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HomeMy WebLinkAboutSP 146B; Santa Anita Development Corp.; Specific Plan (SP)MEMORANDUM August 25, 1976 TO: PLANNING COMMISSION FROM: PLANNING DIRECTOR RE: SANTA ANITA DEVELOPMENT CORPORATION CASE NOS: SP-146(B) CUP-122 SP-146(A) Supp. The applicant by letter of August 20, 1976, attached, is request- ing withdrawal of the subject applications. The staff concurs with the applicant's request and would recommend the applications as submitted be withdrawn and the fees received not be refunded. DAA:mdp attachment SANTA ANITA DEVELOPMENT CORPORATION 363 San Miguel Drive Newport Beach, California August 20, 1976 Donald A. Agatep Director of Planning CITY OF CARLSBAD 1200 Elm Avenue 92008 Ref: SP-146(B) CUP-122 SP-146(A) Supp. Santa Anita Development Corporation hereby withdraws the above referenced applications for Conditional Use Permit, Specific Plan modification and Architectural Elevation, and Sign Approval All these applications were those made for the McDonald's Restaurant. William W. Hughes / Senior Vice President tt?6 CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT AUGUST 25, 1976 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT CASE NOS.: SP-146(B) CUP-122 SP-U6(A) SUPP APPLICANT: SANTA ANITA DEVELOPMENT CORPORATION REQUEST: The applicant's original request has been modified some- what following discussions of the proposal with Staff. The following recommendations have been made on both original and subsequent requests. REQUEST I: (a) Approval of a Conditional Use Permit for a McDonald's Drive-Thru Restaurant, subject to Specific Plan approval, as permitted by Section 21 .42.010(5P) of the Zone Code; (b) Approval of an amendment to an existing Specific Plan to incor- porate site plan modifications and a drive-thru restaurant. (c) Approval of Architectural Elevations for the McDonald's Drive- Thru Restaurant as required by Condition 26 of Council Ordinance 9419. RECOMMENDATION a. CONDITIONAL USE PERMIT - DRIVE-THRU RESTAURANT It is recommended that CUP-122, request for a drive-thru Restaurant, be DENIED because of the following findings: (1) The site for the intended use is inadequate in size to accomodate the use because: (a) The site proposed can provide only 14 parking spaces direct- ly adjacent the drive-thru restaurant, requiring the use of 20 parking spaces during peak hours located across a major traffic lane; (b) Exit movements from the drive-thru lane to the main shop- ping center exit will be too difficult to complete. . Exist Move- ments in the other direction will conflict with the proposed crosswalk. SP-146(B)/CUP-122/SP-146(A) SUPP August 25, 1976 Page Two (c) 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 en- trance. Furthermore, with three potential "offsite" parking lot lanes to use, most pedestrians will not cross at the painted crosswalk. (d) The drive-thru lane and rear of the proposed building face El Camino Real. Such an arrangement will force pedestrians from the Plaza and the movie theatres to cross the drive- thru lane to enter the building. The problem will be parti- cularly noticeable during weekends and the summer months when young people attempt to reach the restaurant from the movies or shopping trips. (2) The street system serving the proposed use is inadequate to pro- perly handle all traffic generated by the proposed use because: (a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and (b) The traffic generated by the proposed uses when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. (3) The requested use is not in harmony with the City's General Plan because: (a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guide- ) line of coordinating "the distribution, character and inten- sity 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 congestion generated by the amendment conflicts with the Land Use Element Utility and Public Service Development guideline 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. . ." SP-146(B)/CUP-122/SP-146(A) SUPP August 25, 1976 Page Three b. SPECIFIC PLAN AMENDMENT It is recommended that SP-146(B), as proposed by the applicant in Exhibit "A", dated June 22, 1976 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 drive-thru restau- rant would cause increased congestion in other areas of the shopping center's main parking lot; (b) The inadequate drive-thru lane proposed would negatively affect circulation throughout the shopping center; and (c) The proposed uncontrolled common driveways with the Standard Station would create additional congestion in an already highly congested area. (2) The street system serving the proposed center is inadequate to properly handle all traffic generated by the proposed center because: (a) Traffic generated by the proposed drive-thru restaurant will compound the traffic congestion now experienced on El Camino Real ; and (b) The traffic generated by the proposed use when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the futue, despite improvements to the street system in the area. (3) 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 guide- line of coordinating "the distribution, character and in- tensity of all land uses with the Land Use Element to pre- clude the increased level s of; traffic which would be gener- ated 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 generated by the amendment conflicts with the Land Use Element Utility and Public Service Development Guideline 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. . ." SP-146(B)/CUP-122/SP-146(A) SUPP August 25, 1976 Page Four c. ARCHITECTURAL ELEVATIONS It is recommended that the Architectural Elevations for the drive- thru restaurant as proposed in Exhibit "A", dated August 13, 1976, be DENIED, since it has been recommended that the Conditional Use Permit be denied. REQUEST II: (a) Approval of architectural elevations for a McDonald's restaurant as required by Condition 26 of Council Ordinance 9419; (b) Withdrawal of Case Number SP-146(B). CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT AUGUST 17, 1976 TO: DEVELOPMENTAL COORDINATING COMMITTEE FROM: PLANNING DEPARTMENT CASE NOS.: SP-146(B) CUP-122 APPLICANT: SANTA ANITA DEVELOPMENT CORPORATION REQUEST: (1) Approval of a Conditional Use Permit for a McDonald's Drive-thru Restaurant, subject to Specific Plan approval, as permitted by Section 21.42.010(5P) of the Zone Code. (2) Should the Drive-thru restaurant be denied, a clarification of ambiguity, as provided by Section 21.44.040 of the Zone Code, is requested to determine whether or not a McDonald's Restaurant without a Drive-thru requires a C.U.P. as a Take-out Restaurant, as permitted by Section 21.42.010(50) of the Zone Code. (3) Should the Planning Commission and the Council find that a C.U.P for a Take-out Restaurant is required, approval of such a C.U.P. is requested, subject to Specific Plan approval. (4) Approval is also requested for an amendment to an existing Speci- fic Plan to incorporate site plan modifications. (2)The per RECOMMENDATION 1. CONDITIONAL USE PERMIT - DRIVE-THRU RESTAURANT ans W1 I r not Cross air cue pa nrue-u- vrrusiwa i is . street system serving the proposed use is inadequate to pro- ly handle all traffic generated by the proposed use because: (a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and (b) The traffic generated by the proposed use when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on .the south side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. (3) The requested use is not in harmony with the City's General because: Plan SP146(B)/CUP-122 ^^ August 17, 1976 Page Four (a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guide- line of coordinating "the distribution, character and inten- sity 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 sys- tem until such time as adequate facilities can be provided". (b) The increased traffic and parking congestion generated by the amendment conflicts with the Land Use Element Utility and Public Service Development guideline 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 feels that a fast-food restaurant is desir- able in the northeast part of town, it may wish to suggest to the applicant that he work with Staff in finding a suitable site. 4. SPECIFIC PLAN AMENDMENT It is recommended that SP-146(B), as proposed by the applicant in Exhibit "A" dated June 22, 1976 and Exhibit "B" dated August 13, 1976, 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 drive-thru or take- out restaurant would cause increased congestion in other areas of the shopping center's main parking lot; (b) In the case of the Drive-thru restaurant, the inadequate drive-thru lane proposed would negatively affect circula- tion throughout the shopping center; and (c) The proposed uncontrolled common driveways with the Standard Station would create additional congestion in an already highly congested area. (2) The street system serving the proposed center is inadequate to properly handle all traffic generated by the proposed center because: (a) Traffic generated by the proposed drive-thru/take-out res- taurant will compound the traffic congestion now experienced on El Camino Real; and SP-146(B)/CUP-122 August 17, 1976 Page Six (3) The proposed amendment is consistent with the City of Carlsbad Environmental Protection Ordinance because: (a) An Environmental Impact Report for the Shopping Center pro- ject was previously certified by the City Council; (b) Neither the impacts of the proposed sign program nor the circumstances under which the program will be performed differ from those addressed in the EIR; (c) The project therefore complies with the Carlsbad Environ- mental Protection Ordinance through Prior Compliance (Section 19.04.153). CONDITIONS (1) Approval is granted for the land described in the application and attachments thereto, and as shown on the plot plan submitted labeled Exhibit "C", dated August 13, 1976. The location and development of all buildings, roadways, parking areas and other facilities shall conform to the plot plan labeled Exhibit "C" and to Council Ordinance 9419 except as indicated otherwise herein (2) Prior to occupancy of any buildings other than Buildings C or 11, the applicant shall construct a barrier acceptable to the City Engineer controlling access from the shopping center to the Standard Service Station along line "A" as shown on the Plot Plan Exhibit "C", dated August 13, 1976. The applicant shall be res- ponsible for maintaining said barrier until a permanent plan for channelizing traffic through both easements and the Standard Sta- tion has been approved by the City Engineer. (3) No building or use of Area "B", as shown on the Plot Plan Exhibit "C", dated August 13, 1976, shall be permitted until a revised '' plot plan for that area has been approved by City Council. BACKGROUND REPORT Location.anl Description of Property: The Drive-thru/Take-out Restaurant site is located in the northwest corner of the Carlsbad Shopping Center. The Shopping Center has been graded, with a permanent Savings and Loan Building recently completed. A temporary Bank of America is also present on the site. Existing Zoning:_ ( Subject Property: C-2 North: L-C South: C-2-Q East: R-l-10 West: C-2 •SP-146(B)/CUP-122 August 17, 1976 Page Seven 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 (City 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 26, 1976 and June 23, 1976. Environmental Impact Information: The Planning Director had determined that the project had complied with the City's Environmental Protection Ordinance through Prior Compiiance (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 designation. 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 Planning Considerations: Is a drive-thru restaurant appropriate for the site proposed? Is a take-out restaurant appropriate for the site proposed? Has proper circulation through the driveway easements been assured? DISCUSSION The applicant's request boils down to three decisions: the Clarifica- tion of Ambiguity; the proposed CUP; and amendment to the adopted Specific Plan. SP-146(B)/CUP-122 August 17, 1976 Page Eight Ambigui ty: The legal authority for Commission action is given in Section 21.44.040 of the Zoning Ordinance: "21.44.040 Clarificatipji of ambiguity. If ambiguity arises con- cerning the appropriate classification of a particular use within the meaning and intent of this title, or if ambiguity exists with respect to matters of height, yard requirements, area require- ments or zone boundaries, as set forth in this title and as they may pertain to unforeseen circumstances, including technological changes in processing of materials, it shall be the duty of the planning commission to ascertain all pertinent facts and by reso- lution of record set forth its findings and its interpretations, and such resolution shall be forwarded to the city council and, if approved by resolution of the city council, thereafter such intrepretation shall govern;" Staff feels that the nature of McDonald's operation clearly qualifies the restaurant as a Take-out restaurant. Such uses create a great number of vehicle trips, with the corresponding potentials for traf- fic congestion. It is for this reason that a Conditional Use Permit should be required. Conditional Use Permitr A drive-thru restaurant is undesirable for several reasons. These reasons are reflected in the Findings, but to further summarize them: (1) 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 "hammerhead" (not provided for in the proposal). Should a vehicle park in the turn-around area, it would be difficult to maneuver out of a full parking lot. The Commission may note that the two lots adjacent to the Bank of America similarly have no turnarounds. Those lots differ from the one proposed for two reasons: (a) Bank parking is characterized by lower volume and less frequent turnover than fast-food restaurants; (b) The Bank parking lots were modified to make that drive-thru operate efficiently. In the case of McDonald's, an ineffi- cient parking lot is proposed in addition to an ineffficient drive-thru. SP-146(B)/CUP-122 August 17, 1976 Page Nine (2) 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 conflict. (3) The drive-thru lane and rear of the proposed building face El Camino Real. Such an arrangement will force pedestrians from the Plaza and the movie theatres to cross the drive-thru to enter the building. The problem will be particularly noticeable during weekends and the summer months when young people attempt to reach the restaurant from the movies or shopping trips. (4) The City currently experiences traffic congestion on El Camino Real in the area of the shopping center. Traffic from McDonald's will further aggravate the situation, particularly during the lunch and dinner rushes. Signalization of the shopping center entrance and construction of Jefferson and Marron Streets will relieve some of the existing congestion. However, the expansion of the Plaza Camino Real, completion of the Carlsbad Plaza and construction of the shopping center proposed on the south side of Marron Road, will generate additional traffic congestion. Balancing future street system;improvements and traffic genera- tors, staff feels that traffic from any fast-food restaurant on the site proposed will create noticeable traffic congestion in excess of what would otherwise exist. The take-out restaurant alternative would not solve the problems of traffic congestion. In particular, points "2" and "4" above would still apply to a take-out facility. The drive-thru traffic land would at least channelize the majority of take-out traffic. The take-out alternative would leave the take-out traffic to its own devices. This would result in constant conflicts between traffic heading for other parts of the Center or streets, and the parking movements of McDonald's patrons. Because patrons would be free to park on either side of the thru-traffic lane, traffic conflicts would occur over a broader area than the relatively limited conflict area of a drive-thru lane. REGARDLESS OF WHETHER OR NOT A DRIVE-THRU FACILITY IS DESIRED, THE SITE PROPOSED DOES NOT HAVE ADEQUATE PARKING AND CIRCULATION FACILITIES FOR ANY TYPE OF FAST-FOOD FACILITY. Specific Plan: Amendment to the existing Specific Plan is required because of the modifications to the site plan. These modifications include both the restaurant (CUP requests) and the joint use of the Chevron station driveway. Staff believes that without detailed design of the driveways, their joint use would create an undesirable situation similar to the existing Texaco-Poinsettia Plaza situation. The applicant has stated that he has an iron-clad lease with Standard Oil, retaining that company's access rights across the driveways. SP-146(B)/CUP-122 August 17, 1976 Page Ten Section 21.56.010 of the Zoning Code states, however, that "when this title imposes a greater restriction upon the use of building or land, or upon the height or buildings, or requires larger open spaces than are imposed or required by other ordinances, rules, regulations, or by easements, covenants or agreements, the provisions of this title shall control ". Staff also believes that, if both CUP requests are denied, a redesign of the restaurant site should be required to ensure that efficient circulation is obtained. Additional Information Requested by the Planning Commission: At its meeting of July 28, 1976, the Commission requested the following information: estimated customers/day; estimated seating capacity; floor plans; plans of improvements to El Camino Real. As of this date the first three items have not been submitted to Staff by the applicant. The applicant has submitted floor plans for both al ternati ve--- McDonalds ' s, which are available in the Planning Depart- ment and will be available at the public hearing. A plan of the improvements to El Camino Real has been attached. ACM:cs Attachments:Location Map Exhibit "A", Applicant's proposed Plot Plan (Drive-thru), dated June 22, 1976 Exhibit "B", Applicant's proposed Plot PI an (Take-out), dated August 13, 1976 Exhibit "C", Staff proposed Plot Plan, dated August 13, 1976 Plot Plan, El Camino Real improvements. CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT AUGUST 17, 1976 TO: DEVELOPMENTAL COORDINATING COMMITTEE FROM: PLANNING DEPARTMENT CASE NOS.: SP-146(B) CUP-122 APPLICANT: SANTA ANITA DEVELOPMENT CORPORATION REQUEST: (1) Approval of a Conditional Use Permit for a McDonald's Drive-thru Restaurant, subject to Specific Plan approval, as permitted by Section 21.42.010(5P) of the Zone Code. (2) Should the Drive-thru restaurant be denied, a clarification of ambiguity, as provided by Section 21.44.040 of the Zone Code, is requested to determine whether or not a McDonald's Restaurant without a Drive-thru requires a C.U.P. as a Take-out Restaurant, as permitted by Section 21.42.010(50) of the Zone Code. (3) Should the Planning Commission and the Council find that a C.U.P. for a Take-out Restaurant is required, approval of such a C.U.P. is requested, subject to Specific Plan approval. (4) Approval is also requested for an amendment to an existing Speci- fic Plan to incorporate site plan modifications. RECOMMENDATION 1. CONDITIONAL USE PERMIT - DRIVE-THRU RESTAURANT It is recommended that CUP-122, request for a drive-thru Restaurant, be DENIED because of the following findings: (1) The site for the intended use is inadequate in size to accomodate the use because: (a) The site proposed can provide only 14 parking spaces direct- ly adjacent the drive-thru restaurant, requiring the use of 20 parking spaces during peak hours located across a major traffic lane; (b) Exit movements from the drive-thru lane to the main shop- ping center exit will be too difficult to complete. . Exit Move- ments in the other direction will conflict with the proposed crosswalk. SP-146(B)/CUP-122 August'17, 1976 Page Two (c) 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 en- trance. Furthermore, with three potential "offsite" parking lot lanes to use, most pedestrians will not cross at the pai nted crosswalk. (d) The drive-thru lane and rear of the proposed building face El Camino Real. Such an arrangement will force pedestrians from the Plaza and the movie theatres to cross the drive- thru lane to enter the building. The problem will be parti- cularly noticeable during weekends and the summer months when young people attempt to reach the restaurant from the movies or shopping trips. (2) The street system serving the pro'posed use is inadequate to pro- perly handle all traffic generated by the proposed use because: (a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and (b) The traffic generated by the proposed uses when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. (3) The requested use is not in harmony with the City's General Plan because: (a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guide-1 line of coordinating "the distribution, character and inten- sity 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 congestion generated by the amendment conflicts with the Land Use Element Utility and Public Service Development guideline 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. . ." SP-146(B)/CUP-122 August'17, 1976 Page Three 2. AMBIGUITY - TAKE-OUT RESTAURANT It is recommended that the Planning Commission find that Section 21.44.040, pertaining to Take-out restaurants applies to all restau- rants except (1) those which provide food service to customers direct- ly at tables; and (2) self-service cafeterias utilizing tray service areas and providing dining areas. The Commission should forward its findings by resolution to the City Council. If the Commission finds that a CUP should be required, it may take action on the CUP. Its action would be subject ot Council action on the clarification issue. Should the applicant wish to withdraw his request for a Clarification of Ambiguity, the Commission should consider the fol;1owvi'ng two requests: 3. CONDITIONAL USE PERMIT - TAKE-OUT RESTAURANT It is recommended that CUP-122, request for a Take-out Restaurant, be DENIED because of the following findings: (1) The site for the intended use is inadequate in size to accomodate the'use because: (a) The large number of trips generated by a take-out restaurant adjacent to the entrance to the center will conflict with circulation throughout the shopping center site. (b) 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. Stopped vehi- cles can back up from the crosswalk into that traffic lane's intersection with the main entrance. Furthermore, with three potential "offsite" parking lot lanes to use, most pedestri- ans will not cross at the painted crosswalk. (2) The street system serving the proposed use is inadequate to pro- perly handle all traffic generated by the proposed use because: (a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and (b) The traffic generated by the proposed use when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. (3) The requested use is not in harmony with the City's General Plan because: SP146(B)/CUP-122 August-17, 1976 Page Four (a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guide- line of coordinating "the distribution, character and inten- sity 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 sys- tem until such time as adequate facilities can be provided". (b) The increased traffic and parking congestion generated by the amendment conflicts with the Land Use Element Utility and Public Service Development guideline 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 feels that a fast-food restaurant is desir- able in the northeast part of town, it may wish to suggest to the applicant that he work with Staff in finding a suitable site. 4. SPECIFIC PLAN AMENDMENT It is recommended that SP-146(B), as proposed by the applicant in Exhibit "A" dated June 22, 1976 and Exhibit "B" dated August 13, 1976, 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 drive-thru or take- out restaurant would cause increased congestion in other areas of the shopping center's main parking lot; (b) In the.case of the Drive-thru restaurant, the inadequate drive-thru lane proposed would negatively affect circula- tion throughout the shopping center; and (c) The proposed uncontrolled common driveways with the Standard Station would create additional congestion in an already highly congested area. (2) The street system serving the proposed center is inadequate to properly handle all traffic generated by the proposed center because: (a) Traffic generated by the proposed drive-thru/take-out res- taurant will compound the traffic congestion now experienced on El Camino Real; and SP-146(B)/CUD-122 August'17, 1976 Page Five (b) The traffic generated by the proposed uses when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the futue, despite improvements to the street system in the area. (3) 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 guide- line of coordinating "the distribution, character and in- tensity of all land uses with the Land Use Element to pre- clu'de the increased levels of traffic which would be gener- ated 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 generated by the amendment conflicts with the Land Use Element Utility and Public Service Development Guideline 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. . ." It is further recommended that SP-146(B) be APPROVED, as proposed in Exhibit "C", which incorporates site plan modifications, dated August 13, 1976, because of the following findings and subject to the followinq conditions: FINDINGS (1) The proposed Specific Plan Amendment is consistent with the Carlsbad General Plan because: (a) The proposed modifications implement the intent and develop- ment guidelines of the site's Intensive Regional Retail designation. (2) The proposed Specific Plan Amendment is consistent with the adopted Specific Plan because: (a) Utilization of the remainder of the shopping center, and efficient on-site and off-site circulation have been pre- served while further study of the northwest portion of the shopping center takes place; (b) Further consideration of the proper design of the northwest portion of the shopping center will ensure that the total shopping center functions efficiently when completed. SP-146(B)/CUP-122 August'17, 1976 Page Six (3) The proposed amendment is consistent with the City of Carlsbad Environmental Protection Ordinance because: (a) An Environmental Impact Report for the Shopping Center pro- ject was previously certified by the City Council; (b) Neither the impacts of the proposed sign program nor the circumstances under which the program will be performed differ from those addressed in the EIR; (c) The project therefore complies with the Carlsbad Environ- mental Protection Ordinance through Prior Compliance (Section 19.04.153). ' CONDITIONS (1) Approval is granted for the land described in the application and attachments thereto, and as shown on the plot plan submitted labeled Exhibit "C", dated August1 13, 1976. The location and development of all buildings, roadways, parking areas and other facilities shall conform to the plot plan labeled Exhibit "C" and to Council Ordinance 9419 except as indicated otherwise herein (2) Prior to occupancy of any buildings other than Buildings C or 11, the applicant shall construct a barrier acceptable to the City Engineer controlling access from the shopping center to the Standard Service Station along line "A" as shown on the Plot Plan Exhibit "C", dated August 13, 1976. The applicant shall be res- ponsible for maintaining said barrier until a permanent plan for channelizing traffic through both easements and the Standard Sta- tion has been approved by the City Engineer. (3) "No building or use of Area "B", as shown on the Plot Plan Exhibit "C", dated August 13, 1976, shall be permitted until a revised plot plan for that area has been approved by City Council. BACKGROUND REPORT Location. an'd Description of Property: The Drive-thru/Take-out Restaurant site is located in the northwest corner of the Carlsbad Shopping Center. The Shopping Center has been graded, with a permanent Savings and Loan Building recently completed. A temporary Bank of America is also present on the site. Existing Zoning: Subject Property: C-2 North: L-C South: C-2-Q East: R-l-10 West: C-2 •SP-146(B)/CUP-122 August" 17, 1976 Page Seven 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 (City 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; Co'mmi ssion approved building elevations for the Shopping Center on February 26, 1976 and June 23, 1976. Environmental Impact Information^: The Planning Director had determined that the project had complied 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 designation. As pointed out in the recommended findings, the present proposal does not conform with guidelines of the Land Use and Circulation Elements. Public Faci1i ties: Water and sewer services are available from the City. Major Planning Considerations: Is a drive-thru restaurant appropriate for the site proposed? Is a take-out restaurant appropriate for the site proposed? Has proper circulation through the driveway easements been assured? DISCUSSION The applicant's request boils down to three decisions: the Clarifica- tion of Ambiguity; the proposed CUP; and amendment to the adopted Specific Plan. •SP-146(B)/CUP-122 August~17, 1976 Page Eight Ambigui ty: The legal authority for Commission action is given in Section 21.44.040 of the Zoning Ordinance: "21.44.040 Clarification of ambiguity. If ambiguity arises con- cerning the appropriate classification of a particular use within the meaning and intent of this title, or if ambiguity exists with respect to matters of height, yard requirements, area require- ments or zone boundaries, as set forth in this title and as they may pertain to unforeseen circumstances, including technological changes in processing of materials, it shall be the duty of the planning commission to ascertain all pertinent facts and by reso- lution of record set forth its findings and its interpretations, and such resolution shall be forwarded to the city council and, if approved by resolution of the city council, thereafter such intrepretation shall govern:" Staff feels that the nature of McDonaVd's operation clearly qualifies the restaurant as a Take-out restaurant. Such uses create a great number of vehicle trips, with the corresponding potentials for traf- fic congestion. It is for this reason that a Conditional Use Permit should be required. Conditional Use Permit: A drive-thru restaurant is undesirable for several reasons. These reasons are reflected in the Findings, but to further summarize them: (1) 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 "hammerhead" (not provided for in the proposal). Should a vehicle park in the turn-around area, it would be difficult to maneuver out of a full parking lot. The Commission may note that the two lots adjacent to the Bank of America similarly have no turnarounds. Those lots differ from the one proposed for two reasons: (a) Bank parking is characterized by lower volume and less frequent turnover than fast-food restaurants; (b) The Bank parking lots were modified to make that drive-thru operate efficiently. In the case of McDonald's, an ineffi- cient parking lot is proposed in addition to an ineffficient drive-thru. SP-146(B)/CUP-122 August" 17, 1976 Page Nine (2) 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 conflict. (3) The drive-thru lane and rear of the proposed building face El Camino Real. Such an arrangement will force pedestrians from the Plaza and the movie theatres to cross the drive-thru to enter the building. The problem will be particularly noticeable during weekends and the summer months when young people attempt to reach the restaurant from the movies or shopping trips. (4) The City currently experiences traffic congestion on El Camino Real in the area of the shopping center. Traffic from McDonald's will further aggravate the situation, particularly during the lunch arid dinner rushes. Signalization of the shopping center entrance and construction of Jefferson and Marron Streets will relieve some of the existing congestion. However, the expansion of the Plaza Camino Real, completion of the Carlsbad Plaza and construction of the shopping center proposed on the south side of Marron Road, will generate additional traffic congestion. Balancing future street system improvements and traffic genera- tors, staff feels that traffic from any fast-food restaurant on the site proposed will create noticeable traffic congestion in excess of what would otherwise exist. The take-out restaurant alternative would not solve the problems of traffic congestion. In particular, points "2" and "4" above would still apply to a take-out facility. The drive-thru traffic land would at least channelize the majority of take-out traffic. The take-out alternative would leave the take-out traffic to its own devices. This would result in constant conflicts between traffic heading for other parts of the Center or streets, and the parking movements of McDonald's patrons. Because patrons would be free to park on either side of the thru-traffic lane, traffic conflicts would occur over a broader area than the relatively limited conflict area of a drive-thru lane. REGARDLESS OF WHETHER OR NOT A DRIVE-THRU FACILITY IS DESIRED, THE SITE PROPOSED DOES NOT HAVE ADEQUATE PARKING AND CIRCULATION FACILITIES FOR ANY TYPE OF FAST-FOOD FACILITY. Specific Plan: Amendment to the existing Specific Plan is required because of the modifications to the site plan. These modifications include both the restaurant (CUP requests) and the joint use of the Chevron station driveway. Staff believes that without detailed design of the driveways, their joint use would create an undesirable situation similar to the existing Texaco-Poinsettia Plaza situation. The applicant has stated that he has an iron-clad lease with Standard Oil, retaining that company's access rights across the driveways. •SP-146(B)/CUP-122 August~17, 1976 Page Ten Section 21.56.010 of the Zoning Code states, however, that "when this title imposes a greater restriction upon the use of building or land, or upon the height or buildings, or requires larger open spaces than' are imposed or required by other ordinances, rules, regulations, or by easements, covenants.or agreements,•the provisions of this title shall control ". Staff also believes that, if both CUP requests are denied, a redesign of the restaurant site should be required to ensure that efficient circulation is obtained. Additional Information Requested by the Planning Commission: At its meeting of July 28, 1976, the Commission requested the following information: estimated customers/day; estimated seating capacity; floor plans; plans of improvements to El Camino Real. As of this date the first three items have not been submitted to Staff by the applicant. The applicant has submitted floor plans for both alternative-- McDonaldsVs, which are available in the Planning Depart- ment and will be available at the public hearing. A plan of the improvements to El Camino Real has been attached. ACM:cs Attachments: Location Map Exhibit "A", Applicant's proposed Plot Plan (Drive-thru), dated June 22, 1976 Exhibit "B", Applicant's proposed Plot Plan (Take-out), dated August 13, 1976 Exhibit "C", Staff proposed Plot Plan, dated August 13, 1976 Plot Plan, El Camino Real improvements. City of Carlsbad Planning Commission Exhibit No. .^=^. Date T2T - (UMIifp .." f/Tf#777777'- [£•••••• ••—••-.•••;., fn(::.E K^^xS-,i| ••'•' •• '.<•' £&** LMfc*. l' NJ.i^.?-t''i-'i:-i •••'!'!;.ITTTHi TfelT" (I). •• «T"l!i :e Ik******* *w«i;w«1!@: W$-i•^sa.virf•pare*'• Kx!*-* HXff. - \! / •' i r-ii 1-3. ^ i \ • exjsrinr.|.A ' ^err/la;.. ' SMr/O(Y(•<n t, tf.i ' \ ' ' '''^jiolrx • 3;.- •I- ts 3E '.133; fNTiii; ["•'[ 1 • • . ' r-r • Er HOI.I6 PE'JERA^ '©^.T'"?^."-• 1 1 '• t- 1" -;- ? f^*i — : — r^ — : — ' •T- •- 1 ,1 i" (-: •'- 1=' 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 FCITY 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: (1) Approval of a Conditional Use Permit for a McDonald's Drive-thru Restaurant, subject to Specific Plan approval. (2) Approval of an amendment to an existing Specific Plan to incorporate site plan modifications. RECOMMENDATION CONDITIONAL USE PERMIT It is recommended that CUP-122 be DENIED because of the follow- ing findings: (1) The site for the intended use is inadequate in size to accommodate the use because: (a) The site proposed can provide only 14 parking spaces directly adjacent the drive-thru restaurant, requiring the use of 20 parking spaces during peak hours located across a major traffic lane; (b) The site proposed cannot provide a drive-thru lane which functions efficiently with the adjacent main entrance to the shopping center. (2) The street system serving the proposed use is inadequate to properly handle all traffic generated by the proposed use because: (a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and (b) The traffic generated by the proposed uses when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. (3) The requested use is not in harmony with the City's General Plan because: (a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guideline of coordinating "the distrubution, 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 congestion generated by the amendment conflicts with the Land Use Element Utility and Public Service Development guideline of en- suring "the capacity of major street linkage to provide for the needs of the proposed development without sub- stantially altering existing traffic patterns or over- loading the existing street system. . ." If the Planning Commission wishes to approve the Conditional Use Permit request either on the proposed site or elsewhere within the Shopping Center, it is recommended that the matter be returned to staff for further study. SPECIFIC PLAN AMENDMENT It is recommended that SP-146(B), as proposed by the applicant in Exhibit "A" dated June 22, 1976, be DENIED because of the follow- ing findings: (1) The requested amendment is detrimental to the existing Specific Plan because: (a) Inadequate parking adjacent the proposed drive-thru restaurant would cause increased congestion in other areas of the shopping center's main parking lot; and (b) The inadequate drive-thru land proposed would negative- ly affect circulation throughout the shopping center; and (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. (2) The street system serving the proposed use is inadequate to properly handle all traffic generated by the proposed use because: -2- (a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and (b) The traffic generated by the proposed uses when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. (3) 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 facili- ties can be provided". (b) The increased traffic and parking congestions generated by the amendment conflicts with the Land Use Element Utility and Public Service Development Guideline of ensuring "the capacity of major street linkage to provide for the needs of the proposed development without sub- stantially altering existing traffic patterns or overload- ing the existing street system. . ." It is further recommended that SP-146(B) be APPROVED, as proposed in Exhibit "B",, which incorporates site plan modifications, dated June 23, 1976, because of the following findings and subject to the following conditions: FINDINGS (1) The proposed Specific Plan Amendment is consistent with the Carlsbad General Plan because: (a) The proposed modifications implement the intent and development guidelines of the site's Intensive Regional Retail designation. (2) The proposed Specific Plan Amendment is consistent with the adopted Specific Plan because: (a) Utilization of the remainder of the shopping center, and efficient on-site and off-site circulation have been pre- served while further study of the northwest portion of the shopping center takes place; -3- (b) Further consideration of the proper design of the northwest portion of the shopping center will ensure that the total shopping center functions efficiently when completed. (3) The proposed amendment is consistent with the City of Carlsbad Environmental Protection Ordinance because: (a) An Environmental Impact Report for the Shopping Center project was previously certified by the City Counci1; (b) Neither the impacts of the proposed sign program nor the circumstances under which the program will be performed differ from those addressed in the EIR; (c) The project therefore complies with the Carlsbad Environmental Protection Ordinance through Prior Compliance (Section 19.04.153). CONDITIONS (1) Approval is granted for the land described in the application and attachments thereto, and as shown on the plot plan submitted labeled Exhibit "B", dated July 23, 1976. The location and development of all buildings, roadways, parking areas and other facilities shall conform to the plot plan labeled Exhibit "B" and to Council Ordinance 9419 except as indicated otherwise herein. (2) Prior to occupancy of any buildings other than Buildings C or 11, the applicant shall construct a barrier acceptable to the City Engineer blocking access from the shopping center to the Standard Service Station along line "A" as shown on the Plot Plan Exhibit "B", dated July 23, 1976. The appli- cant shall be responsible for maintaining said barrier until a permanenent plan for channelizing traffic through both easements and the Standard Station has been approved by the City Engineer. BACKGROUND REPORT 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 graded, with a permanent Savings and Loan Building recently com- pleted. A temporary Bank of America is also present on the site. -4- Existing 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 (City 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, 1976 and June 23, 1976. Environmental Impact Information: The Planning Director had determined that the project had complied with the City's Environmental Protection Ordinance though Prior Compliance (Section 19.04.153). An Environmental Impact Report (Nos.219 and 220) was approved for the Shopping Center and certi- fied 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 designation. 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 Planning Consideration: Is a drive-thru restaurant appropriate for the site proposed? Has proper circulation through the driveway easements been assured? -5- 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 (CUP request) and the joint use of the Chevron station driveway. Staff feels that without detailed design of the driveways, their joint use 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 out of a full parking lot. The Commission may note that the two lots adjacent the Bank of America similarly have no turnarounds. Those lots differ from the one proposed for two reasons: (a) Bank parking is characterized by lower volume and less frequent turnover than fast-food restaurants; (b) The Bank parking lots were modified to make that drive-thru operate efficiently. In the case of McDonald's, an inefficient parking lot is proposed in addition to an inefficient drive-thru. (3) The small size of the site will cause customers to park in spaces in the adjacent parking area and corss 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 conf1ict. -6- (5) The drive-thru lane and rear of the proposed building face El Camino Real. Such an arrangement will force pedestrians from the Plaza and the movie theatres to cross the drive- thru lane to enter the building. The problem will be particu- larly noticeable during weekends and the summer months when young people attempt to reach the restaurant from the movies or shopping trips. (6) The City currently experiences traffic congestion on El Camino Real in the area of the shopping center. Traffic from McDonald's will further aggravate the situation, particularly during the lunch and dinner rushes. Signaliza- tion of the shopping center entrance and construction of Jefferson and Marron streets will relieve some of the existing congestion. However, the expansion of the Plaza Camino Real, completion of the Carlsbad Plaza and construc- tion of the shopping center proposed on the south side of Marron Road, will generate additional traffic congestion. Balancing future street system improvements and traffic generators, staff feels that traffic from any fast-food restaurant on the site proposed will create noticeable traffic congestion in excess of what would otherwise exist. Staff feels that if a drive-thru restaurant is desired on the shopping center site or in that general area, other sites would be more appropriate. If the Commission wishes to explore this alternative, it would be appropriate to return the matter to staff for such a study. AM:mdp (7/23/76) Attachments: Location Map Exhibit "A", Applicant's proposed Plot Plan, dated 6/22/76 Exhibit "B", Staff proposed Plot Plan, dated 7/23/76 -7- MEMORANDUM August 11, 1976 TO: ' PLANNING COMMISSION FROM: PLANNING DIRECTOR RE:- CASE NOS. SP-146(B), CUP-122 and SP-146(A) SUPPLEMENT Santa Anita Developemnt Corporation requests continuance of the above to provide additional information and to propose an alterna- tive of No drive-thru. 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 FROM: CASE NOS. APPLICANT: MEMORANDUM DEPARTMENTAL COORDINATING COMMITTEE PLANNING DEPARTMENT SP-146(B) CUP-122 SANTA ANITA DEVELOPMENT CORPORATION Request: (1) 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. L_o c a ti on an d D e sc r i pti on of Pr ope rty: 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. Existing Zoning: Subject Property: North: South: East: West: Existing Land Use: Subject Property: North: South: East: West: C-2 L-C C-2-Q R-l-10 C-2 Vacant, 1 permanent and 1 temporary structure Buena Vista Creek and Highway #78 Vacant Vacant 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 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 designation. Public Facilities: Water and sewer services are available from the City. Major Planning Consideration: Is a drive-thru restaurant appropriate for the site proposed? DISCUSSION: The Engineering Department has been working with the applicant on alternative layouts for the drive-thru restaurant. It appears that the area available for the McDonald's Restaurant is inadequate for the amount of traffic such a use would generate As a related matter, the D.C.C. should evaluate the need for the driveway easements on each side of the Standard Station. The City Attorney has reviewed the lease on the property and feels that Standard Oil has no control over use of the easements. The City is consequently in a position to determine if use of the easements is desirable in terms of overall circulation in the area . ATTACHMENT: Location Map AM:cpl (7/1/76) -2- DATE SENT: DISTRIBUTION - /b DATE TO BE RECEIVED: '/"fa ~ 7 b Leucadia County Water Dist. 1959 El Camino Real Leucadia, CA 92024 Carlsbad Municipal Water Dist. 5780 El Camino Real Carlsbad, CA 92008 Jack Kubota & Assoc. P.O.. 'Sox 1095 Carlsbad, CA 92008 Attn: John Pierce Dr. Robert Crawford, Supt. Carlsbad Unified School Dist. 801 Pine Ave. Carlsbad, CA 92008 Bill Berrier, Supt. San Dieguito Union High 2151 Newcastle Avenue Cardiff, CA 92007 San Marcos County Water 788 W. Encinitas Rd. San Marcos, CA ??069 Dist. Olivenhain Municipal 1966 Olivenhain Rd. Encinitas, CA 92024 Water Dist. Gary McClelland, Supt. Richmar Union School Dist. 274 San Marcos Ave. San Marcos, CA 92069 D. W. Quade, .Supt. Escondido Union High 240 S. Maple Escondido, CA 92025 School Dist. School Dist. Robert L. Brickman, PhD Encinitas Elementary School Dist. 185 Union Street Encinitas, CA 92024 Director of Public Health Department of Public Health Civic Center San Diego, CA 92101 San Diego Coast Regional Comm. 6154 Mission Gorge Rd. Suite 220 San Diego, CA 92120 Mr.' R. L. Brown, Jr. San Diego Flood Control Dist. 5555 Overland Drive San Diego, California Edwin J. Heimlich Federal Housing Admin. P.O. Box 2648 San Diego, CA 92112 FOR INFORMATION Bill Nichols Carlsbad Chamber Of Commerce Elm Avenue Carlsbad, CA 92008 Bruce Eliason Dept of Fish & Game 350 Golden Shore Long Beach, CA 90802 ra^ San Diego Gas & Electric Electric Bldg 861 6th Avenue, Rm 716 San Diego, CA 92101 Attn: Larry Kelly Pacific Telephone Co. Right-of-Way Dept. 2436 Howard Ave, Rm 120 San Diego, CA 92103 California Div. of Real Est. 107 S. Broadway, Rm 8003 Los Angeles, CA 90012 CITY PERSONNEL WATER DEPARTMENT [/^ENGINEERING DEPT. DEPARTMENT Pf PARKS & RECREATION DEPARTMENT J. Dekema Dist. Dir. of Trans. P.O. Box 81405 San Diego, CA 92138 Bill Dotson Asst. Dist. Eng. Dept of Public Wks. State of Cali forni a Div. of Highways District 11 4075 Taylor Shreet San Diego, CA 92101 J UTILITIES DEPARTMENT {~J BUILDING DEPARTMENT P Form: 24-1 Date: 12/1/75 INFORMATION REQUEST FORM DATE: June 25, 1976 TO: FROM: CARLSBAD PLANNING DEPARTMENT RE: CASE NO. SP-146(B) Attached is a copy of the location map and information sheet on • subject case. This item will be reviewed by the Deparment Co- ordinating Committee on July 20, 1976 f Therefore, if you have comments or conditions that should be considered, please complete this comment request and return by July I £ , For further information, please contact the Planning Department at 729-1181, ext. 25. Bud Plender, Assistant Planning Director COMMENTS: (attach additional sheet if necessary) Form 23-1 Date April 6, 1976 /mdp EL CAM I NO PLAZA '• -2 Case Description of Rec'd: <-DCC Date : 7~2£> -7& PC Date ~f -2*t .^c A£v»y/*/g ddress or Co'cation of Request :__•• Applicant: < Engr. or Arch. Brief Legal: 32 »>? Assessor Book: /^ >7 F*age: General Plan Land Use Description:^ Existing Zone: <^J^2^ Acres '-^ ?^±: No. of Lots: School DisTi'ict: —— Parcel: _Proposed Zone: " s DU's DU/Acre — Water Sanitation District: Within Coast Plan Area:Coast Permit Area: