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HomeMy WebLinkAboutCD 2017-0013; THE BEACON; Admin Decision LetterJanuary 18, 2018 Scott Schonfeld Linwood Real Estate, Inc. Suite 101 1640 5th Street Santa Monica, CA 90401-3389 SUBJECT: CD 2017-0013 {DEV2017-0105)-THE BEACON MC\~ lee\ I l 1'2/ I '6' FILE (cityof Carlsbad The City Planner has completed a review of your application for a Consistency Determination, CD 2017- 0013, which is a modification to Site Development Plan No. SOP 78-03(C) to renovate The Beacon shopping center, formerly known as La Costa Towne Center. After careful consideration of the request, the City Planner has determined that the request meets all of the findings below and APPROVES this request. The proposed project represents Phase II of the remodel to the shopping center and includes renovations to three buildings: 7720, 7740 and 7750 El Camino Real (APN 216-124-16). The remodel to the buildings, as well as the site include the following: • Addition of fabric awnings to the east and west elevations of Building 7740 and to the south elevation of Building 7720. • Removal of arcade along the storefronts to create more visibility for future tenants. • Repair and refinish existing cornices throughout the center and refinish wood trim and rafter tails to natural wood. • Renovation of existing architectural tower to replace tile roof with a dome-shaped cupola. • Add new skim coat of stucco to existing buildings. • Installation of storm water treatment basins throughout the parking lot and on the slope adjacent to El Camino Real. • Enhancements to landscaping including the addition of planters in the parking lot to break up the long rows of parking spaces, support trees around the renovated buildings and a combination of trees, shrubs and groundcover on the slope facing El Camino Real to complement the remodel, as well the new landscaping associated with the Equinox remodel (i.e., Phase I of the project). • Addition of a number of outdoor dining areas to accommodate anticipated restaurant tenants, including flexibility with respect to how the outdoor dining areas are distributed throughout the shopping center. • Addition of a handicap accessible ramp between El Camino Real and the existing parking lot. • Closure of a driveway off El Camino Real (non-signalized) for the addition of a pedestrian plaza and outdoor dining areas between two buildings. • No parking spaces are proposed to be removed and no new parking spaces are required as part of the remodel. • The comprehensive sign program will be reviewed under a separate permit. Community & Economic Development Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov CD 2017-0013 (DEV2017-0105)-THE BEACON January 18, 2018 Page 2 In order for a Discretionary Permit Consistency Determination to be approved, all of the following findings must be made: 1) No project condition, feature, facility or amenity is changed or deleted that had been considered essential to the project's design, quality, safety or function in that the proposed revisions to the project are designed to improve the overall design, quality and function based on current retail center practices, design and operations. In addition, safety is increased by improved circulation for pedestrian movements, landscaping enhancements and ensuring ADA compliance throughout. Further, the removal of the driveway off El Camino Real represents an improvement to traffic movement on a major thoroughfare. 2) The request represents an upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood in that the remodel will revitalize a shopping center that is outdated, underutilized and in a state of disrepair. The proposed renovations will enhance and modernize design features andarchitectural materials, which will increase the compatibility with the surrounding neighborhood. This includes the activation of public plaza amenity areas that in part, replace underutilized space. Architectural improvements are consistent with the criteria of the El Camino Real Corridor Standards for Area 5 which require a Spanish Mission architectural theme. Further, the proposed remodel complements the recent remodel associated with Phase I (Equinox health club). 3} The proposed revision does not change the density or boundary of the subject property in that no residential units are proposed and the remodel will update existing buildings on-site. 4) The proposed revision does not involve the addition of a new land use not shown on the original permit in that outdoor dining and public plazas are permitted accessory uses in a shopping center. 5) The proposed revision does not rearrange the major land uses within the development in that no additional buildings or uses are proposed beyond the scope of what was approved for the original Site Development Plan, SDP 78-03{C}. 6) The proposed revision does not create changes of greater than ten percent provided that compliance will be maintained with the applicable development standards of the Carlsbad Municipal Code in that there are no changes to parking, landscaping, setbacks, coverage or building height which exceed ten percent. 7) The proposed change will not result in any significant environmental impact, and/or require additional mitigation in that since no new land uses are introduced to the site and no increases to project intensity or increases to the site's retail square footage are involved, there is no increase in traffic trip generation or parking demand beyond the 10 percent allowance of the Consistency Determination policy. In addition, the proposed improvements do not create any inconsistencies or new impacts relative to the environmental review process associated with the original center's approval. CD 2017-0013 (DEV2017-0105)-THE BEACON January 18, 2018 Page 3 8} The proposed change would not result in any health, safety or welfare impacts in that the proposed revisions will maintain or enhance ADA compliance and the removal of the driveway off El Camino Real represents an improvement to traffic movement on a major thoroughfare. 9} There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed change in that the proposed improvements will assist to revive the shopping center and provide an updated, higher-quality, modernized asset to the community. 10} The proposed change would not be readily discernable to the decision makers as being substantially different from the project as originally approved in that the proposed remodel represents a significant upgrade to an underutilized shopping center. Therefore, the City Planner has determined that the application qualifies for a consistency determination with the approved permit and approves the changes to the project based on Planning Division Administrative Policy No. 35. If you have any questions regarding this matter, please feel free to contact your project planner, Shannon Harker at (760) 602-4621. CITY OF CARLSBAD DON NEU, AICP City Planner DN:SH:fn Attachment: Approved Exhibit c: Kevin Flynn, Lincoln Property Management, Suite 1540, 600 B Street, San Diego, CA 92101 Bill Hofman, Hofman Planning & Engineering, 3152 Lionshead Avenue, Carlsbad, CA 92010 Jonathan Weber, 23231 South Pointe Drive, Laguna Hills, CA 92653 David Rick, Project Engineer File Copy Data Entry/HPRM