 square feet) for the first time since the center was built. We currently have an executed letter of intent with the Good Guys and are working expeditiously on having an executed lease in a very short time. As I have explained to Mike Grim, time is of the essence for this deal because we have been able to stall Bank of America from executing a lease for their old branch location which would still leave them with the underlying contingent liability for the Security Pacific Bank lease for ten more years. The deal with Good Guys would result in a termination of the lease which would absolve Bank of America of any further liability which is clearly their preference and the reason we have stalled their negotiations with the financial institution. The plan that has been submitted for staff's review involves the demolition of the existing Security Pacific Bank building as well as the adjacent shop building, Building 3. In its place, The Good Guys would construct a new 16,000 square foot building. The site plan and proposed building elevations have been reviewed by both Planning and Engineering staff and are the subject of Gary Wayne's February 26 letter. The construction of the new Good Guys' building would add an additional 1050 square feet of floor area over and above the existing buildings which includes the 450 square expansion area to the Security Pacific Bank building which was approved in the original specific plan, but never constructed. Therefore the new construction would breakdown as follows: (1) The Good Guys 16,000 square feet (2) Existing shop Building <6,250> square feet (3) The existing Security <8,250> square feet Bank Building (4) Future building area <450> square feet for the Security Pacific Bank building. (5) Net building area increase 1,050 square feet Mr. Michael Holzmiller March 3, 1993 Page Three This differs slightly with Gary's calculation per Paragraph 3 of his letter, but under any scenario with the additional 7 parking spaces being provided by the Good Guys this would satisfy the City's requirement of one parking space per 200 square feet. I have not enclosed any drawings as they are currently on file with staff. Per Paragraph 2 of Gary's letter, we also understand that the City is requiring a public notice to all property owners within a 600 foot radius. As such, enclosed please find an ownership list, radius map and three sets of mailing labels as prepared by First American Title Insurance in San Diego for your use in mailing the public notice. We would very much appreciate staff's help in getting this out in the mail as expeditiously as possible because we are working against holding off Bank of America from executing the other lease. We can not terminate the lease with Bank of America until all of the contingencies are waived by the Good Guys which specifically includes the approval of this Administrative Specific Plan Amendment. I appreciate your understanding of our sense of urgency. I think the net benefit of having the Good Guys as part of Carlsbad Plaza is clearly a benefit to all of us. In addition, I know that the Good Guys is working with Mike Grim to address the comments set forth in Gary's letter. Please let me know if I can be of any assistance in helping to expedite things. Best regards, HUGHES B. Potters JBP/nyc cc: Bill Hughes Roman Starno, The Good Guys I Greg Steele, The Good Guys! I City of Carlsbad Planning Department February 26, 1993 Daniel Macdonald, AIA Daniel Macdonald AIA Architects 1040 B Street, Suite 214 San Rafael, CA 94901 SUBJECT: THE GOOD GUYS! APN: 167-030-50 Preliminary review of your project was conducted on February 18 and 25, 1993. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. 1. The project site is zoned C-2 (General Commercial), with a General Plan designation of C (Community Commercial), and is subject to the provisions of Specific Plans 141 and 146, as amended. The proposed audio/video retail store is an allowed use at this location. 2. The proposed demolition and reconstruction would require an administrative amendment to the Specific Plan. This can be accomplished prior to or concurrent with building permit applications, but will require a public notice to all property owners and tenants within a 600 foot radius. A letter of intent describing the proposed project (including the additional square footage and additional parking) and requesting an administrative amendment is needed. 3. The new retail building would contain an additional 1,250 square feet in floor area, therefore requiring 7 additional parking spaces (1,250 sq. ft. @ 1 sp./200 sq. ft.). Since these parking spaces are being added near the car stereo installation area, no additional parking is required. 4. The architectural style of the building is acceptable to staff. The colors and materials should match as closely as possible the existing tile and stucco of the remainder of the center. 5. The following comments pertain to the proposed signage for the building. a. The City of Carlsbad generally prohibits roof signs. To not be classified as a roof sign, a sign must be located below the dominant roof ridge of the building. The submitted elevations show all three "the good guys!" signs protruding above the tile roof ridge line. Please revise the signage and/or architecture accordingly. 2O75 Las Palmas Drive •Carlsbad, California 92OO9-1 576 • (619) 438-1161 THE GOOD GUYS!, APN: 167-030-05 FEBRUARY 26, 1993 PAGE 2 b. The sign program for the Carlsbad Plaza North states that tenants with over 80 feet of frontage are allowed individual letter sizes up to 48 inches high. The proposed letters meet this requirement. The sign program also restricts wall signage area to 1.5 square feet for every foot of building frontage. The proposed wall sign facing westward measures approximately 75 square feet, however the building frontage measures 40 feet. (40 ft. X 1.5 sq. ft./ft. = 60 sq. ft.). Please reduce the size of this sign to 60 sq. ft. maximum. 6. The increase in landscaping area is an asset. Since the loading area is located in close proximity to Haymar Road, additional shrubbery should be added in the intervening landscaping strip. This landscape strip should be wide enough to accommodate all existing trees along Haymar Drive. Trees on the east side of the building should also be preserved and additional trees should be planted along the southern elevation, in front of the new building. 7. Some minor adjustments are needed in the site design, with regard to the loading area. Trash trucks require a 42 foot radius turning motion therefore the trash enclosure should be relocated to the north side of the building and the proposed curb line adjusted accordingly. This minor redesign should not require any modifications to the building. The final design plans should include the truck turning motions detailed in this area to assure adequate circulation. 8. The final design plans also need to show all drainage patterns (minimum 1% fall) and all proposed landscaping. Attached is a red-lined site plan with staff comments. Please include this site plan with any subsequent submittals. Feel free to contact your staff planner, Mike Grim, at (619) 438-1161, extension 4499, if you have any questions. Sin /AYNE Assistant Planning Director Attachment c: Bob Wojcik • Mike Shirey File Copy Roman Starno, The Good Guys! John Potter, Hughes Investments GEW:MG:Ihl 167-030-50.MG