HomeMy WebLinkAbout1980-06-03; City Council; 6261; Amendment Precise Plan Plaza Camino Real May Stores"
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AMENDMENT TO THE PRECISE PLAN FOZ PLAZA CAMINO REAL SUBJECT^
APPLICANT : MAY STORES CASE NO: PP-~~(c) <e7 ?&-,pi
The applicant is requesting approval of an amendment to the Precise
Plan for Plaza Camino Real, located on the north side of Marron
Road between El Camino Real and Jefferson Street. The request is for five specific modifications as indicated in the attached staff report.
The Planning Commission amenaed the staff recommendation by modifying
and deleting certain conditions. Specifically, Condition No. 2 was
modified to require an amendment to the Precise Plan prior to
alteration or development of Lot 29. At the time of an amendment only those areas directly affecting Lot 29, as described in the
attached resolution, can be .considered in their review. The
Commission's intent is to allow the applicant to develop Lot 29 in conjunction with the property to the west without encumbering the
entire center.
Through staff review and Planning Commissian hearing all issues on
. this matter have been resolved.
EXHIBITS '1. Planning Commission Resolution No. 1637 2. Staff Report dated May 14, 1980 3. Exhibits,A, B, C, D and F dated 4/23/80
RECOPDIENDAT I ON Both the Planning Staff and Planning Commission have recommended APPROVAL of this application and City Council to direct the City Attorney to prepare documents APPROVING PP-24(C) per Planning Commission Resolution No. 1637.
Counci 1 Acti on :
6-3-80 Council directed theCi ty Attorney to prepare documents approving PP-24(C)
per Planning Commission Resolution 1637.
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PLANNING COMMISSION RESOLUTION NO. 1637
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF AN AMENDMENT TO THE PRECISE PLAN
FOR THE PLAZA CRMINO REAL SHOPPING CENTER GENERALLY LOCATED ON THE NORTH SIDE OF MARRON
ROAD, BETWEEN EL WINO REAL AND JEFFERSON STREET, APPLICANT: MAY STORES SHOPPING CENTERS, INC. CASE NO: PP-24 (C)
WHEREAS, a verified application for certain property, to wit:
Lots 1 through 29, inclusive, of Carlsbad Tract No.
CT 76-18, (Plaza Camino Real Shopping Center), accord- ing to Map No. 8956 filed in the Office of the County Recorder of San Diego County on August 11, 1978.
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said application constitutes a request as provided
3y Title 21 of the Carlsbad Kunicipal Code; and
WHEREAS, a tentative map, CT 76-18, and a precise plan, PP-24,
gith amendments, PP-24(A) and (B), have been approved with
3ppropriate findings and conditions; and
WHEREAS, the Planning Commission did on the 14th day of
Yay, 1980, hold a duly noticed public hearing as prescribed by law
to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering
sli testimony and srgunents, if any, of all persons desiring to be
?.card, said Comnission considered all factors relating to the
Precise Plan; and
NOW, THEREFORZ, BE IT HEREBY RESOLVED by the Planning
:omission as follows:
k) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of PP-24 (C) , based on the following findings and subject to the following conditions:
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The precise plan is consistent with all elements of the general plan and all applicable city ordinances.
The site is physically suitable for the type of development because all approved modifications are consistent with the existing shopping center.
The precise plan is consistent with all city public facilities policies and ordinances because the approved modifications would not increase demands on public facilities.
The precise plan would have no adverse impact on public welfare because conditions of approval will protect public
interests.
The Planning Director has determined that the project will not
result in any adverse environmental impacts and has issued
a negative declaration on December 26, 1979, (Log No. 629).
Conditions:
Approval is granted for Precise Plan PP-24(C) , as shown on
Exhibits A, B, C, D & F, dated 4/23/80, incorporated by
reference and on file in the Planning Department. Development
shall occur substantially as shown unless otherwise noted in
these conditions.
Parking lot configuration and road alignment on Lot 29 shall remain as existing, as approved on PP-24 (B) , Exhibit "A",
dated 2/7/79. Lot 29 to the parking authority, but pending development of Lot 29, agrees to operate Lot 29 as a parking lot under the same terms and conditions of the existing public parking lot operating agreement. No alteration or development shall occur on Lot 29 without approval of an additional amendment to the
Precise Plan. Applicant shall not be required to make any alterations or modifications to any portion of the existing improvements loczted east of grid line W5000 or north of grid
line N11600, as shown on Precise Plan PP-24(C), Exhihit A,
dated 4/23/80, as a condition of approval for development of
Lot 29.
Applicant shall not be required to convey
The property crass-hatched in black on Exhibit "A" dated
4/23/80, incorprated within PP-24(C) and not previously
included in tks Precise Plan, shall be deeded to the Parking Authority of ti22 City of Carlsbad under the same terms and conditior,s prc-viously adopted. Operating agreements shall be
amended accordingly.
A revised site grading plan shall be submitted to and approved by the City Engineer prior to filling of the Buena Vista
Creek Channel. All affected grading permits shall be amended concurrently.
The identification sign as shown on Zxhibit F, dated 4/23/80,
is approved in concept. However, all external signs shall
RES0 81637 -2-
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obtain sign permits prior to installation. The size, design and location of all other external signs shall be subject to
the approval of the Planning Director.
The developer shall submit a parking lot plan and landscape and irrigation plan to the Planning Director for his review and approval. These plans shall include the modified areas surrounding the Oceanside sewer treatment plant and the bus
loading zone. The parking plan shall provide adequate Spaces
for the handicapped. Prior to final acceptance of the parking lot by the parking authority and sale of bonds by the City of Carlsbad, developer shall install said parking and
landscaping to the satisfaction of the Planning Director.
The developer shall submit landscape and irrigation plans to the Planning Director for his review and agqroval. The plans shall include those areas on the north side of the shopping center from the El Camino Real entrance, west to the parking break between Broadway and J.C. Penneys. These improvements
shall be installed in conjunction with the completion of the
north lot and prior to final acceptance of the parking lot by the parking authority and sale of bonds by the City of Carlsbac
The landscaping and irrigation plans shall incorporate water conservation measures through choice of plant materials and
choice of irrigation equipment and design,
Sole access to the property presently occupied by the
Oceanside Sewer Treatment Plant, and presently described as
Assessor Parcel # 156-302-01, shall be the access road as shown on Exhibit A, dated 4/23/80. No other access shall be granted to this property without amendment to the precise plan
Access to the property presently occupied by the Oceanside
Sewer Treatmat Plant and described above as Assessor Parcel # 156-302-01, shall be limited to only those vehicles necessary to the operation and maintenance of the treatment plant; all pedestrian access shall be restricted. Developer
shall deed all other access rights to the parking authority
of the City of Carlsbad prior to their final acceptance of
the parking lot and sale of bonds by the city,
Prior to installation, the developer shall submit to and receive ths as2roval of the Planning Director for bus shelter
designs indicated on Exhibit B, dated 4/23/80.
Developer shall submit a reproducible mylar of the precise plan incorporating any applicable conditions contained herein.
Said precise plan shall be submitted to and approved by the Planning Director prior to final acceptance of the parking
lot by the parking authority and sale of bonds by the City of
Carlsbad.
This approval is subject to all conditions of Resolution Nos.
5165, (CT 76-18) ; 5166, (PP-24) ; 5499, (PP-24 (A) ; and 5676, (pP-24(B)), which are incorporated by reference herein.
PC RES0 #1637 -3-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 14th day of May, 1980, by the following vote, to wit:
AYES:
NOES: None
ABSENT: None
ABSTAIN : None
Schick, Rombotis, Marcus, Larson, Friestedt, Jose,
and Leeds
EDWIN S. SCHICK, JR., Chairman
CARLSBAD PLANNING COMMISSION
ATTEST :
JAMES C. HAGAMAN, Secretary
CARLSBAD PLANNING COIJMISSION
PC RES0 #1637 -4- \
STAFF REPORT
DATE : May 14, 1980
TO : Planning Commission
FROM: Catherine Nicholas, Planning Department
SUBJECT: PP-24(C) - MAY STORES - Request to amend the Precise Plan for Plaza Camino Real, located on
the north side of Marron Road between El Camino Real and Jefferson Street.
I. Project DescriDtion and Backaround
The applicant is requesting approval of an amendment to the Precise Plan, PP-24, for the Plaza Canino Real Shopping Center, The subject property is comprised of
thirty lots, eighty-five acres in size, and located
as described above. The request is five-fold, as follows:
a) A reduction in Bullock's store size from 140,900
square feet to 115,000 square feet, in accord with Bullock's actual construction.
b) Relocation of the bus loading zone from the north side of the shopping center to the south side, in
accord with actual construction and agreement with
North County Transit District.
c) Substitution of three identification signs as
approved on I?P-24(B) with one identification sign, located, as shown on Exhibit "A", dated April 23, 1980, per design shown on Exhibit "F", dated April 23, 1980, (copy attached).
d) Modificatim of the site plan on the north side
of the sh..=?ping center, realigning the peripheral
road and re6ucing a portion of the parking lot,.
This request is made to provide access into the
City of Cceanside's sewer treatment plant and to create 2 szperior configuration of the affected
parking xes.
e) Deletior? of Lot 29 from the west end of the
Precise Plan, The developer requests the deletion
to aid future planning of their remaining property.
On November 8, 1972, the City Council adopted ordinance
nos. 9334 arid 9335 approving Specific Plan, SP-41, and
Zone Change, ZC-111, respectively. The subject area
included land west of the original Plaza Camino Real
Shopping Center, between Marron Road and the city limits, to Jefferson Street and the Buena Vista Lagoon. The Specific Plan ordinance required the submittal of a
development plan prior to building and grading.
On August 2, 1977, the City Council adopted Resolution . Nos. 5165 and 5166, approving a tentative subdivision map and a precise plan,(PP-24), for development of an expansion to the existing shopping center to include
two major department stores, various mall shops,
accessory parking, and realignment of the Buena Vista Creek channel. Approval of the precise plan superceded
Specific Plan 41 and the affected property was deleted
from that plan by the adoption of Ordinance No. 9487 by the City Council on August 16, 1977.
The precise plan was subsequently amended on August 3,
1978, to include a third major department store, (PP-24(A), Resolution No. 5499), and again on February
6, 1979, to realign the Buena Vista Creek flood control
channel, (PP-24 (B) , Resolution No. 5676).
11. Analysis
Planning Issues
1. Are all the subject requests appropriate, reasonable and desirable?
2. Would approval of any section of the request
adversely affect surrounding properties or the
health, safety or welfare of the public?
3. Would the relocation of the bus loading zone adversely impact traffic circulation?
4. tvould the deletion of Lot 29 create a situation
of inadequate parking?
5. Would the deletion of Lot 29 from the precise plan be consistent with the best comprehensive
p1annir.g of the remaining site?
Discussion
The Bullocks Department Store has been constructed at 115,000 square feet rather than the 140,900 square feet approved on PP-24, (A) & (B) . The reduction of 25,900 square feet resulted from the elimination of the
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penthouse floor, reducing the building's overall height
from 56' to 37'. The alterations to the exterior elevations, as approved by Council, have been relatively minor (see exhibits C & D, dated April 23, 1980). Approval of this portion of the request will amend the
precise plan to reflect actual construction,
The relocation of the bus stop was originally approved, by PP-24, (A) & (B) , on the north side of the mall adjacent to the JC Penney store. Subsequent agreement
was reached between the developer, North County
Transit District and staff that the present location, within the second driveway on Marron Road west of El
Camino Real, was preferable. Transportation consultants
concur with this judgement. The required on-site
bus circulation pattern is greatly reduced at this
location, minimizing on-site delay and potential conflicts with vehicles and pedestrians. Buses now exit at a signalized intersection. The bus stop was constructed and has been operating at this location since December,
1979.
Three identification signs of 32 square feet each were conceptually approved on PP-24(B). Staff concurs with
applicant that the newly designed sign and the sub-
stitution of one sign for three will be, aesthetically,
more attractive. The 79 square foot sign would be located at the driveway immediately southwest of '
Bullocks. (See design attached, Exhibit F) .
The realignment of the peripheral road on the north
side of the shopping center, immediately north of
Eroadway and JC Penney would accomplish several things. First, it would add property to the precise plan, some of which is within the City of Oceanside. This
additional property in conjunction with the road
realignment would result in the creation of approx- imately 50 more parking spaces.
Secondly, the road realignment will result in a superior parking lot layout. The presently approved road alignrnent separates a mall parking area from the
main lot. Tk? proposed realignment would provide a
more conprehFnsive design.
Finally, the realignment also provides an access road to the City of Oceanside's sewer treatment plant. Due to the channel alignment, no access to the plant is possible, except through the shopping center parking lot. Staff has recommended, as a condition of approval, that the developer enter into an agreement restricting
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access to the property to those vehicles necessary to
operate and maintain the treatment plant.
The required realignment and reconfiguration would affect over one-third of the existing northeast parking
lot. This was the only area not upgraded at the time
of the approved expansion. Landscape and irrigation
plans for the eight affected aisles would be required
for submittal and approval should this request be
granted. Staff feels this would be an appropriate
time to upgrade the remaining portion of the lot, by
addition of landscaping, to be consistent with the overall parking design, and therefore, has added an appropriate condition.
Staff feels the deletion of Lot 29 from the precise plan to be a premature consideration. The developer maintains that the current use of this property, parking,
is unnecessary to support the shopping center and requests
that the lot b2 removed from the precise plan to allow more consistent treatment of future development in context with the remaining property governed by Specific Plan, SP-41. However, the applicant has no apparent plans, conceptual or otherwise, for development of the lot, at this time. Approval of a road realignment without the opportunity to review the development it would
affect, is inconsistent with good planning practice.
Staff has additional concerns regarding the reduction
of parking. Deletion of Lot 29 would eliminate
approximately 300 parking spaces from the final design, (the applicant proposes to allow the present parking configuration and road alignment to remain until which
time they are ready to develop Lot 29). The elmination
of spaces would reduce the parking ratio from 5.07 to
4.93 spaces per 1,000 square feet. Staff has historically
recommended to the Planning Commission and City Council
that regional standards of a minimum of 5.0 spaces per
1,000 square feet be followed.
Since the applicant presently has no plans for develop-
ment on Lot 23, staff finds action deleting it from
the precise plan to be inappropriate. An amendment to
the precise plan should be requested at the time developxent plans are formulated. Should the inclusion
of additional property be desirable, an amendment to
the specific plan could be processed concurrently. Processing in this manner would result in a more comprehensively planned facility.
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,. 111. ,. 111. Recommendation
It is recommended that the Planning Commission adopt
Resolution No. 1637, amending Precise Plan, PP-24, as follows: -
Approving the reduction in Bullock's store size,
Approving the bus stop relocation.
Approving the substituion of one monument sign
for the three previously approved.
Approving the realignment of the peripheral road,
reconfiguration of the parking lot and access
road into the Oceanside sewer treatment plant.
Denying the deletion of Lot 29 from the Precise Plan and the consequental elimination of parking
and road realignment.
Attachments
Precise Plan, PP-24 (C) , Exhibit "A", dated 4/23/80
Bus Stop, Exhibit "B", dated 4/23/80 Bullocks Elevations, Exhibits "C" and "D" , dated 4/23/80 Identification Sign, Exhibit 'IF", dated 4/23/80
Location Map
Background Data Sheet Disclosure Form PC Resolution No.1637
CDN/ar 5/9/80
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Surrounding Zoning and Land Use:
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F3BLIC FACILITIES
Public Facilities Fee Agrement, &ted Q/A 1
E.I.R. Certified, dated
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