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HomeMy WebLinkAbout1977-07-19; City Council; 3481-8; May Stores Shopping Centers, Inc.c - CITY OF “RLSBAD -- AGENDA BILL NO. .34f/-.-/t/ d. B DATE: July 19, 1977 City Atty d@5 Dept. Hd. E- 7- 11-71 l Initial: I DE PA RTM E NT : PLANNING City Mgr. ‘p- .,% J * SUBJECT: CASE NO: EIR-389/CT76-18/PP-24/SP-41 (A) APPLICANT: May St’bres Shopping Centers, Inc. STATEMENT OF THE MATTER REQUEST: The subject property is located on the north side of Marron Road, immediately West of the existing Plaza Camino Real. EIR-389 covers the ultimate expansion of the Plaza including a fifth department store (Broadway), additional parking in the City of Oceanside, and the realignment and cover- ing of a portion of Buena Vista Creek. (EIR-295) covered the impacts of the two department store expansion (Sears & Bullocks). The Planning Commission has recommended certification of EIR-389 and added the minutes of their meeting which contain comnents received from the public and the commissioners. CT76-18 also provides for the ultimate five-store expansion of the Plaza. Plan No. 24 only proposes a four-store configuration and realignment of the channel at this time. tween the City and the appl icant. Before construction of the fifth store could occur, the precise plan would have to be amended per the terms of the agreement. Comnission has recomnended approval of both of these actions. In 1972, a Specific Plan (SP-41) was approved for all of the property between the ex- isting Plaza and Buena Vista Lagoon. The Specific Plan required City approval of de- velopment plans prior to the issuance of building permits. fected property under the Specific Plan now falls under the requirements of a precise plan approval, the applicant has requested deletion of that area from the Specific Plan. The remaining area will still be covered by the original Specific Plan. The Planning Commission has recommended approval of this specific plan amendment. EXH I B ITS Planning Commission Resolutions No. 1384b& 1385 Staff Report to Planning Commission, dated 6/29/77. Staff Report to Planning Commission, dated 7/13/77 4 EIR-389, dated 6/22/77 CT-76-18: Exhibit A, dated 6/17/77 J PP-24: Exhibit A, dated 6/17/77/ A previously certified Environmental Impact Report Precise The precise plan is required by the terms of the existing agreement be- The Planning Since a portion of the af- Exhibit By dated 6/17/77 Exhibit C, dated 6/17/77. Exhibit Cy dated 6/17/77 RECOMMENDATIONS A) It is recomnended that the City Council certify EIR-389 as meeting all requirements of the Carlsbad Environmental Protection Ordinance of 1972. (This action is required prior to any action on B) and C) below) B) It is recommended that the City Council direct the City Attorney to prepare documents approving CT-76-18 and PP-24 as per Planning Commission Resolution No. 1385 and the staff ,, 1 FORM PLANNING 73 - it CITY OF 'RLSBAD 99 77 /I 3 Initial: i I AGENDA BILL NO. 3481 - ~ljnp~ement #R Dept. Hd. 82- DATE: City Atty DE PA RTM E NT : City Mgr. PLANNING (PAGE 2 OF 1) - SUBJECT : CASE NO: EIR-389/CT76-18/PP-24/SP-41 (A) APPLICANT: May StoreS 'Shopping Centers, .Inc. report to Planning Comi.ssion dated 6/29/77. C) It is recommended that the City Council direct the City Attorney to prepare documents approving SP-41 (A) as per Planning Commission Resolution No. 1384. Council action 7-1 9-77 Following the public hearing the City Council certified Environmental Imp-act Report 389 as meeting all requirements of the Carlsbad Environmental Protection Ordinance of 1972. The City Attorney was directed to prepare documents necessary for approval of the tentative map for Carlsbad Tract 76-18 and Precise Plan 24 in accordance with Planning Commission Resolution #1385. The City Attorney was further directed to prepare documents necessary for approval of Specific Plan 41-A to allow the deletion of certain pr.operty included with Precise Plan 24. FORM PLANNING 73 . 1 2 -3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 . 28 PLANNING comIssIor~ RESOLUTION NO. 1385 RESOLUTION OF THE PLANNING COMMISSION OF THE CIW OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE MAP FOR THE FIRST PHASE OF EXPANSION INCLUDING THE REALIGNMENT OF BUENA VISTA CREEK AND THE ADDITION OF TWO . MAJOR DEPARTMENT STORES AND ADDITIONAL MALL SHOPS. CASE NO: CT 76/18 APPLICANT: MAY STORES SHOPPING CENTER, INC, 1 ... WHEREAS, a verified application for a certain property, to wit: That portion of Section 31, township 11 south, range 4 west, San Bernardino Meridian and portions of lots 19, 20 and 33 and of Eucalyptus Street, all of Hosp Eucal- yptus Forest company's tract according to Map thereof No. 1136, filed in the office of County Recorder of San Diego County . has been filed with the City of Carlsbad and referred to the - Planning Commission; and .- WHEREAS, said application constitutes a request as provided by the "Carlsbad Municipal Code;'' and WHEREAS, the public hearing to consider the subject request was held on June 29, 1977, at the time and in the place specified in the public hearing notice, pcrsuant to the provisions of the Carlsbad Municipal Code; and WHEREAS, at said public hearing, upon hearing and considering the testimony and arguments, if any, of all persons who desired to be heard, said Commission considered all factors relating to the Tentative Tract Map request (CT 76/18) and found the following facts and reasons to exist: 1) The proposed map is consistent with the General Plan because: a) The Land Use Element designates the site for Intensive Regional Retail which is consistent with the proposed use. * ts J 1 2 3 4 5 6 7 a 9 10 13 12 13 14 15 16 17 18 19 20 23. 22 23 24 25 26 27 28 The design or improvement of the proposed subdivision is consistent with the General Plan because: a) The design of all adjacent and on-site streets is con- sistent with the Circulation Element. All necessary public improvements will be installed in conjunction with the"project. b) The site is physically suitable for the type of development because: a) The site has been rough graded and is relatively flat. b) Adequate access exists to the site from throughout the The site is physically suitable for the proposed intensity of development because: region. a) The site is large enough to provide adequate parking. b) Adequate access exists to the site. The design of the subdivision or the imposed improvements are not likely to cause substantial environmental damage or sub- stantially and unavoidably injure fish or wildlife or their habitat because: a) An Environmental Impact Report (EIR-295 and 389) has been certified for this project. b) The adverse impacts identified in said Environmental Impact Report will either be mitigated by conditions of this approval, by on-going local, state and federal programs, or have been found to be out-weighed by the economic and social benefits of the project. The design of the subdivision or the type of improvements are not likely to cause serious public health problems because: a> Conditions of approval will insure adequate public health facilities. The design of the subdivision or the type of improvements will not conflict with easements required by the public at large for access through or use of property within the proposed subdivision because: a) All necessary easements and right-of-ways for public access through and to the site are required as conditions I -- of approval. *. The subdivision will not prohibit reasonable access to public .2 i! 1 2 3 4 5 6 7 €3 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 waterways, rivers, streams, lakes, reservoirs, coastlines or shorelines because: a) Access to Buena Vista Creek is not prohibited because the- parking lot will be public ownership, The subject application has complied with the requirements of the Carlsbad Environmental Protection Ordinance of 1972 because : a) An Environmental 1mpact.Report (EIR-295 and 389) has been certified for this project. 10) The proposed tentative tract map is consistent with applicable City public facilities policies and ordinances because: a) All necessary public facilities, including sewer service, are available to serve the subject project as proposed. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the above recitations are true and correct, B) That in view of the findings heretofore made and considering the applicable law, the decision of the Planning'Commission is to approve CT 76-18, subject to the following conditions: The approval is granted for the land described in the application and any attachments thereto and as shown on the plot plan submitted, labeled Exhibit A, B, and C, dated 6/17/77. Those slopes located off-site, adjacent to the south side of Marron Road and the tentative map boundary, shall be landscaped and maintained for slope erosion control by the applicant per the requirements of the Parks and Recreation Director. Maintenance of the benches along those slopes shall be accomplished per this condition, Necessary energy dissipating measures, such as rip-rap or equivalent, shall be provided along the existing and proposed alignment of the flood control channel as required by the City Engineer. During grading and construction, all waste chemicals, especially lubricants, paints and fuels, shall be properly contained and transported off the site where they can be recycled or destroyed. Construction and grading equipment shall only be serviced and washed at locations adequately equipped to dispose of wastes. .3 r c_r 3 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 3.7 18 19 20 21 22 23 24 25 26 27 28 All facilities, such as storm drains and desiltation basins, necessary to minimize short-term and long-term adverse impacts on the water quality of Buena Vista Lagoon from project run-off shall be installed by the applicant. The size, location, and design shall be as approved by the City Engineer. This condition implies the possibility of off-site 'facilities needed to mitigate previous and future actions by the developer. Maintenance of such off-site facilities would be by the City. - .. All grading and exterior construction activities shall be limited to the hours of 7:OO a.m. to 7:OO p.m, on Monday through Saturday. The existing water main at the west end of the expansion area shall be extended southerly along the Monroe Street right-of-way to connect with the existing line near Elm Avenue, as required by the City Engineer. The applicant shall be reimbursed for costs of oversizing this water main by others (reference is hereby made to the letter from the City Manager to Nicholas Bznche, dated April 26, 1976). In order to meet minimum combined domestic and fire flow requirements, a looped water system providing a minimum of 5000 GPM shall be installed, All new buildings and/or structures shall be so designed so as not to increase the fire flow requirements of 4500 GPM. Prior to final grading and paving of the parking lot, the applicant shall submit a parking lot plan to the Planning Director for review and approval. An additional fire hydrant shall be installed at the northwest corner of the site near the maintenance build- ing. An additional 15' wide sewer easement shall be dedicated to the City adjacent to the existing sewer easement. The applicant shall relinquish access rights to Haymar Drive, El Camino Real and Marron Road excepting driveway access, as approved on the Precise Plan. PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad Planning Commission held on June 29, 1977, by. the following vote, to wit: xxx . -- *. xxx 1 2 3 4 5 6 7 8 9 10 13 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 AYES : Coxmissloner Larson, Woodward, Fikes, Jose, Watson, L'Heureux. ABSENT: Commissioner Rombotis ERIC LARSON, CHAIRMAN ATTEST : JAMES C. HAGAMAN, SECRETARY .5 -1' I- .- STAFF REPORT DATE : June 29, 1977 TO : Planning Commission FROM: Planning Department CASE NO. EIR-389/CT 76-18/PP-24 APPLICANT: MAY STORES SHOPPING CENTER, INC. REQUEST : CERTIFICIATION OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT COVERING THE ULTIMATE EXPANSION OF THE PLAZA CAMINO REAL SHOPPING CENTER AND APPROVAL OF A PRECISE PLAN AND TENTATIVE MAP FOR THE FIRST PHASE OF EXPANSION INCLUDING THE REALIGNMENT OF BUENA VISTA CREEK AND THE ADDITION OF TWO MAJOR DEPARTMENT STORES AND ADDITIONAL MALL SHOPS SECTION I: DESCRIPTION OF APPLICATION May Stores Shopping Centers, Inc., et al, wish to expand the existing Plaza Camino Real. The existing center contains two major department stores (May Company and Pennys) and 276,501 square feet of developer buildings (i.e., mall stores). With the approval of this request, two additional major department stores (Sears and Bullocks) and an additional 146,580 square feet of mall stores will be added and Buena Vista Creek will be realigned. It is anticipated that the ultimate expanded shopping center will include a fifth department store (Broadway), expanded parking in the City of Oceanside, and the enclosure of a portion of Buena Vista Creek to accommodate the additional parking. The Environ- mental Impact Report for the request now before the Commission covers the ultimate expansion and, if it is certified, no further environmental analysis would be required. The tentative map for this request also makes provision for the ultimate fifth store but the Precise Plan will have to be amended prior to construction. SECTION 11: RECOMMENDATION EIR-389 Staff recommends that EIR-389 be Certified based on the following findings : FINDINGS (EIR-389) 1. The draft EIR was properly noticed and reviewed. 2. The comments received from reviewing agencies have been adequately addressed by the Planning Director. Page 1 * Page 2 3. Most of the identified impacts of the project can be adequately mitigated. 4, There are over-riding considerations that allow the occurrence of the significant impacts that cannot be mitigated at this time. CT 76-18: Staff recommends that CT 76-18 be Approved based on the following findings and subject to the following conditions: FINDINGS (CT-7 6-18) 1, The proposed map is consistent with the General Plan because : a. The Land Use Element designates the site for Intensive Regional Re.tail which is consistent with the proposed use. 2. The design or improvement of the proposed subdivision is consistent with the General Plan because: a. The design of all adjacent and on-site streets is consistent with the Circulation Element. b. All necessary public improvements will be installed in conjunction with the project. 3. The site is physically suitable for the type of development because : a. The site has been rough graded and is relatively flat. b. Adequate access exists to the site from throughout the region. 4. The site is physically suitable for the proposed intensity of development because: a. The site is large enough to provide adequate parking. b. Adequate access exists to the site, 5. The design of the subdivision or the imposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because: a. An Environmental Impact Report (EIR-295 and 389) has been certified for this project. Page 3 6. 7. 8. 9. 10. b. The adverse impacts identified in said Environmental Impact Report will either be mitigated by conditions of this approval, by on-going local, state and federal programs, or have been found to be out-weighed by the economic and social benefits of the project. The design of the subdivision or the type of improvements are not likely to cause serious public health problems because : a. Conditions of approval will insure adequate public health facilities. The design of the subdivision or the type of improvements will not conflict with easements required by the public at large for access through or use of property within the proposed subdivision because: a. All necessary easements and right-of-ways for public access through and to the site are required as conditions-of-approval. The subdivision will not prohibit reasonable access to public waterways, rivers, streams, lakes, reservoirs, coastlines or shorelines because: a. The subdivision does not front on any of the above. The subject application has complied with the requirements of the Carlsbad Environmental Protection Ordinance of 1972 because : a. An Environmental Impact Report (EIR-295 and 389) has been certified for this project. The proposed tentative tract map is consistent with applicable City public facilities policies and ordinances because: a. All necessary public facilities, including sewer service, are available to serve the subject project as proposed. CONDITIONS (CT 76-18) The approval is granted for the land described in the appli- cation and any attachments thereto and as shown on the plot plans submitted, labeled Exhibit A, B, and C, dated 6/17/77. Ground cover for slope erosion control shall be planted and maintained per the requirements of the Parks and Recreation Director within the scope as outlined in the Parking Lot Operating Agreement. - Page- 4 3. Necessary energy dissipating measures, such as rip-rap or equivalent, shall be provided as required by the City Engineer . 4. During grading and construction, all waste chemicals, especially lubricants, paints and fuels, shall be properly contained and transported off the site where they can be recycled or destroyed. 5. Construction and grading equipment shall only be serviced and washed at locations adequately equpped to dispose of wastes. 6. All facilities, such as storm drains, energy dissipators, and desiltation basins, necessary to minimize adverse im- pacts on the water quality of Buena Vista Lagoon from project run-off, shall be installed per the requirements of the City Engineer. 7. All grading and exterior construction activities shall be limited to the hours of 7:OO a.m. to 7:OO p.m. on Monday through Saturday. 8. The existing water main at the west end of the expansion area shall be extended southerly along the Monroe Street right-of-way to connect with the existing line near Elm Avenue, as required by the City Engineer. The applicant shall be reimbursed for costs of oversizing this water main by others (reference is hereby made to the letter from the City Manager to Nicholas Banche, dated April 26, 1976). 9. In order to meet minimum combined domestic and fire flow requirements, a looped water system providing a minimum of 5000 GPM shall be installed. All new buildings and/or structures shall be so designed so as not to increase the fire flow requirements of 4500 GPM. 10. Prior to final grading and paving of the parking lot, the applicant shall submit a parking lot plan to the Planning ~ Director for review and approval. 11. An additional fire hydrant shall be installed at the north- west corner of the site near the maintenance building. 12. An additional 15' wide sewer easement shall be dedicated to the City adjacent to the existing sewer easement. Drive, El Camino Real and Marron Road excepting driveway access, as approved on the Precise Plan. 13. The applicant shall relinquish access rights to Haymar Page 5 PP-24: Staff recommends that PP-24 be Approved based on the following findings and subject to the following conditions: 1. 2. 3. 1. 2. 3. 4. 5. 6. 7. FINDINGS (PP-24) The proposed plan is consistent with the General Plan because : a. The Land Use Element designates the site for Intensive Regional Retail which is consistent with the proposed use. The subject application has complied with the requirements of the Carlsbad Environmental Protection Ordinance of 1972 because : a, An Environmental Impact Report (EIR-295 and 389) has been certified for this project. The proposed Precise Plan is consistent with applicable City public facilities policies and ordinances because: a. All necessary public facilities, including sewer service, are available to serve the subject project as proposed, CONDITIONS (PP-24) The approval is granted for the property described in the application and as generally represented on the submitted plot plans, labeled Exhibit A and B, dated 6/17/77. The parking lot shall be maintained as outlined in the Parking Lot Operating Agreement. A landscape and irrigation plan shall be submitted for approval by the Parks and Recreation Director prior to the completion of the parking lot improvements. All landscaped areas will incorporate plant material which exhibit drought tolerant qualities. All irrigated areas will utilize systems which exhibit water conserving characteristics and minimize excess water run-off. All landscaping shall be installed prior to final occupancy. Design of the new buildings shall be compatible with the design of the existing center. 8. 9. 10. 11 0 12. 13. 14. 15. Page 6 Prior to the issuance of building permits for the two depart- ment stores, the applicant shall submit building elevations to the Planning Commission for review and approval. The energy conserving measures proposed on Exhibit B, dated 6/17/77, shall be utilized in the new construction. The developer shall cooperate with the North County Transit District to provide efficient transit service as an alternate to automobile travel. Only low-volume flush toilets and restricted flow faucets shall be utilized in the new buildings. All parking lot lighting shall be vapor metal and com- patible with existing parking lot lighting. The applicant shall participate with the City in the improvements of Marron Road and bus transfer location that are recommended by the study that is currently under- way for these items, in accordance with the agreement, dated 11/5/75. Prior to final grading and paving of the parking lot, the applicant shall submit a parking lot plan to the Planning Director for his review and approval. The Parking Plan shall provide adequate spaces for the handicapped. The proposed 30 foot width of the two driveways off of Marron Road are specifically not approved at this time. Additional driveway width to allow for two full width exit lanes at each driveway may be required. The driveway width may be modi- fied by the City Engineer, based on additional traffic circulation data to be submitted by the applicant. The identification signs as shown on Exhibit A, dated 6/17/77, are approved in concept. However, all external signs shall obtain sign permits prior to installation. The size, design and location of all other external signs shall be subject to approval by the Planning Director. SECTION 111: BACKGROUND Location and Description of the Property: The subject property is generally located north of Marron Road and west of El Camino Real. State Highway No. 78 lies approxi- mately 440' to the north. The City of Oceanside has jurisdiction over the strip of land between the northern boundary of the subject Page 7 property and State Highway No. 78. Buena Vista Lagoon lies approximately 1000' to the west of the project. The entire project site consists of approximately 85 acres. Much of the proposed site was part of the Buena Vista Lagoon wetlands and was filled subsequent to the development of the existing shopping center in 1969. A Specific Plan (SP-21), per the requirements of City Ordinance No. 8056, was approved in 1972 to permit the fill operation. The site has been rough graded and is relatively flat. A flood control channel for Buena Vista Creek lies along the northerly boundary of the site. Existing Zoning: Subject Property: c- 2 North : C-2 (Oceanside) East: c-2 South : P-c West: c-2 Existing Land Use: Subject Property : Shopping Center and vacant North : Highway No. 78, Sewage Treatment Plant, Veterinarian, Pool Company East: Carlsbad Plaza Shopping Center South: Grove Apartments and Hosp. Grove West: Vacant and Buena Vista Lagoon Past History and Related Cases: Construction of the existing portion of Plaza Camino Real began in 1968-1969. A Specific Plan (SP-21) was approved in 1972 for grading and fill between the existing center and Buena Vista Lagoon (Ordinance #9292). A "Public Parking Lot Operating Agreement", approved in 1969, exists between the City, the Parking Authority, and the Plaza Camino Real (Res. #1667) for the existing parking lot. The City is currently negotiating with May Stores for an agreement on the proposed parking lot. Environmental Impact Information: An Environmental Impact Report (EIR-295 and 389) has been certified for this project. Page 8 General Plan Information: The Land Use Element designates the site for Intensive Regional Retail (RRI) which is consistent with the proposed use. Public Facilities: Sewer capacity has been reserved for this project. improvements are required as conditions-of-approval. Other necessary Major Planning Considerations: 1. 2. 1. Are the surrounding roadways adequate to serve this area? Will the design of the expansion area and existing center function properly? SECTION IV: DISCUSSION i The map on the next page shows the relationship of the existing and future streets to the Plaza Camino Real. Marron Road was recently extended to the west by the applicant to provide another point of access from State Highway No. 78. It is expected that Monroe Street will be extended to Marron Road in conjunction with the de- velopment of another project to the south of the Plaza. All of the existing streets serving the Plaza are opera- ting below design capacity and adequately serve the exist- ing Plaza. Only the segment of El Camino Real, between Marron Road and Vista Way, is expected to reach critical capacity with the proposed expansion. The main reason that this segment will become critical is the present substandard bridge section across State High- way No. 78. The bridge needs to be widened in order to provide adequate through and turn lanes so El Camino Real can function at its overall designed capacity. Unfortunately, The State Department of Transportation, who has jurisdiction over the bridge, does not have enough money at this time to do the necessary improvements. The City's staff has been working closely with the Department and the City of Oceanside in the design of the bridge and surrounding area. hoped that the improvements will be funded sometime in the next five years. It is There are interim solutions being developed to ease the situation, until the improvements can be made. The City is investigating the possibility of encouraging more traffic to use the Jefferson Street/Marron Road access since that alternative is operating way below capacity. One idea is to rename the off-ramps to better identify them as access to the Plaza. Another idea has been to place signs along State Route 78 denoting access to the Plaza. However, Cal Trans has resisted this proposal as it is against their policy of signing for private functions on a permanent basis. . ... 0. .. .. * :. Q ... * .- c .. .s .. I . .-. -. . Page 9 2. Some other interim solutions involve the City of Oceanside's desire to realign the segment of Vista Way, east of El Camino Real, to line up with the Vista Way segment to the west of El Camino Real, serving the GEMCO Store. This would provide much better spacing between the streets presently intersecting El Camino Real, north of State Route No. 78. Also, the City of Carlsbad is working with Cal Trans to interconnect their traffic signals at the off-ramps with our signals south of State Route No. 78. This would improve the traffic flow along El Camino Real. The City's responsibility in its review of the Precise Plan is to insure that the desiqn of the expansion area, with the existing center, will function properly and not impact the surrounding area. Key concerns involve the following design considerations: - a. Parking lot design (i.e., number of spaces and internal circulation). b. Compatibility of building and sign design with existing Plaza and surrounding area. c. Adequacy of landscaping. Normally, such things as parking lot design and landscape plans are approved prior to the issuance of building permits. The Plaza expansion warrants a slight deviation from this standard procedure. Rough grading and initial construction needs to begin before accurate plans for parking and land- scaping can be developed. Conditions-of-approval require approval of these plans prior to final grading and paving of the parking lot. Also, because they are not yet complete, there is a condition requiring Planning Commission approval of the department store elevations prior to construction. These facts make it difficult to accurately discuss these design features at this time. However, rough estimates of these features can be used to establish what standards will be applied to the end product. PARKING : Exhibit A of the Precise Plan shows an estimated 5,154 parking spaces for the initial four-store expansion. This would provide a parking ratio of one (1) space per 197 square feet of gross floor area. If the parking requirements was computed on an individual store basis, the Zoning Ordinance would require 6,970 spaces. However, the Ordinance provides for modification of this number by the Planning Commission for comprehensively designed facilities. In comparison to other regional centers in the County, it appears that the standard of one (1) space per 200 square feet of gross floor area (five (5) spaces per 1000 square feet) is used for re- gional centers with approximately one million square feet of floor area. Smaller regional centers tend to use a standard - Page 10 of 5 to 5.5 spaces per 1000 square feet of gross floor area. Staff feels that the proposed parking ratio is more than adequate to handle parking at the Plaza with the obvious exception of those few days of peak load in December . DESIGN: The elevations of the new mall stores are shown on Exhibit B of the Precise Plan. With this approval, the elevations will be as shown on that Exhibit. Staff feels that the proposed are compatible with the design of the existing center and should be approved. Since the elevations of the two new department stores are not available at this time, staff has included a condition requiring that they be sub- mitted to the Planning Commission for their approval prior to construction. This condition does not require a public hearing or Precise Plan Amendment per se. The Commission will only be reviewing the elevations to assure compatibility of design with the existing center. The identification signs shown on Exhibit A of the Precise Plan will be approved with this action. All other exterior signs will be reviewed by the Planning Director, to assure compatibility of design. tion may be appealed to the Planning Commission by the appli- cant. The Planning Director's determina- LANDSCAPING: Like the parking layout plans, the landscape and irrigation plans will have to be submitted to the City for approval prior to finished grading and paving of the parking lot. Staff will primarily be concerned with landscaping that'will lessen the harsh impact of the extensive pavement of the park- ing lot. drought resistant plan materials and water-conserving irri- gation systems in the interests of water conservation. Staff will also be concerned with the use of natural/ MCZ:nja Attachments: Location Map EIR-389, dated 6/22/77 CT 76-18: Exhibit A, dated 6/17/77 Exhibit B, dated 6/17/77 Exhibit C, dated 6/17/77 PP-24: Exhibit A, dated 6/17/77 Exhibit B, dated 6/17/77 Date P,ec’d:4!5;/77 DCC Date: 6/21/77 PC 3itek/tq/lj . CT 76-IB Case No. pp-24 Description of Request: ExPRqSoU f/Am C I J ’ kk . FORM PLANNING 52 .. . - 1 STAFF REPORT *- - DATE: JULY 13, 1977 To: PLANNING COMMISSION FROM: PLANNING DEPARTMENT CASE NO: SP-41 (A) REQUEST: APPROVAL OF AN AMENDMENT TO SP-41 TO DELETE THAT PORTION OF PROPERTY TO BE SUPERCEDED BY PP-24. APPLICANT: MAY STORES SHOPPING CENTERS, INC. SECTION I: RECOMMNDATION Staff recommends that SP-41(A) be Approved based on the following findings : 1) The proposed Specific Plan Amendment deleting a portion of the affected property is consistent with all applicable City Policies and Ordinances because: a) The development of the ares, to be deleted has been superceded by the approval of a Precise Plan (PP-24) as required by an agreement between the applicant and the City. SECTION rI: BACKGROUND The subject property is generally located north of Marron Road and west of El Camino Real. State Highway No. 78 lies apprQximately 440' to the north. The City of Oceanside has jurisdiction over the strip of land between the northern boundary of the subject property and State Highway No. 78. Buena Vista Lagoon lies approximately 1000' to the west of the property. imately 45 acres. The entire area to be deleted consists of approx- The site has been rough graded and is relatively flat. A flood control channel for Buena Vista Creek lies along the northernly boundary of the site. Existing Zoning: . Subject Property: C-2 East: C-2 West: C-2 North: C-2 (Oceanside) South: P-C Existins Land Use: Subject Property: Shopping Center and vacant Vacant. North: Highway No. 78, Sewage Treatment Plant, South: Grove Apartments and Hosp. Grove East: Plaza Camino Real West: Vacant -1- - '. .* 4 1. - I ._ $Past History and Re: :ed Cases SP-41 was approved by the City Council (Ordinance No. 9334) on Nov- ember 8, 1972 in conjunction with ZC-lll(0rdinance No. 9335). The subject area included land west of the existing Plaza Camino Real, between Marron Road and the City limits, to Jefferson Street and The Specific Plan Ordinance requires the sub- 29, 1977, the Planning Conmission considered a Precise Plan (PP-24) covering a portion of the Specific Plan area and recommended approval to the City Council. If the City,,council approves the Precise Plan, it will effectively supercede the rkquirements of the Specific Plan and the applicable area under the Precise Plan should be deleted from the Specific Plan. ' .Buena Vista Lagoon. rnittal of a development plan prior to building and grading. On June - * Construction of the existing portion of Plaza Camino Real began in 1968-1969. A Specific Plan (SP-21) was approved in 1972 for grading and fill between the existing center and Buena Vista Lagoon (Ordinance #9292). A "Public Parking Lot Operating Agreement," approved in 1969 still exists between the City, the Parking Authority, and the Plaza Carnino Real (Resolution 1667) affected by this action. The City is currently negotiating with May Stores for an agreement on the proposed expansion. for the existing parking lot and will not be Environmental Impact Information An Environmental Impact Report (EIR-295 and 389) has been certified for a Precise Plan and tentative map for the same area that is proposed for deletion. Therefore, no further environment review is required by reason of prior compliance. General Plan Information The Land Use Element designates the site for Intensive Regional Retail (RRI) which is consistent with the proposed uses. Public Facilities Sewer capacity has been reserved for the proposed Plaza expansion. Other necessary improvements are required as conditions-of-approval of the Precise Plan and Tentative Map. Major Plannins Considerations: What effect will the proposed deletion have on the development of the property? SECTION 111: DISCUSSION An existing agreement between the applicant and the City requires approval of a Precise Plan of Development prior to any construction. The requirements of the Precise Plan cover everything that was included in the Specific Plan plus much more. ment on the subject property. The proposed deletion will have no ' effect on the City's ability to adequately review and approve any develop- MZ:ar Attachment: Location Map .C . : -. . - . . * . . . . .........._.....-..- .... .. .. SP-41 TO BE DELETED 0100 3m XK) 1000 FEET . .. FORM PLANNING 52 a. .. . .. . 1 2 3 4 5 6 7 E 9 IC 13 12 13 14 15 I6 17 ia 19 20 21 . 22 23 24 25 26 27 28 .. A , PLANNING COMMISSION RESGLUTION NO. 1384 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY AMENDMENT TO SPECIFIC PLAN 41 TO ALL9W THE DELETION OF CERTAIN PROPERTY INCLUDED WITH PP-24 (CT 76-18), GENERALLY LOCATED ON THE NORTH SIDE OF MARRON ROAD, WEST OF EL CAMINO ekL. CASE NO: SP-41(A) . APPLICANT: MAY STORES SHOPPING CENTERS, INC. OF CAFUSBAD, CALIFORNIA RECOMMENDING APPROVAL OF AN WHEREAS, a verified application for deletion of certain property from SP-41, as shown on the attached map, has been filed with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, on July 13, 1977, a duly advertised public hearing was held before the Planning Commission in the manner prescribed by law to consider approval of an amendment to Specific Plan 41 (SP-41(A) to delete that portion included within PP-24 (CT 76-18 on property as shown on map marked SP-$l(A), Exhibit "A", attached hereto and made a part hereof; and WHEREAS, at said Public Hearing, upon hearing and considering the testimony and arguments, if any, of all persons who desired to be heard, said Commission considered all facts relating to the Specific Plan Amendment and found the following facts and reasons to exist: 1) The proposed Specific Plan Amendment deleting a portion of the affected property is consistent with all applicable City Policies and Ordinances because: a) The development of the area to be deleted has been super- ceded by the approval of a Precise Plan (PP-24) as required by an agreement between the applicant and the City NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the above recitations are true and correct. *. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 27 18 19 20 21 22 23 24 25 26 27 28 B) That an Amendment to Specific Plan 41 is approved deleting certain property included with PP-24 (CT 76-18), generally located on the north side of Marron Road, west of El Camino Real, and as shown on the attached map, labeled Exhibit A. I PASSED, APPROVED AND ADOPTED by the Planning Commission of the City of Carlsbad, Califb"r"nia, at a regular meeting held on July 13, 1977, by the following vote, to wit: *. AYES : NOES : ABSTAIN : .. .. ABSENT: ERIC LARSON, CHAIRMAN ATTEST: .I JAMES C. HAGAMAN, SECRETARY ' c 82 . .- .. ’ =e 50 200 300 400 600 FEET - .- SP-41 TO BE DELETED NOTE: DELETED PORTION TO BE SUPERCEDED BY PP-24 . . .. CA SE . EXHIB DATE NO. 9-41 (A) P.C. RES. NO. 1384. C.C.RES NO T A- UI s .. C.C. ORD. NO ( IF APPLICABLE 7/r 3/77 .. . .. .