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HomeMy WebLinkAbout1980-06-03; City Council; 6261; Amendment Precise Plan Plaza Camino Real May Stores" - -.- 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. * 1' I 1 2 3 4 5 6 7 e 9 1c 11 12 13 14 15 16 17 ia 19 20 21 22 23 24 25 26 27 28 - - 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: '. .. t E '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 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- i .i . 1' 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 2 3 24 25 26 27 28 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- ". . 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 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 -2- c I 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 -3- 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. -4- ,. 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 -5- Surrounding Zoning and Land Use: a F3BLIC FACILITIES Public Facilities Fee Agrement, &ted Q/A 1 E.I.R. Certified, dated . P * . .- z \ 1 Lil c 0.