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1983-06-21; City Council; 7255-1; 17.6 Acre Commercial Addition to Plaza Camino Real
CARLSBAD - AGEND^BILL 'A&* I73>5&jifl MTG. 6/21/83 OEPT PLN TITLE' TITLE 17.6 ACRE COMMERCIAL ADDITION " TO PLAZA CAMINO REAL - HUGHES INVESTMENTS 7P-9fifi/PP-94 ( frt AiP-1 87 DFPT HO. Wfjh CITY ATTY /yff CITY MGRjQ^^ ^ I CN •HO rooo CM LU occ.a.a. OIJ o 8 RECOMMENDED ACTION: The Planning Commission and staff are recommending that the City Council ADOPT Resolution No. 7111 (PP-24(D) and introduce Ordinance Nos. 9661 (ZC-266) and 9662 (SP-187). ITEM EXPLANATION At the March 1, 1983 City Council meeting, this item was referred back to staff and staff was directed to provide information and/or conditions addressing the following three remaining issues on the project: 1. Parking 2. Right turn only entrance/exit 3. Traffic flow Included in this packet are two exhibits. Exhibit A is a parking analysis conducted by the Land Use Planning Staff, which compares the Hughes proposal to professional parking studies and other existing developments. Exhibit B is the previous agenda bill for the project, and related resolutions and reports. The City Engineering Department has been working with Hughes Investments to arrive at conditions which would satisfy the concern of both parties regarding the right turn in and out only driveway and traffic flow on Marron and Jefferson adjacent to the project site. The Engineering Department has recommended five additional conditions which have been added to the conditions contained in the documents of approval (Ordinance No. 9662). Except for some minor details the applicant concurs with these conditions. One additional condition which has been added and agreed to by the applicant, prohibits any drive-thru restaurants on the site. The only drive-thru facilities which may be considered in the future are those proposed in conjunction with a financial institution. With these additional conditions, it appears that all major issues on this item have been satisfactorily resolved. FISCAL IMPACT The applicant will provide all required public improvements to the project. Also, the applicant has agreed to pay a public facilities fee to offset the costs of providing all other public services and ultimate development of the property may increase the city's commercial tax revenue. ENVIRONMENTAL REVIEW The Land Use Planning Manager issued a negative declaration for this project which was approved by the Planning Commission on December 8, 1982. ATTACHMENTS 1. City Council Resolution No. 7111, City Council Ordinance Nos. 9661 and 9662 2. Staff parking analysis (Exhibit "A") 3. Previous Agenda Bill with attachments (Exhibit "B") EXHIBIT "A" I. PARKING ANALYSIS HUGHES ADDITION TO PLAZA CAMINO REAL EXISTING PLAZA CAMINO REAL PARKING Total Building Area: 1,137,545 sq. ft. Parking Space Count: - With Lot 29 (Present): 5,840 - Without Lot 29 (After Hughes): 5,561 Net Loss: 279 spaces Parking Ratio: - With Lot 29 (Present): 5.07 spaces per 1,000 sq. ft. - Without Lot 29 (After Hughes): 4.93 spaces per 1,000 sq. ft. Note; a) Staff has traditionally recommended 5 spaces per 1,000 square-foot minimum. Review of the old Plaza Camino Real files indicates that this recommendation originated from "San Diego County Regional Standards" for regional commercial centers. No further reference or data to back up this minimum can be found. b) The Carlsbad Parking Ordinance requires for retail uses the following: Parking Spaces Required - 17, plus 1 for each 150 square feet of gross floor area in excess of 5,000 square feet, plus one for each 100,000 square feet of gross floor area in excess of 20,000 square feet. This formula would result in 18,742 required spaces. Staff believes this is intended for independent retail develop- ments, not a planned regional center containing similar uses which share parking. c) The Urban Land Institute "Shopping Center Development Handbook" prepared in response to recent shopping center development recommends 4 spaces per 1,000 square feet for a center of this size. d) Review of the Plaza files indicates that parking on Lot 29 would remain until a plan such as the Hughes plan was approved for development. In addition, staff believes that the parking on Lot 29 is of little value to Plaza Camino Real because: 1) It is the farthest parking area from the stores and is beyond the point of diminishing returns for store patrons. People will rather park illegally than walk this distance. 2) As a practical matter, the lot is seldom used for Plaza Camino Real parking, as field checks of the site during the Christmas holidays have indicated. II. PROPOSED HUGHES SITE PARKING Total Building Area: 171,812 sq. ft. Parking Space Count: 806 Parking Ratio: 4.7 spaces per 1,000 sq. ft. Note; Staff believes that this parking ratio is acceptable because: a) Some office uses are proposed on the site which require less parking. b) Recent surveys, such as the Urban Land Institute "Shopping Center Development Handbook", indicate that a 4.0/1,000 ratio is adequate for this size commercial center. c) It is possible that some patrons will park once to visit both Plaza Camino Real and the Hughes site. d) The overall site design is such that the parking is well distributed throughout the site which should decrease the desire to park illegally avoiding congestion. III. PLAZA CAMINO REAL/HUGHES SITES PARKING COMBINED Total Building Area: 1,309,357 sq. ft. Parking Space Count: 6,367 Parking Ratio: 4.91 spaces per 1,000 sq. ft. IV. SURVEY OF PARKING IN OTHER SHOPPING CENTERS a) La Jolla Village Square - 4.88/1,000 sq. ft. b) Fashion Valley Shopping Center - 5.07/1,000 sq. ft. c) University Towne Center - 4.3/1,000 sq. ft. d) Gemco Center/Oceanside - 5.0/1,000 sq. ft. -2- 31 V. OTHER FACTORS AFFECTING THE ADEQUACY OF PARKING a) Design of parking lot (i.e., circulation, location of parking spaces in relation to stores) is just as important as ratio of parking spaces. b) Adequacy of parking cannot always be guaranteed for every business in a center (i.e., a successful business such as a restaurant with nightclub may generate more parking demand than the normal business). Parking standards are adopted which handle the average business. -3- EXHIBIT "B1 $ 8 3 § OCIOO -P^)cr\ OHMs a cn o o o m (tioj „.0) PLN CARLSBAD — AGENq^BILL 17.6 ACRE COMMERCIAL ADDITION TO PLAZA CAMINO REAL - HUGHES INVESTMENTS - ZC-266/PP-24(D)/ SP-187 ; DEPT. HD.Si CITY CITY ssso u o 3= t/>. SlolBsg fig CD ^I I I i O oo RECOMMENDED ACTION: The Planning Commission and the staff are recommending that the City Council adopt Resolution No. ?/// (PP-24(D)) and introduce Ordinance Nos.(ZC-266) and (SP-187). ITEM EXPLANATION The applicant is requesting a zone change, an amendment to the Plaza Camino Real Precise Plan and a specific plan for the development of property located at the west end of Plaza Camino Real near the intersection of Jefferson Street and Marron Road. The zone change (ZC-266) is to remove the Floodplain Overlay Zone from the developable portion of the site. The City Engineer is satisfied that this area is no longer in the floodplain. The amendment to the precise plan (PP-24(D)) would delete lot 29 (see attachment) from the Plaza Camino Real precise plan. The specific plan (SP-187, also attached) is intended to provide standards for the continuation of an existing high quality regional center. , The only issue remaining on the specific plan is regarding the developer's desire to include a third entrance (right-turn-in and right-turn-out) at the center of the development along Marron Road (please refer to attached Exhibit "X"). Both the City Engineer and the Planning Commission felt that an intersection at that location (on the inside of a curve) could create serious traffic hazards. For that reason both the Planning Commission and the staff are recommending approval of the specific plan, but without the middle driveway. For more information please see the attached staff report to the Planning Commission. FISCAL IMPACT Approval of this project will have no direct fiscal impact on the City of Carlsbad. Ultimate development of the property may increase the city's commercial sales tax revenue. ENVIRONMENTAL REVIEW The Land Use Planning Manager issued a negative declaration for this project which was approved by the Planning Commission on December 8, 1982. 1. EXHIBITS City Council Resolution No. /?/// , with attached Planning Commission Resolution No. 2058 (PP-24(D)) City Council Ordinance No. f^/ , with attached Planning Commission Resolution No. 2057 (ZC-266) 3. City Council Ordinance No.with attached Planning Commission Resolution No. 2059 (SP-187) 4. Staff Report, dated December 8, 1982, with attachments STAFF REPORT DATE: December 8, 1982 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: ZC-266/PP-24(D)/SP-187 - HUGHES INVESTMENTS - Request to develop property immediately west of Plaza Camino Real Sears parking" lot into a commercial retail and professional office center. / I. RECOMMENDATION It is recommended that the Planning Commission ADOPT Resolutions 2057, 2058 and 2059, recommending APPROVAL of ZC-266, PP-24(D) and SP-187 to the City Council, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The proposed project involves the following three discretionary requests on property as described above. 1) A zone change to realign the Floodplain Overlay Zone boundaries out of the buildable portion of the site. 2) An amendment to the Plaza Camino Real Precise Plan to delete Lot #29 from the plan, and 3) A specific plan to develop the site. The site is bordered by Marron Road on the west and south, Plaza Camino Real on the east, and Buena Vista Creek on the north. The property lying between Buena Vista Creek and Highway 78 is under the same ownership, but is within the Oceanside city limits and is not to be considered a part of this plan. Access to this Oceanside site, however, must be approved by the City of Carlsbad prior to its future development. The property is zoned C-2 (General Commercial) with a Land Use Designation of RRI (Intensive Regional Retail). A Floodplain Overlay Zone covers much of the property. In addition, the eastern portion of the property is a small part of the present Plaza Camino Real parking lot (Lot #29) and is being purchased from May Stores. III. ANALYSIS - ZC-266 - Zone Change to realign the Floodplain Overlay Zone boundary. Planning Issue i 1) Is the Floodplain Overlay Zone'no longer necessary on the buildable portion of the site? 3f Discussion - ZC-266 The Floodplain Overlay Zone is placed upon properties lying within the 100-year Flood Plain. This zone provides additional development regulations to protect the public welfare as well as reduce possible financial burdens placed upon the city. Any development within this zone requires approval of a Special Use Permit. About 1/3 of the subject property lies within this zone. In May, 1982, Geroge S. Nolte and Associates (Engineers), completed an extensive Flood Projection Report on the property, which concluded that the limits of the 100-year Flood have changed due to past fill operations on the site. As a result, only the creek channel and the sewer pump station (on the north side of the channel) continue to lie within this Flood Hazard Area (as shown on Exhibit "B"). The City Engineer, after reviewing the report, is satisfied that the buildable portion of the site no longer need to be encumbered by Floodplain Zone restrictions, and has written the attached memo, dated November 23, 1982, to this effect. As such, staff recommends that the boundaries of the Floodplain Zone be changed to reflect the present 100-year Flood as shown on Exhibit "B". IV. ANALYSIS - PP-24(D) - Precise Plan Amendment to delete Lot $29 from the Plaza Camino Real Precise Plan. Planning Issues 1) Would the deletion of Lot #29 create a situation of inadequate parking for Plaza Camino Real? 2) Would this deletion be consistent with the best comprehensive planning of both Plaza Camino Real, and the Hughes sites? Discussion - PP-24(D) May Stores originally requested the deletion of Lot #29 from their Precise Plan in May, 1980. At that time, the Commission allowed that the lot be excluded from Parking Authority jurisdiction but required that the applicant continue operating the lot under the same terms and conditions as the rest of the Plaza Camino Real parking lot. At this previous meet-ing the Planning Commission voiced two reservations to the proposed deletion. One, the Commission considered it premature to delete usable parking without reviewing plans for its development, and, two, it would eliminate approximately 300 Plaza Camino Real parking spaces. The present request does show plans for development of the lot. As shown on Exhibit "A", this lot would comprise the eastern portion of the site including two freestanding buildings, part of a main commercial structure, a parking area, and a main entry to the site. Lot #29 would become an important part of the Hughes Center. -2- The elimination of 300 parking spaces from the Plaza Camino Real design would reduce the overall parking ratio from 5.07 to 4.93 spaces per 1000 square feet. In the past, staff has recommended a minimum of 5.0 spaces per 1000 square feet for regional shopping centers. A recent published study indicates a 4.0 spaces per 1000 square feet minimum is sufficient. From a practical standpoint, much of the Plaza Camino Real parking lot is underutilized the vast majority of the year. Recent staff monitoring of the lot indicates that while Lot #29 is presently being used as a "park and ride" carpool area, hundreds of spaces surrounding this lot remain vacant. As such, staff believes that the elimination of 300 Plaza Camino Real parking spaces will not greatly affect the overall parking availability at the center, and that the new proposed development of Lot #29 would constitute an improved land use. Staff is recommending amending the Plaza Camino Real Precise Plan to delete Lot #29 and the consequential elimination of parking and drive realignment, allowing it to be utilized for development of the Hughes Center. V. ANALYSIS - SP-187 - Specific Plan to develop a commercial retail and professional office center. Planning Issues 1) Does the specific plan implement the intent of the General Plan? 2) Are the specific plan standards adequate to produce a high quality development on a highly visible site? 3) Does the plan adequately safeguard the creek and lagoon habitat? • 4) Will the project create a significant impact upon the traffic flow of Marron Road? Discussion - SP-187 The .Specific Plan for this development consists of a site plan (Exhibit "A", dated November 27, 1982) and an accompanying text itemizing all development standards for the site. As shown on Exhibit "A", the proposed project is built around a 111,800 square foot commercial building core with ten individual commercial and/or professional office buildings located generally along the Marron Road frontage of the site. The General Plan designation for the site, RRI, provides for "regional shopping centers having a market radius ranging up to 5 or more miles and serve a population of 20,000 to 80,000 families.. A department store is typically the major magnet of a regional shopping center, while other uses supplement and . -3- w compliment the various department store lines. A group of convenience stores, service facilities, business and professional offices are often associated with the center." Staff believes that the specific plan for this project demonstrates that it does meet the intent of the General Plan for this site. The setbacks and spacing of the buildings should provide excellent relief and an overall pleasing effect from Marron Road. The on-site circulation is designed to avoid pedestrian-auto conflicts and should provide good on-site traffic distribution. The specific plan text provides specific development standards for the entire project. Staff believes the large setbacks, the sign controls, the landscaped parking areas, and all other standards spelled out in the specific plan should result in a quality commercial development. The 15-foot landscaped setback maintained from the top of the creek bank, in addition to an attractive fence, should satisfactorily safeguard the creek and its habitat from direct human impacts. Staff has indicated to the applicant that drive-thru facilities may not be acceptable for this site for two reasons: 1) the impact on Marron Road which will soon reach its traffic design capacity and 2) the appropriateness of having a drive-thru facility in a regional shopping center. The applicant understands that no approval for drive-thru lanes is being given by the approval of this specific plan. A condition is being recommended by staff which requires separate consideration by conditional use permit for any proposed drive-thru facilities. Staff and the applicant have worked closely on this project, however, one unresolved issue remains, that is the right-turn-in/right-turn-out access point midway along the Marron Road frontage. The proponent (developer) believes that this access improves the internal circulation of the site and increases the commercial viability of the development. They believe this access can be installed to.operate in conformance with all generally accepted standards such as site distance, turning radius, and use of merging lanes. Staff is of the opinion that this access creates an unsafe condition becuase it is on the inside of a curve on a secondary arterial where traffic counts will soon reach the capacity of this street. Any hesitation or indecision by motorists on this curve could result in a very hazardous situation. Bicyclists and pedestrians would also be adversely affected by the access. Staff believes that the two main access points along Marron Road will adequately serve the project. Both of these main drives are signalized and are sufficiently wide to accomodate projected on-site traffic. The developer is aware that approval for the Monroe Street access must also come from the parking authority and is working to secure this approval. -4- <"•*"'»> >"\ ' Staff understands the applicant's position on the right-in/right- out access, but must recommend approval of the project with the deletion of this drive, in the interest of traffic safety along Marron Road. VI. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment and has issued a Negative Declaration on October 15, 1982. ATTACHMENTS ' " ' '— ~~ -• * 1) North County Plaza Specific Plan Text 2) Planning Commission Resolutions 2057, 2058 and 2059 3) Location Map 4) Background Data Sheet 5) Disclosure Form 6) Environmental Documents 7) Exhibit "A", dated November 30, 1982 and Exhibit "B", dated November 24, 1982 PK:bw 12/2/82 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 2057 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONE CHANGE TO REALIGN THE FLOODPLAIN OVERLAY ZONE BOUNDARIES ON PROPERTY GENERALLY LOCATED IMMEDIATELY WEST OF THE PLAZA CAMINO REAL SEARS PARKING LOT. APPLICANT: HUGHES INVESTMENTS CASE NO.: ZC-266 WHEREAS, a verified application for certain property to * , wit: Lot 29 of Carlsbad Tract 76-18, Map 8956 and Lots 32 to 36 inclusive of Hosp Co.'s Tract No. 1 in Carlsbad, California filed August 11, 1978 and June 8, 1908, respectively has been filed with the City of Carlsbad, and referred to the Planning Commission; and WHEREAS, said application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 8th day of December, 1982, hold a duly noticed, public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Zone Change; and. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: A) That the for'egoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL OF ZC-266, based on the following findings and subject of the following conditions: Findings: » 1) That the buildable portion of the site now lies a minimum of one-foot above the Flood Plain as determined by the flow data for a 100-year storm.' 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 -. w ,,,,.. . . w 2) That the portion of the site that does not lie a minimum one- foot above the Flood Plain will remain within the Flood-Plain Overlay Zone. 3) This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Use Planning Manager on October 15, 1982 and approved by Planning Commission on December 8, 1982. Conditions 1) Approval is granted for ZC-266, as shown on Exhibit "B", November 24, 1982, incorporated by reference and on file the Land Use Planning Office. The Zone boundaries shall delineated as shown. 2) This project is approved upon the express condition that Land the dated in be the applicant shall pay a public facilities fee as required by Cit Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated September 9, 1982, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the general plan and approval for this project shall be void. PASSED, APPROVED AND ADOPTED at a regular meeting of Planning Commission of the City of Carlsbad, California, held the 8th day of December, 1982, by the following vote, to wit: AYES: NOES : ABSENT: ABSTAIN: . the on ! VERNON J. FARROW, JR., Chairman CARLSBAD PLANNING COMMISSION ••* ATTEST: \ ^(l^PNlW^^CG1 » vxtvxu^yf-f \ 1 -HJV s<y\AXxMz. — 4 MICHAEL JvjHOLZf{J>LLER • LAND USE PLANNING MANAGER i- PC RESO NO. 2057 ' .2 : /Q 1 . PLANNING COMMISSION RESOLUTION NO. 2058 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A PRECISE 5 DEVELOPMENT PLAN AMENDMENT TO DELETE LOT #29 FROM THE PLAZA CAMINO REAL PRECISE PLAN. THIS LOT IS LOCATED ON 4 THE EXTREME WESTERN END OF THE PLAZA CAMINO REAL PARKING LOT. 5 APPLICANT: HUGHES INVESTMENTS CASE NO.; PP~24(D) 6 WHEREAS, a verified application for certain property, to 7 wit: 8 Lot 29 of Carlsbad Tract 76-18, Map 8956 and Lots 9 32 to 36 inclusive of Hosp Co.'s Tract No. 1 in Carlsbad, California 10 has been filed with the City of Carlsbad, and referred to the 11 Planning Commission; and 12 . WHEREAS, said application constitutes a request as 13 provided by Title 21 of the Carlsbad Municipal Code; and 14 WHEREAS, the Planning Commission did on the 8th day of 15 December, 1982, hold a duly noticed public hearing as prescribed by 16 law to consider said request; and 17 WHEREAS, at said public hearing, upon hearing and 18 • considering all testimony and arguments, if any, of all persons 19 desiring to be heard, said Commission considered all factors 20 relating to the Precise Plan; and 21 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning 22 Commission as follows: 23 A) That the following recitations are true and correct. 24 B) That based on the evidence presented at the public hearing, 25 the Commission recommends APPROVAL OF PP-24(D), based on the following findings and subject to the following conditions: 26 Findings: 27 1) That the deletion of Lot #29 will not cause a situation of 28 inadequate parking for Plaza Camino Real. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26. 27 28 2) That this deletion is consistent with the best comprehensive planning for Plaza Camino Real and the subject site. 3) This project will not cause any significant environmental impacts and a Conditional Negative Declaration has been issued by the Land Use Planning Manager on October 15, 1982 and approved by the Planning Commission on December 8f 1982. Conditions 1) Approval is granted for PP-24(D), as shown on Exhibit "A", dated November 30,. 1982, incorporated by reference and on file in the Land Use Planning Office. Development shall occur substantially as shown unless otherwise noted in these conditions. 2) This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by Cit Council Policy No. 17, dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated September 9, 1982, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 8th day of December, 1982, by the following vote, to wit: AYES: NOES: ABSENT:' ABSTAIN: VERNON J. FARROW, JR., Chairman CARLSBAD PLANNING COMMISSION ATTEST: MICHAEL J. HOLZMILLER LAND USE PLANNING MANAGER PC RESO NO. 2058 .2 BACKGROUND DATA SHEET CASE NO: ZC-266/PP-24(D)/SP-187 APPLICANT: HUGHES INVESTMENTS REQUEST AND LOCATION: Request to develop a commercial retail and office center intnediately west of Plaza Camino Real Sears parking lot. LEGAL DESCRIPTION: Lot 29 of Carlsbad Tract 76-18, Map 8956, and Lots 32 to 36 of Hosp Co. 's Tract No. 1 in Carlsbad, California. APN;156 -301- 05/13 Acres 17.6 Proposed No. of Lots/Units One GENERAL PLAN AND ZONING Land Use Designation RRI Density Allowed N/A Density Proposed N/A Existing Zone C-2 Proposed Zone N/A Surrounding Zoning and Land Use: Zoning Land Use Site C-2 Vacant North City of Oceanside C-2 Vacant South P-C Wooded Hillside East C-2 Plaza Camino Real West 0-S Lagoon PUBLIC FACILITIES , School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated _ September 9, 1982 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued October 15, 1982 _ E.I.R. Certified, dated _ Other, Q RECEIVE NOVEMBER 23, 1982 • — , NOV241983 TO: LAND USE PLANNING MANAGER Qjyy QF CARLSBAD FROM: City Engineer Pl2nnS^ D^rK-*nt SUBJECT: ZC-266: NORTH COUNTY PLAZA — WEST END OF PLAZA CAMINO REAL (HUGHES) Engineering staff has reviewed the subject property and found that it now lies outside the 100-year flood plain for the Buena Vista Creek. The engineering firm of George S. Nolte and Associates has prepared a report entitled "Flood Protection Considerations for the North County Plaza adjacent to Buena Vista Creek" dated May, 1982. This report indicates that past fill operations on the site have raised the level of the property a minimum of one foot above the flood plain as deter- mined by the results of a HEC-2 computer analysis using the Army Corps of Engineers flow data for a 100-year storm. The report also made recommendations concerning the need to place rock slope protection along the bank to prevent erosion of the channel into the property. This work has been accomplished during the recent grading operation which was done to prepare the site to accept the proposed Buena Vista Lagoon dredging material. " " We, therefore, have no objections with the proposed zone to remove this property from the flood plain overlay zone. RICHARD ALLEN RHA:DAH:mmt C: Associate Civil Engineer. AGENT: MEMBERS t further information ir-required, you will be so advised. .(C^ • • jtvW . -*-9 Hughes Investments, a California general partnership "Name (individual, partnership, joint venture, corporation, syndication) Two Corporate'Plaza, Suite 250,, Newport Beach, CA 92660 Business Address • • .". 714/759-9531 '" . • .- . . Telephone Number • .'. S'GPA, INC. ' Attn: Ron Roberts Name ' . .. _ . - 440 Upas Street, San Diego, CA 92103 Business Address . .. • : 7l4/297-rpl3-l .•'..•• . '•'; •' • .-v. Telephone Nunber • William W. -Hughes-, Jr.'' ' • 7 Burning Tree, Newport Beach, CA 92660 Name '(individual, partner, joint venture, corporation, syndication) ' • ' . Two Corporate .Plaza, Suite 250, Newport Beach, CA 92660 Home Address Business Address 714/759-9531 714/759-8922 Telephone Number • .Thomas H.'Purcell Telephone Number 18742 Via Verona4, Irvine, CA 92715 - ' . . • . . . Home Address Two Corporate Plaza, Suite.250, Newport Beach, CA 92660 3'isiness Address ..-.'" 714/759-9531 ;714/752-0277 Telephone Nuaber * See Addendum Telephone Muriber ! • . (Attach n\ore sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and nay be' relied upon as being true and correct until amended. HUGHES'INVESTMENTS a California general Applicant' 11Y ""TV C -' --' ••- ..^yV»^-. '•••aWMK,-.^.,^ ... I_MU m fcV' U,,A DEVELOPMENTAL rl^^n • 1200 ELM AVENUE SERVICES . tC/lw/! I CARLSBAD, CALIFORNIA 92008 D Assistant City Manager (714)438-5596 D i"t38°5c 2 p5artment Citp of Cartebab D Engineering Department " . • . .(714)438-5541 * D Housing & Redevelopment Departn nt , 3096 Harding St. . ... (714)438-5611 fS Planning Department ' - ' . v . ' (714) 438-5591 NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: Immediatedly west of Sears (Plaza Camino Real) Parking lot. . • PROJECT DESCRIFPIOM: Zone change to remove proerty fron Floodplain Overlay Zone. Amendment to Plaza Caraino Real Precise Plan to delete parking lot #29. Specific Plan allowing commercial and office uses on property. The City of Carlsbad has conducted an enviroamental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Land Use Planning Office. A copy of the Negative Declaration with supportive documents is on file in the Land Use Planning Office, City 'Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Comments from the public are invited. Please submit comments in writing to the Land Use Planning Office within ten (10) days of date of issuance. DATED: October 15, 1982 MICHAEL JT* HOLZf-jJ-LLER CASE NO: ZC-266/PP-24(D)/SP-187 Land Use Planning Manager APPLICANT: Hughes Investments • • *« • PUBLISH DATE: October 20, 1982 - • . ND-4 5/81 17 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 7111 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING WITH CONDITIONS .* A REVISION TO PRECISE PLAN (PP-24(D)) DELETING LOT 5 29. APPLICANT; HUGHES INVESTMENTS _ WHEREAS, the agreement between the -applicant and the City of Carlsbad, which provides for the expansion of the Plaza Camino Real Shopping Center, requires that the details of that expansion be submitted to the City Council for approval in the form of a Precise Plan; and WHEREAS, the City Council, on August 2, 1977, by the adoption of Resolution No. 5166, approved Precise Plan (PP-24) for tne Plaza Camino Real expansion; and WHEREAS, on August 1, 1978, the City Council, by adoption of Resolution No. 5499, approved an Alternate- Precise Plan (PP- 24 (A)) to provide for the contingency that the expansion of the center would include a third major department store; and WHEREAS, on February 6, 1979, the City Council, by adoption of Resolution no. 5676, approved a revised Alternate Precise Plan (PP-24(B)) for relocation of the flood control channel; and WHEREAS, on December 8, 1982, the Carlsbad Planning Commission adopted Resolution No. 1637 recommending to the City Council that Precise Plan, PP-24(D), be approved; and WHEREAS, the applicant has asked for a revision to that plan; and WHEREAS, the City Council, of the City of Carlsbad, held a public hearing on June 21> 1983, to consider the recommendations of tne Planning Commission and to receive all recommendations and hear all persons interested in or opposed to said amendment; 2 and •z WHEREAS, said Precise Plan (PP-24(D)) has been declared to 4 have a nonsignificant impact on the environment and a Negative 5 Declaration has been prepared and filed in compliance with the requirements of the City of Carlsbad Environmental Protection 7 Ordinance of 1972; o NOW, THEREFORE, BE IT RESOLVED, by the City Council of the 9 City of Carlsbad as follows: 1) That the above recitations are true and correct. 2) That the findings of the Planning Commission in Resolution No. 2058 constitute the findings of the City Council in this matter. 13 That the amendment to the Plaza Camino Real Precise Plan 14 (PP-24(D)) is hereby approved subject to all applicable 15 requirements of the Carlsbad Municipal Code and to the satisfaction ' 1 fi1 of the following condition: 1?' 18 and on file in the Land Use Planning Office. 19 //// 20 21 22 23 24 25 26 27 28 //// -2- 3 1) An amendment to Precise Plan, PP-24(D), is granted as shown on Exhibit A, dated December 8, 1982, incorporated by reference PASSED, APPROVED AND ADOPTED at a regular meeti.ng of the 2 City Council of the City of Carlsbad, California, held on the 21st day of June , 1983, by the following vote, to wit: AYES: Council Members Casler, Lewis, Kulchin, Chick and Prescott NOES: None ABSENT: None ALETHA L. RAUTENKRANZ, City Clerk (SEAL) 3 4 5 6 7 8 9 10 .ATTEST: 11 " 12 13 14 15 16 17 18 19 20 2i 22 23 24 25 26 27 28 AL^^^I &. MARY J2/. CASLER, Mayor -3- EXHIBIT A DECEMBER 8, 1982 \ \ R-1 LOT 29 DELETED FROM PP-24 APPLICANT HUGHES INV. CASE NO. 2C 266/jPP 2^4(P)|/SP"187 ORDINANCE NO. 9661 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING MAP TO REMOVE THE FLOODPLAIN OVERLAY ZONE ON 4 PROPERTY GENERALLY LOCATED AT THE INTERSECTION OF JEFFERSON STREET AND MARRON ROAD. 5 HUGHES: ZC-266 6 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 The City Council of the City of Carlsbad, California does ordain as follows: SECTION 1: Title 21 of the Carlsbad Municipal Code is amended by the amendment of the zoning map to grant a change of zone (ZC-266) deleting the floodplain overlay zone on property as shown on the map marked ZC-266 - Exhibit A, attached hereto and made a part hereof. SECTION 2: This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by City Council Policy No. 17, dated August 29, 1979, and amended on April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according to the agreement executed by the applicant for payment of said fee a copy of that agreement dated September 9, 1982, is on file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not be consistent with the General Plan and approval for this project shall be void. Said fees shall be paid based on the April 2, 1982 version of Policy No. 17. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in the Carlsbad Journal within fifteen days after its adoption. ' • . 1 2 3 4 . 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 c INTRODUCED AND FIRST READ at a regular meeting -of the Carlsbad City Council on the 21st day of June , 1983, and thereafter PASSED AND ADOPTED at a regular meeting of said City Council held on the 5th day of July m , 1983, by the following vote, to wit: AYES: Council Members Casler, Lewis, Kulchin, Chick and Prescott * NOES: None ABSENT: None /U—^*-^^^-f &L - MARY H. ASLER, Mayor ATTEST: ALETHA L. RAUTENKRANZ, City Clcfrk (SEAL) —2— EXHIBIT A tfTATe- HWT- HWY 78 PREVIOUS FLOODPLAIN ZONE EW BOUNDARY OF FLOODPLAIN ZONE APPLICANT HUGHES INV. CASE NO.ZC 266 'PP 24(D)/SP-187| 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 ORDINANCE NO. 9662 AN ORDINANCE OF THE CARLSBAD, CALIFORNIA, APPROVING SPECIFIC PLAN (SP-187) FOR A 17.6 GENERALLY LOCATED ON THE WEST END OF PLAZA CAMINO REAL, EAST OF THE INTERSECTION OF JEFFERSON STREET AND MARRON R HUGHES: SP--187 WHEREAS, the Planning Commission did on the 8th day of December, 1982, hold duly no law to consider a request by Specific Plan (SP-187) for a is attached hereto as Exhibi WHEREAS, at the con this project will not have a environment and has issued s 1982, which was approved by 1982; and CITY COUNCIL OF THE CITY OF ACRE COMMERCIAL AREA OAD. ticed public hearings as prescribed by the City of Carlsbad to approve a 17.6 acre commercial area, said plan t A and made a part hereof; and elusion of said hearing, the Planning Commission adopted Resolution No. 2059 recommending approval of said Specific Plan, which resolution is attached hereto as Exhibit B and made a part hereof; and WHEREAS, the Land Use Planning Manager has determined that significant adverse impact on the Negative Declaration on October 15, the Planning Commission on December 8, WHEREAS, the City Council, of the City of Carlsbad did hold a duly noticed public hearing on June 21, 1983, and after hearing and considering, the testimony and arguments of any or all persons desiring to be heard, made t.he following finding: <•• * 1) That the find-ings made by the Planning Commission in Resolution No. 2059 constitute the findings of the City Council in this matter except for finding no. 7. NOW, THEREFORE, th«t City Council of the City of Carlsbad i does ordain as follows: ' SECTION 1: That tie Specific Plan (SP-187) attached as 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 .28 r*& Exhibit A is approved subject to the conditions imposed by the Planning Commission in Resolution No. 2059 which is Exhibit B to this ordinance except for condition 8 and with the following additional conditions: 1) The right turn only is approved. The shall be subject to in and out driveway shown on Exhibit A Detailed design of this intersection the approval offthe City Engineer. 2)The developer shall width of 12 feet area. Improvements and any drainage Engineer. The City agreement with the its best efforts tc owners of the south of Marron Roa property 3)The developer shall Road intersection, streets on each leg City Engineer. No required from the for this widening, feet on Marron Roac 4) Street The developer shall Road and Monroe Road and Jefferson interconnection of interconnecting to on the south side 5) widen the west side of Monroe Street a fr^om Marron Road to the existing widened shall include paving, base grading, structures as required by the City will enter into a reimbursement developer for this work and will use collect such reimbursement from the on both sides of Monroe Street d which are benefited by this work. improve the Jefferson Street/Marron This shall include widening the of the intersection as required by the additional right-of-way shall be northwest quadrant of the intersection The widening shall be a maximum of 12 and 8 feet on Jefferson Street. upgrade the traffic signals at Marron and at the intersection of Marron Street. This upgrading shall include these two signals and provision for the future signal at the freeway ramp Highway 78. 6) of Improvement plans for items 1 through 4 above shall be approved by the City Engineer prior to the issuance of any building permits. The installation of items 1 through 4 above shall be completed prior to the occupancy of any buildings. restaurantsNo duiye-thru project. The only considered is for shall be permitted in this drive-thru facility which may be financial institution. Also, condition no. 8 of said resolution no. 2059 is deleted. SECTION 2: The Speicific Plan (SP-187) approved by this ordinance indicates acceptance by the City Council of the general I framework for development of the subject property and of the development standards conta:.ned in said plans. Said plans are —2— 1. subject to future amendment by the- City as part of the City's 2 ongoing planning process. 3 SECTION 3: Development plans for specific sites within 4 the specific plan boundaries shall be subject to the requirements 5 and standards established by the Specific Plan approved by this 6 ordinance and shall be further evaluated in accord with municipal 7 ordinances in force at the time the plans are before the City 8 Council or other City decision-making body for final approval. 9 Approval of Specific Plan-187 does not constitute a guarantee that 10 individual developments within the area covered by the plan will be 11 approved or that the availability of public facilities and services 12 will necessarily coincide with the developer's timetable for 13 construction of the phasing plan contained in the approved and 14 certified Specific Plan. Availability of public facilities for 15 projects subject to the approved Specific Plan will be evaluated on 16 a project-by-project basis. 17 EFFECTIVE DATE: This ordinance shall be effective thirty 18 days after its adoption, and the City Clerk shall certify to the 19 adoption of this ordinance and cause it to be published at least 20 21 22 23 24 25 26 I////27 28 once in the Carlsbad Journal within fifteen days after its adoption. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council held on the 21st .day of June, 1983, and thereafter ' . //// -3- 1 2 3 4 . 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED AND ADOPTED at a regular meeting of said City Council held on the 5th day of July , 1983, by the following vote, to wit: AYES: Council Members easier, Lewis, Kulcnin, Chick and Prescott NOES: None ABSENT: None /^C-**-^—«-/• «S/ , (—*» MARY Q/. CASLER, Mayor ATTEST: ALETHA L. RAUTENKRANZ, City Clefk (SEAL) -4- EXHIBIT "A1 NORTH COUNTY PLAZA SPECIFIC PLAN I. PURPOSE AND LOCATION The purpose of this Specific Plan is to amend the previously adopted SP-41 (Ordinance No. 9334) and to provide a comprehensive development plan for the area between Marron Road and Buena Vista Creek, west of Plaza Camino Real as shown on Figure 1. The property north of Buena Vista Creek lying in the City of Carlsbad is not to be considered part of this plan, however, access to this site must be approved by the City of Carlsbad. This property will be developed in conjunction with the future development planned for the adjacent -property in the City of Oceanside north of Buena Vista Creek and south of Highway 78. This plan i-s to insure that development of this area takes into consideration adjacent and neighboring properties, existing developments, and future development. This Specific Plan is intended to be a tool to implement the goals and policies of the City's General Plan. This' plan is primarily intended to provide a set of development standards and does not provide a guarantee of approval for any future discretionary acts or projects within its' boundaries. II. GENERAL PLAN AND ZONING REGULATIONS The site is designated in the Land Use Element of the Carlsbad General Plan as RRI - Intensive Regional Retail. The property is zoned C-2, General Commercial. III. GENERAL DEVELOPMENT CONCEPT The Specific Plan area will be a comprehensively planned regionally oriented commercial and office development. The area will feature extensive landscaping, including street side berming, sign controls, and quality development standards. IV. CIRCULATION Primary access to the site is planned at the intersections of Jefferson Street/Marron Road and Monroe Street/Marron Road. An access easement for the latter entrance has been obtained from Plaza Camino Real; approval for this access also must be obtained from the City of Carlsbad Parking Authority prior to approval of this Specific Plan. The main entry drive at the Jefferson .Street intersection, the access driveway from the Plaza Camino Real parking area and internal circulation will.be as shown on the Site Plan (Exhibit A). The traffic signal at Jefferson and Marron will be upgraded to at least five phases and coordinated with the proposed signals at Marron and Monroe and Jefferson and Highway 78. Also shown on the plan is a future bridge across Buena Vista Creek located northeast of the actual Specific Plan area. Although this bridge will occur entirely within the City of Oceanside, access to and from it will be necessary through the existing Plaza Camino Real parking area. , V. PERMITTED USES This Specific Plan determines land use for the site and serves to implement the combination General Plan desigantion of "RRI" and the zoning classification of C-2. The following uses, only, shall be permitted without further action by the Planning Commission. A. (1) Accountants; (2) Addressing, secretarial and . telephone answering services; (3) Antique shops; (4) Art stores and art galleries; (5) Attorneys; (6) Bakeries or confectioneries; (7) Barbershops or beauty parlors; (8) Bicycle shops; (9) Blueprinting, photocopying, duplicating and mimeographing services; (10) Book and stationery stores; (11) Business machine and computer sales display and service; (12) Card shops; (13) Cheese shops; (14) Clock shops; (15) Curtain and drapery shops; (16) Cutlery shops; (17) Delicatessen stores; (18) Department stores; (19) Dinner theaters; (20) Doctors, dentists, optometrists, ophthalmologists, chiropractors and others practicing the healing arts for human beings and related uses such as ',' oculists, pharmacies (prescription only); (21) Donut shops; (22) Dressmaking or millinery shops; (23) Drugstores; (24) Dry cleaning and laundry agencies; (25) Dry goods or notion stores-; (26) Electronic data processing, tabulating and record keeping services; (27) Employment agencies; (28) Engineers, architects and planners; -2- * (29) Financial Institutions, including banks, savings & loans, mortgage companies and finance companies; (30) Florists; (31) Furniture stores; (32) Gift shops; (33) Health clubs or exercise salons; (34) Health or specialty food stores; (35) Hobby shops; (36) Home appliance stores; (37) Ice cream and yogurt; (38) Indoor plant sales and .service facilities; (39) Interior designers or decorators; (40) Jewelry stores; (41) Kitchen supplies or culinary accessories; (42) Leather goods and luggage shops; (43) Light fixtures and accessories; (44) Lock and key shops; (45) Medical appliance sales; (46) Modeling schools; (47) Music stores; (48) Nurseries - plant; (49) Offices? (50) Paint and wallpaper specialty stores; (51) Pet shops; (52) Photographic equipment; (53) Photographic studios and retail outlets; (54) Picture frames; (55) Pool and patio supplies; (56) Pottery shops; (57) Realtors; (58) Record and tape stores; (59) Restaurants, tea rooms or cafes (including dancing or entertainment and on-sale liquor); (60) Rollerskating or ice skating rinks; (61) Rug and carpet stores; (62) Shoe stores or repair shops; (63) Sporting goods; (64) Stereo stores; (65) Stock brokerage firms; (66) Studios for. teaching of art, dancing and music; (67) Tailors, clothing or wearing apparel shops; (68) Telephone sales; (69) Theate'rs - indoor; (70) Toy stores; (71) Travel bureaus; (72) Variety stores; (73) Wine specialty shops (including Liquor Boutiques); (74) Other uses determined to be similar in character, accessory to or compatible by the Land Use Planning Manager. (B) Uses and structures permitted by Conditional Use Permit. Subject to the provision of Chapter 21.50, the following uses and structures are permitted by Conditional Use Permit. In addition to the findings -3- -..'.'. // required by Chapter 21.50, in order to approve a Conditional Use Permit, it must be found that the use, as proposed, will not adversely affect the viability of. use of the area as a commercial district or adversely affect nearby uses of traffic movements. (1) Bars, cocktail lounges and other licensed (on- sale) liquor dispensing operations not meeting, the definition of a bona fide eating establishment, subject to the following conditions: (A) An opening shall be provided through which an unobstructed view of the interior of the premises can be obtained from the street upon which business fronts; (B) Parking shall be provided at the rate of not less than one space per fifty square feet of gross floor area; (C) Surrounding grounds, including .parking areas, shall be maintained in a neat and orderly condition at all times; (D) Any structure housing such operation shall meet all applicable code provisions prior to occupancy; (E) Licensee or agent shall not permit open containers of alcoholic liquor to be taken from the premises; (F) No licensed liquor dispensing operation shall be located within five hundred feet of any other licensed liquor dispensing operation not meeting the definition of a bona fide eating establishment. (2) Drive through facilities for financial institutions only. VI . GENERAL DEVELOPMENT STANDARDS The intent of this section is to provide the maximum opportunity for creative site planning and building design, while ensuring consistency with a high-quality commercial development. There will be a pleasing variety of setbacks and separations between buildings, with a visual continuity provided by common landscape treatment. A. Building Setbacks; All building setbacks shall be measured from the property line. -4- (1) Streetside: a) Marron Road, east of frontage midpoint between Monroe Street entrance and Jefferson Street entrance. All one story buildings shall maintain a 20 foot minimum setback. Two story buildings shall maintain a 30 foot minimum setback. Setbacks for adjacent buildings will be varied 5 foot minimum to create more interest along the street. Parking areas and drives shall maintain a minimum 15 foot setback. b) Jefferson Street and Marron Road, north of midpoint between Monroe Street entrance and Jefferson Street entrance and south of Buena Vista Creek: All buildings, parking areas, and driveways except for approved areas of ingress and egress shall maintain a 30 foot minimum setback. (2) Side yard: None. (3) Rear yard: None. (4) Buena Vista Creek: A 15 foot landscaped setback will be maintained from the top of the south bank of the creek. To insure protection of the creek, a fence shall be erected within this setback. This fence will be a visually attractive, low (42") fence. The following improvements shall specifically be permitted within the Marron Road streetside and 15 foot creekside building setback: a) walks; b) landscaping; c) planters, architectural fences or walls; d) approved areas of ingress and egress; e) one freestanding sign and monument signs as detailed in Section H(1). The following improvements shall specifically be permitted between the 15 foot and 20 (or 30) foot portion of the streetside setback areas, east of the right in, right out drive. a) walks; . b) parking area paving and associated curbing; c) landscaping; d) planters, architectural fences or walls; e) driveways, as shown on the Site Plan; f) roof projections or sun scree'ns not to exceed a 6 foot overhang; g) parking lot lighting. -5- . 13 B. Sidewalks; The sidewalks along Jefferson Street and Marron Road shall comply with City standards. C. Coverage; Maximum building coverage excluding parking shall not exceed 30% of gross lot area. D. Building Height; The maximum building height shall be 35 feet. . , E* Parking; Off-street parking shall be provided to accomodate all parking needs of the project." Parking shall be provided at a ratio of 4.7 spaces per 1,000 square feet of gross building area. A maximum of twenty (20) percent of the required parking will be provided by compact car- spaces. F. Architecture; Prior to issuance of any building permits for this site, architectural guidelines for the entire site shall be submitted to and approved by the Land Use Planning Manager. Since this site will be visible from the freeway, it is imperative that all portions of the buildings shall be aesthetically pleasing. G. Landscape; This site will be highly visible to traffic along Jefferson Street and Marron Road; therefore, it is imperative that all development on this property be well landscaped. All landscaped areas shall be pi-anted with a combination of trees, shrubs and ground cover. Prior to approval of a building permit, each applicant shall submit a landscape and irrigation plan for the approval of the Land Use Planning Manager. All developments within this site shall comply with the following standards: ' (1) All setback areas as detailed in Section VI (A) shall be entirely devoted to landscaping. No parking lots, driveways, trash receptacles, or other accessory structures shall be located within this setback. This setback shall be heavily planted with fast-growing drought tolerant species. The ground plane will be varied with undulating berms to create a definitive statement, screen parking areas and enhance the architecture of the building as-shown on Exhibit "B" (streetscape cross section). (2) Buena Vista Creek: As previously stated, there will be a 15-foot widjj strip extending from the top of the south bank of. the creek devoted entirely to landscaping. This will occur along the entire southern creek bank. (3) Parking'areas: The intent of landscaping in parking lots is to offer relief from the monotony of rows of parked cars and to create an overhead canopy. At least five percent of the parking area shall be planted with -6- - 'If a mixture of ground cover, shrubs and trees. All parking lot trees shall be a minimum of 15 gallon size, except for Eucalyptus species, which shall be 5 gallon. (4) Irrigation: All landscaped areas shall b'e permanently irrigated. The irrigation system shall be designed and operated to prevent or minimize run-off and discharge of irrigation water onto roadways, driveways, adjacent properties and any area not under control of the user. (5) Street Trees: All new street trees shall be 24 inch box size, with individual bubblers. Existing street trees will be retained wherever possible. H. Signs; Prior to the issuance of any building permits for this site, a detailed comprehensive sign program for the entire site shall be submitted to and approved by the Land Use Planning Manager. All signs will be internally illuminated and will encourage design creativity. In addition, the following sign standards shall apply to this site: (1) The following methods of center identification may be used: , (a) One freestanding sign for the specific plan area. This sign may identify up to four tenants, :.and. is to be located on the creekside portion of the project. It shall be located within reasonable proximity to the main entrance to the site at Jefferson Street and Marron Road and shall not exceed 20 feet in height and 100 square feet in area. (b) One monument sign located within reasonable proximity to the Monroe Street entrance to the site. This sign shall be no greater than 3 feet in height and 15 feet in length. (2) Wall Signs, Canopy Signs, Under-Canopy Signs: Building tenants shall be allowed wall signs, canopy signs or under-canopy signs, or a combination thereof, as will be indicated in the comprehensive sign program. For each building, the total maximum allowable area for these signs shall not exceed 1.5 square feet per lineal foot of building frontage. Building frontage shall be defined as the longest dimension of the building, . regardless of street orientation. On buildings fronting on Marron Road, no more than 33% of this total area may face directly^upon Marron Road. * I. Storage: No outside storage shall be permitted. -7- J. Roof Equipment; All roof equipment (and similar equipment, such as air conditioners, ducts, tanks, piping, etc.) shall be screened so as not to be visible from adjacent streets, freeway, or properties. K. Refuse Collection Areas; All outdoor refuse collection areas shall be completely enclosed and screened from the freeway, streets and adjacent property by a decorative block wall, not less than 6 feet in height as approved by the Land Use Planning Manager. Location and material shall be shown on each building plan. L. Lighting; A detailed lighting plan shall be sumitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. All lighting fixtures shall be shielded from direct glare onto adjoining properties, roadways, freeway, and the creek. M. Loading Areas; All loading areas shall be oriented and/or screened so as not to be visible from the adjacent streets or properties. N. Minor changes or adjustments in the Site Plan that do not alter the accepted parking ratio or traffic flow may be approved by the Land Use Planning Manager. 0. Project Phasing; The site plan as submitted shows the planned ultimate development of the site. Due to the great number of projected building tenants, it is a certainty that the project will be built in phases as the market and tenant demand occurs. A phasing plan shall be submitted, to be approved by the Land Use Planning Manager .which will state the site improvements which will be constructed with each phase. Each phase must be able to stand on its own with regard to parking, circulation, pedestrian access, etc. Included with the first phase of construction, will be the perimeter landscaping strips and sufficient development of parking area improvements to provide a vehicular interconnect to all points of ingress and egress planned for the ultimate development, including upgrading the existing signals" at the main entrance drives per City requirements. -8- /fc 3. 2 3 4 5 6 7 8 9 10 11 12 13 •14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 0 : EXHIBIT B PLANNING COMMISSION RESOLUTION NO. 2059 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF SP-187, TO DEVELOP A COMMERCIAL RETAIL AND PROFESSIONAL OFFICE CENTER. APPLICANT: HUGHES INVESTMENTS . CASE NO.: SP-187 WHEREAS, a verified application for certain property, to wit: * Lot 29 of Carlsbad Tract 76-18 according to Map No. 8956 and lots 32 to 36 inclusive of Hosp Co.'s Tract, in Carlsbad, California filed August 11, 1978 and June 8, 1908, respectively. has been filed with the City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 8th day of December, 1982, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Specific Plan: and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hearing the Planning Cojnmission recommends APPROVAL of SP-187, as shown on Exhibits "A" and "B", dated November 30, 1982, and incorporate herein by reference, based on the following findings and subject to the following conditions: •N» Findings; 1) The site is physically suitable for the type and density of th development since the site is adequate in size and shape to accommodate the proposed development. n ) 2)The project is consistent with all city public facility pol- icies and ordinances since: . 2 3 4 5 6 7 8 9 10 11 12 13 '14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3) 4) 5) 6) 7) a)The Planning Commission has, by inclusion of an appropriate condition to this project, insured that building permits will not be issued unless the City Council finds that sewer; service is available to serve the project. In addition, I the Planning Commission has added a condition that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the public facilities element of the General Plan have been met insofar as they to sewer service for this project. b) All necessary public improvements have been provided or will be required as conditions of approval. c) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee.j Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan. * The uses proposed in the Specific Plan are compatible with the surrounding properties and surrounding land uses. The Specific Plan properly implements the RRI General Plan designation. The Specific Plan is consistent with the Carlsbad General Plan and with Sections 65451 and 65452 of the Govenment Code which regulate the use of specific plans. This project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Land Dse Planning Manager on October 15, 1982 and approved by the Planning Commission on December 8, 1982. The proposed right-in/right-out access to the site from Marron Road will likely result in a hazardous traffic safety problem. Conditions •* , 1)Approval is granted for SP-187, as shown on Exhibit (s) "A", dated November 30, 1982 and as stipulated in the North County Plaza Specific Plan text, labeled Exhibit "B", dated November 30, 1982, incorporated by reference and on file in the Land Use Planning office. Development shall occur substantially as shown unless-otherwise noted i.n these conditions. PC RESO NO. 2059 .2 •1 2) This project is approved upon the express condition that the final map shall not be approved unless the City Council finds 2 as of the time of such approval that sewer service is available to serve the project. 3 3) This project is approved upon the express condition that 4 building permits will not be issued for development of the subject property unless the City Engineer determines that sewei 5 facilities are available at the time of application for such j sewer permits and will continue to be available until time of 6 j occupancy. 74) This project is approved upon the express condition that the applicant shall pay a public facilities fee as required by Cit] 8 Council Policy No. 17,.dated April 2, 1982, on file with the City Clerk and incorporated herein by reference, and according 9 to the agreement executed by the applicant for payment of said fee, a copy of that agreement, dated September 9, 1982, is on 10 file with the City Clerk and incorporated herein by reference. If said fee is not paid as promised, this application will not 11 be consistent with the General Plan and approval for this project shall be void. 12 5) Approval of this request shall not excuse compliance with all 13 sections of the Zoning Ordinance and all other applicable city ordinances in effect at time of building permit issuance. 14 6) This approval shall become null and void if initial building 15 permits are not issued for this project within two years from the date of project approval. 16 7) Water shall be provided by the city of Carlsbad unless some 17 other arrangement is approved by the City Council. 18 Land Use Planning Office 19 8) The right-in/right-out access to the site near the midpoint of the Marron Road frontage is specifically not approved. This 20 frontage shall maintain a solid curb and landscape treatment. 21 9) The applicant shall prepare a reproducible mylar of the final site plan incorporating the conditions contained herein. Said 22 site plan shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of-building permits. 23 10) The applicant shall prepare a detailed landscape and irrigatio] 24 plan which shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of building permits. 25 . 11) All landscaped areas-shall be maintained in a healthy and 26 thriving condition, free from weeds, trash, and debris. 27 12) Approval of SP-187 does not guarantee approval of any future permits, licenses or other required actions which may be 28 necessary for development of the site. PC RESO NO. 2059 .3 8 10 11 12 13 '14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 13) 'The 'drive-thru lanes as -shown on Exhibit "A" are not approved by this Specific Plan. They may be considered only through approval of Conditional Use Permits. 14) This Specific Plan approval is contingent upon Parking Authority permission to allow access through the Plaza Camino Real parking lot. The Ordinance approving this Specific Plan shall not be introduced until this permission is 'obtained. If permission is not obtained this Specific Plan shall not become effective. . 15) Any signs proposed for this development shall be designed in conformance with the city's Sign Ordinance and shall require review and approval of the Land Use Planning Manager prior to installation of such signs. Engineering 16) Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control or the City Engi- neer. 17) All land and/or easements required by this project shall be granted to the city, without cost to the city, free and clear of all liens and encumberances. 18) The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project. 19) Prior to the issuance of any building permits on the site the developer shall submit a detailed site plan indicating the precise layout and dimension of the parking stalls and planter areas for the approval of the City Engineer. 20) Prior to the issuance of any building permits on the site the developer shall bond for the upgrading of the traffic signals located at the intersections of Marron Road with Jefferson Street and Marron Road with Monroe Street to the satisfaction of the City Engineer. The signal upgrade shall include an interconnect between the two signals with provision for an interconnect to the future freeway on/off ramp signals. The signal upgrading shall be accomplished prior to the occupancy of the first unit. |21) Prior to the issuance of any building permits for. the site the developer shall bond for the construction of a full width median with -left turn pocket on Marron Road from the intersection of Jefferson Street to the southern freeway off ramp at Highway 78. The median shall be installed prior to the occupancy of any buildings-. .4PC RESO NO. 2059 1 2 3 4 _ . 1982 and to the satisfaction of the City Engineer. 5 24) The developer shall relinquish direct access rights for all 6 building permits for the site. 7 25) Prior to issuance of any building permits on the site the 8 9 10 11 12 13 '14 15 18 20 21 22 22) Prior to occupancy of any buildings on the site the developer shall install wheel chair ramps per City standards at all proposed and existing curb returns adjoining the site. 23) Prior to occupancy of any buildings on the site the developer shall reconstruct the existing Plaza Cami-no Real parking lot in general conformance with Exhibit "A" dated November 30, lots abutting Marron Road prior to the issuance of any owner shall process any permits or maps required by the Subdivision Map Act or Title 20 of the Carlsbad Municipal Code. 26) Prior to the issuance of any developmental permit by the City on this site the developer shall pay the required reimbursement fee for the construction of Marron Road in accordance with the agreement as approved by City Council on January 21, 1981 per Resolution No. 6431. Parks and Recreation 27) Where not existing, the developer shall install street trees at the equivalent of 40-foot intervals along Marron Road in conformance with City of Carlsbad standards. The trees shall be of a variety selected from the approved street tree list. 16 Fire 17 28) Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department. 19 29) Additional public and/or on site fire hydrants shall be re- quired if deemed necessary by the Fire Marshall. 30) The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and on site roads and drives subject to the approval of the Fire Marshall. 23 31) An all weather access road shall be maintained throughout construction.24 25 located on the project site. 27 //// 28 PC RESO NO. 2059 .5 32) All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being 26 1 2 3 4 5 6 7 8 9 10 11 12 13 '14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 33) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code. 34) Fire retardant roofs shall be required on all structures. 35) All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, .held on the 8th day of December, 1982, by the following vote, to wit: AYES: Chairman Farrow, Commissioners Rombotis, Marcus, Schlehuber, Jose, Friestedt and Rawlins. NOES: None. ABSENT: None. ABSTAIN: None. ^vVERNON\J. FARROW, JR. ,/Chairman CARLSBAD PLANNING CO ATTEST: LAND USE PLANNING MANAGER PC RESO NO. 2059 .6 o j^jrmrecrar. tu i 5f SETBACK s- HSLOPED / KGROUP^SDCO ^. JM WITH TURF, !"I=r!3 f* * " P** * B t"» P*liH, QifglTsW&b LANDSCAPED SETBACK JPARKWAY B.©.?/. LANDSCAPED AREA A") UtjLi? ^ps H? K *7* 0"^ 1^°^ A f^i P"b bali b b^AFls:Rp™nw>p"F^"f**i^> /f*%if\B /f*"^"• JEFFERSON ST. --1 m-^~*\ S^sfrJv^• v_.;—>-><'•-> ^..^rr ' BERIVi WITH TURF,, S-HROBS 42" 'Vv*l^ J3Mi Srs^p* "frtL?h->i| LANDSCAPED SETBACK PARKWAY .o.w. LANDSCAPED AREA C EXHIBIT "A1 I. PARKING ANALYSIS HUGHES ADDITION TO PLAZA CAMINO REAL" EXISTING PLAZA CAMINO REAL PARKING Total Building Area: 1,137,545 sq. ft. * Parking Space Count: - With Lot 29 (Present): "5,840 - Without Lot 29 (After Hughes): 5,561 Net Loss: 279 spaces Parking Ratio: - With Lot 29 (Present): 5.07 spaces per 1,000 sq. ft. - Without Lot 29 (After Hughes): 4.93 spaces per 1,000 sq. ft. Note; a) Staff has traditionally recommended 5 spaces per 1,000 square-foot minimum. Review of the old Plaza Camino Real files indicates that this recommendation originated from "San Diego County Regional Standards" for regional commercial centers. No further reference or data to back up this • minimum can be found. •b) The Carlsbad Parking Ordinance requires for retail uses the following: Parking Spaces Required - 17, plus 1 for each 150 square feet of gross floor area in excess of 5,000 square feet, plus one for each 100,000 square feet of gross floor area in excess of 20,OOO square feet. This formula would result in 18,742 required spaces. Staff .believes this is intended for independent retail develop- ments, not a planned regional center containing similar uses which share parking. •^> c) -The Urban Land Institute "Shopping Center Development Handbook" prepared in response to recent shopping center development recommends 4 spaces per 1 ,.000 square feet for a center of this size. d) Review of the Plaza files indicates that parking on Lot 29 would remain untiL a plan such as the Hughes plan was approved for development. In addition, staff believes that the parking on Lot 29 is of little value to Plaza Camino Real because: • 1) It is the farthest parking area from the stores and is beyond the point of diminishing returns for store patrons. People will rather park illegally than walk this distance. 2) As a practical matter, the lot is seldom used for Plaza Camino Real parking, as field checks of the site during the Christmas holidays have indicated. II. PROPOSED HUGHES SITE PARKING . , Total Building Area: 171,812 sq. ft. Parking Space Count: 806 Parking Ratio: 4.7 spaces per 1,000 sq. ft. Note; Staff believes that this parking ratio is acceptable because: a) Some office uses are proposed on the site which require less parking. b) Recent surveys, such as the Urban Land Institute "Shopping Center Development Handbook", indicate that a 4.0/1,000 ratio is adequate for this size commercial center. c) It is possible that some patrons will park once to visit both Plaza Camino Real and the Hughes site. d) The overall site design is such that the parking is well distributed throughout the site which should decrease the desire to park illegally avoiding congestion. III. PLAZA CAMINO REAL/HUGHES SITES PARKING COMBINED Total Building Area: 1,309,357 sq. ft. Parking Space Count: 6,367 Parking Ratio: 4.91 spaces per 1,000 sq. ft. IV. SURVEY OF PARK'ING IN OTHER SHOPPING CENTERS a) La Jolla Village Square — 4.88/1,000 sq. ft. b) Fashion Valley Shopping Center - 5.07/1,000 sq. ft. c) University Towne Center - 4.3/1,000 sq. ft. d) Gemco Center/Oceanside ' - 5.0/1,000 sq. ft. — 2— c Z V. OTHER FACTORS AFFECTING THE ADEQUACY OF PARKING a) Design of parking lot (i.e., circulation, location of parking spaces in relation to stores) is just as important as ratio of parking spaces. b) Adequacy of parking cannot always be guaranteed for every business in a center (i.e., a successful business such as a restaurant with nightclub may generate more parking demand- •than the normal business). Parking standards are adopted which handle the average business. -3-