HomeMy WebLinkAbout1983-09-20; City Council; 7503-A; Request to amend general plan from RRE to TSCI7 OF CARLSBAD - AGEND BILL
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TO TS - GPA/LU 83-1 PALOMAR & COMPANY
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RECOMMENDED ACTION:
The Planning Commission and Staff are recommending that the City Council direct
the Attorney's Office to prepare documents APPROVING GPA/LU 83-1.
ITEM EXPLANATION
The applicant is requesting an amendment to the Land Use Element of the General
Plan to change property located on the east side of Avenida Encinas near the
intersection of Palomar Airport Road, from Extensive Regional Retail (RRE) to
Travel Service (TS).
The Planning Commission and staff feel that the proposed use is appropriate and
that the site meets all the criteria for the Travel Service use. Approval of
this request would eliminate the last undeveloped parcel of RRE which provides
for large size low volume type items such as auto or boat sales. There has been
little interest in the development of this area under the RRE designation. A
final concern for the request involved traffic. Projected volumes indicate some
problems could occur at the Palomar Airport Road on-ramps. The Planning
Commission and staff felt that this problem could be regulated at the site
development plan level.
FISCAL IMPACT
The applicant will provide all required improvements at the time development
occurs and has agreed to pay a public facilities fee to offset the costs of
providing all other public services.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager issued a negative declaration for this project
which was approved by the Planning Commission on August 24, 1983.
EXHIBITS
1) Location Map
2) PC Resolution No. 2168
3) Planning Commission Staff Report dated 8/24/83 w/attachments
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PEA SOUP
ANDERSEN'S
PALOMAR AMD CO.GPA/LU 83~1
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PLANNING COMMISSION RESOLUTION NO. 2168
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A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT:
TO THE LAND USE ELEMENT OF THE GENERAL PLAN FROM EXTENSIVE
REGIONAL RETAIL (RRE) TO TRAVEL SERVICE (TS) ON 3.8 ACRES
OF PROPERTY GENERALLY LOCATED BETWEEN INTERSTATE 5 AND
AVENIDA ENCINAS APPROXIMATELY 700 FEET NORTH OF PALOMAR
AIRPORT ROAD.
APPLICANT: PALOMAR & CO.
CASE NO.; GPA/LU 83-1
7 WHEREAS, a verified application for an amendment to the
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General Plan designation for certain property located, as shown on
9 Exhibit "A", dated July 26, 1983, attached and incorporated herein,
have been filed with the Planning Commission; and
WHEREAS, said verified applications constitute a request
12 for amendment as provided in Title 21 of the Carlsbad Municipal
13 Code; and
14 WHEREAS, the Planning Commission did, on the 24th day of
15 August, 1983, hold a duly noticed public hearing as prescribed by
16 law to consider said request;
17 WHEREAS, at said public hearing, upon hearing and
is"considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the General Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad, as follows:
A) That the above recitations are true and correct.
B) That in view of the findings made and considering the
applicable law, the decision of the Planning Commission is to
recommend APPROVAL of GPA/LU 83-1, as shown on Exhibit "A",
dated July 26, 1983.
1. The property is physically suitable for Travel Service uses
5 because it is highly visible and easily accessible from
Interstate 5 and Palomar Airport Road.
4 2. The uses allowed in the proposed, Travel Service, land use
5 designation are compatible with the future surrounding land
uses for the reasons stated in the staff report.
6 3. "The project is consistent with all City public facility
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Findings;
policies and ordinances since:
a. Sewer service is not required for this project and
subsequent development of the property will require the
availability of sewer service to serve such development or
construction cannot occur.
b. The applicant has agreed and is required by the inclusion
of an appropriate condition to pay a public facilities
fee. 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.
4. This project will not cause any significant environmental
impacts and a Negative Declaration has been issued by the Land
Use Planning Manager on July 12, 1983, and approved by the
Planning Commission on August 24, 1983.
16 PASSED, APPROVED AND ADOPTED at a regular meeting of the
1?Planning Commission of the City of Carlsbad, California, held on
the 24th day of August, 1983, by the following vote, to wit:
AYES: Chairman Schlehuber, Commissioners Rombotis,
Farrow, Lyttleton, Friestedt and Rawlins.
NOES: None.
21 ABSENT: Commissioner Marcus.
22 ABSTAIN: None.
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CLARENCE SCHLEHUBER, Chairman
CARLSBAD PLANNING COMMISSION
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ATTEST:
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MICHAEL J.
LAND USE PLANNING MANAGER
PC RESO NO. 2168
STAFF REPORT
DATE: August 24, 1983
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: GPA/LU 83-1 PALOMAR & CO. - A request to amend the Land
Use Element of the General Plan from Extensive Regional
Retail (RRE) to Travel Service (TS).
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE THE
Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution No 2168 recommending APPROVAL of GPA/LU 83-1
based on the findings contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting an amendment to the Land Use Element
of the General Plan from Extensive Regional Retail (RRE) to
Travel Service (TS) on property located between Avenida Encina's
and Interstate 5 approximately 600 feet north of the
intersection of Interstate 5 and Palomar Airport Road. The
subject property has an area of 3.8 acres and is vacant at the
present time. The site is presently divided into three zones
P-M, C-l and R-A-10,000. The properties to the south and west
are vacant while the properties to the north are occupied by
industrial office uses.
As the Commission will recall, a similar General Plan Amendment
was approved for the property directly to the south of the
subject property at the April 13th Planning Commission meeting.
III. ANALYSIS
Planning Issues
1. Is the proposed Land Use Amendment to Travel Service an
appropriate use of the site?
2. Would the proposed General Plan Amendment adversely impact
the surrounding properties?
Discussion
Staff feels the proposed General Plan Amendment from Extensive
Regional Retail to Travel Service is an appropriate use for this
site. One of the General Plan policies for Travel Service areas
is to locate them so they are highly visible and readily
accessible from major transportation corridors.
The subject property is highly visible from Interstate 5 and
easily accessible from Interstate 5 and Palomar Airport Road.
The intersection of Palomar Airport Road and Interstate 5 is
developing into a major Travel Service area.
The Land Use Element of the General Plan requires that Travel
Service areas have a minimum of five acres to provide for a full
range of travel services. The subject property has an area of
3.8 acres. However, the properties immediately to the south
that were recently designated TS have an area of 2.16 acres. If
the subject property is designated TS, there will be
approximately 6 acres of travel service at the northwest corner
of Interstate 5 and Palomar Airport Road.
The Commission should be aware that approval of the proposed
amendment would eliminate one of the last vacant parcels
designated RRE, Extensive Regional Retail in the City of
Carlsbad. Two or three vacant parcels within Car Country also
have this designation, but Staff has been informed that these
parcels are not available because their owners already have
development plans for them.
The RRE, Extensive Regional Retail, designation is to permit
commercial uses that deal in large, low volume, high cost items
such as automobiles, furniture, boats, mobile homes and lumber
and building materials. Developers have not shown any interest
in developing the subject property for that type of use. As
mentioned previously, it appears that this area of the City is
developing into a major Travel Service area. In addition,
.Staff feels that the size of the subject property, 3.8 acres
would make it difficult to locate an extensive regional retail
type use on the site. Staff feels it is doubtful that there is
any demand for such a use to be located at this site. If the
demand arises for this type of use it would be appropriate to
redesignate a larger parcel in an appropriate location within
the City.
During the environmental review process Staff had concerns
regarding possible traffic congestion that could be created if
the subject property was developed for travel service uses. On
August 11, 1983, Robert Sargent of Willdan and Associates
prepared a traffic analysis addressing the subject property as
well .as the property immediately to the south. The report took
into consideration traffic that would also be generated by the
"Sheraton Hotel" which was proposed adjacent to the Lanikai Lane
Mobile Home Park. This report analyzed two development
alternatives for the subject properties.
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Alternatives
Alternative 1
Alternative 2
Parcel Land Use
1 Service Station
(existing)
2 Restaurant
3 Restaurant
Hotel/Motel
Dinner Theater
1 . Service Station
(existing)
2 Restaurant
3 Restaurant (2)
Dinner Theater
Intensity
0.78 ac.
8,000 sq.ft.
8,000 sq.ft.
150 rooms
450 seats
0.78 ac.
8,000 sq.ft.
2 x 8,000 =
16,000 sq.ft.
450 seats
This report showed that the level of service for the
intersections affected by the proposed project would be
operating at a Level of Service C or better with full
development of the General Plan. Level C is the desired level
of service for suburban areas.
On August 18, 1983, a revised traffic analysis prepared by
Robert Sargent was submitted to the City. This revised analysis
also addressed two development alternatives. Both of these
alternatives replaced the service station with a 3,500 square
foot fast food restaurant.
Alternative 1
Alternative 2
Alternatives
Parcel Land Use
1 Restaurant (Fast-Food)
2 Restaurant (Sit-Down)
3 Hotel/Motel
Dinner Theater
1 Restaurant (Fast-Food)
2 Restaurant (Sit-Down)
3 Restaurant (Sit-Down)
Dinner Theater
Intensity
3,500 sq.ft.
8,000 sq.ft.
150 rooms
450 seats
3,500 sq.ft.
8,000 sq.ft.
2x8,000 sq.ft.
=16,000 sq.ft.
450 seats
The revised analysis showed that a Level of Service D is the
projected operating condition for the intersection of Palomar
Airport Road and the northbound 1-5 ramps. Level of Service D
represents unstable flow, little freedom to maneuver and low
comfort and convenience.
LEVELS OF SERVICE
Adopted Future(8/11 Report)1 Future(Supp.Rpt)2
Existing GPA Alt.1 Alt.2 Alt.1 Alt.2
Avenida
Encinas A B C C C C
Southbound
1-5 Ramps A A A A B B
Northbound
1-5 Ramps AC C C D D
Staff believes Travel Service is an appropriate General Plan
designation for the subject property. However, a fast food
restaurant or other high traffic generating use would not be
appropriate at the site of the existing service station. The
traffic reports also pointed out that if high traffic generating
uses were constructed on the subject properties before complete
buildout of the adjacent roads certain improvements may be
required. These improvements would include the
dedicating/widening of Palomar Airport Road and Avenida Encinas
and the freeway ramps. The exact level of the improvements
needed to maintain an acceptable level of services will have to
be made at the time a site development plan is submitted.
Staff does not feel that approval of this General Plan Amendment
itself would have an adverse impact on the surrounding
properties. The property to the south is already designated T-S,
while the properties to the north and west are designated P-M.
None of the uses permitted by these designations should be
adversely impacted by travel service type uses.
Prior to any construction taking place on the subject property it
will be necessary to rezone the property, probably to CT-Q, and
submit a site development plan for the approval of the Planning
Commission.
Overall Staff feels that the requested General Plan Amendment to
T-S would be appropriate and compatible with the surrounding
properties.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that approval of
GPA/LU 83-1 will not have a significant impact on the
environment and, therefore, has issued a Negative Declaration on
July 12, 1983.
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ATTACHMENTS
1. PC Resolution No. 2168
2. Location Map
3. " Background Date Sheet
4. Disclosure Statement
5. Environmental Documens
6. Exhibit "A", dated July 26, 1983
MH:ad
8/11/83
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• SITE
RRE TO TS
CALIFOSNU
6 MOTEL
EXHIBIT A
JOLY 26, 1983
GENERAL PLAN
PALOMAR & CO.FGPA/LU 83-1
BACKGROUND DATA SHEET
CASE NO: GPA/LU 83-1
APPLICANT: PALCMAR & CO.
REQUEST AND LOCATION: Amend the Land Use Element of the General Plan from
RRE to TS on the east side of Avenida Encinas north of Palomar Airport Road
LEGAL DESCRIPTION: Parcel B, being a portion of Lot H of Rancho Agua Hedionda
according to Map 823 filed November 16, 1896 APN; 210-170-02
Acres 3.8 Proposed No. of Lots/Units
GENERAL PLAN AND ZONING
Land Use Designation RRE
Density Allowed Density Proposed
Existing Zone C-T, P-M, R-A-10 Proposed Zone
Surrounding Zoning and Land Use:
Zoning Land Use
Site C-1, P-M, R-A-10 Vacant
North P-H Office
South R-A-10 Vacant
East Freeway Freeway
West P-M Vacant
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated May 27, 1983
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued July 12, 1983
E.I.R. Certified, dated
Other, .
If after the information you Lava; sutmiucco. r.as aa-n ievj.ev.-i, ic
further information i,<_. required, you will be so advjf d.
APPLICANT:Palomar & Co.
AGENT:
MEMBERS:
Name (individual, partnership, joint venture, corporatiota, syndication)
58!50 Avenida Encinas, Carlsbad, CA 920Q8 , . • '_
Business Address • • ' •
619/438-0735 ' '' '••• . " • \ ...'.. • !• ' :
Telephone Muaber
Russell W. -Grogse
Naae
5850 Avenid'a Encinas; Carlsbad, CA 92008 "
Business Address ._.;..' . -.'.''•'.
619/4"3i_8 -0735 or 439-0052' ' ' _'v I' ' • "/-•;"".'• •' ;. :-;.''.• \ : "• •'-::•''.-'-'
Telephone Nuaber • . •-..- . ..--.•.- ''.' . . "• -'""'
RDSSELL W. -GROSSE.and MARY E.: GROSSE- "••' 5850 Sunny Creek Road, Carlsbad 9200B
llama -{individual, partner, joint _ . .
venture, corporation, syndication)
5850 Avenida Bncinas ._ Carlsbad, CA 92008'
Koras iiddress
Business Address
619/438-0735 (or 439-0052)
Telephona Kuabar
C. William Dealy and Ruth 'H. Dealy -
il2!3B • . •
same " " .
619/433-4742
Telephone Kumber
1282 Crest Dr., Encinitas, CA 92024
. . Borne Address
Business Aaaress
619/753-2041...same
Seiephor.s Nuniber Telephone
. I • (Attach more sheets if necessary) " ' •
I/We declare under penalty of perjury that the information contained in this di:
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.
DEVELOPMENTAL
. SERVICES
LAND USE F'LANNING OFFICE
Citp of Carlshafc
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
(619} 438-5591
PUBLIC NOTICE OF PREPARATION
PLEASE TAKE NOTICE:
The Land Use Planning Office of the City of Carlsbad intends to
prepare a Negative Declaration for the following project:
Project Description: General Plan Amendment to change the General
Plan designation of a 3.8 acre parcel from RRE, Extensive Regional-
Retail to TS, Travel Service.
Project address/Location: East side of Avenida Encinas approximately
250 feet north of Palomar Airport Road.
Anticipated significant impacts: None. —
We need to know your ideas about the effect this project might have
on the environment and your suggestions for ways the project could be
revised to reduce or avoid any significant environmental damage.
Your ideas will help us decide what issues to analyze in the environ-
mental review of this project.
Your comments on the environmental impact of the proposed project may
be submitted in writing to the Land Use Planning Office, 1200 Elm
Avenue, Carlsbad, CA 92008, no later than July 13, 1983.
DATED: June 21, 1983
CASE NO: GPA/LU 83-1
APPLICANT: Palomar and Co.
PUBLISH DATE: June 25, 1983
MICHAEL J. HOf/ZMILLBR,
Land Use Planning Manager
ND 3
5/81
DEVELOPMENTAL
• SERVICES
LAND USE PLANNING OFFICE
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
(619) 438-5591
Citp of Cartebali
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: East side of Avenida Encinas approximately
250 feet north of Palcmar Airport Road.
PROJECT DESCRIPTION: General Plan Amenctoent to change the General
Plan designation of a 3.8 acre parcel from RRE, Extensive Regional
Retail to TS, Travel Service.
The City of Carlsbad has conducted an environmental 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 iirpact on the environment) is hereby issued for the
subject project. Justification for this action is on file in the
JLand 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. 92003. 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: July 12, 1933
CASE NO: GPA/LU 83-1
APPLICANT: Palomar and Co.
PUBLISH DATE: July 16, 1983
MICHAEL J
Land Use Planning Manager
ND-4
5/81
Carlsbad Journal
Decreed a Legal Newspaper by the Superior Court of San Diego County
3138 ROOSEVELT ST. • P.O. BOX 248 • CARLSBAD, CA 92008 • 729-2345
Proof of Publication
STATE OF CALIFORNIA, ss
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbdd Joiimdl a newspaper of general circulation,
published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which
newspaper is published for trje dissemination of local news and intelligence of a general character, and
which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established and published at regular intervals in the said
City of Carlsbad, County of San Diego, State of California, for a period exceeding one year
next preceding the date of publication of the
notice hereinafter referred to; and that the notice
of which the annexed is a printed copy, has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
NOTICE OF PUBLIC
HEARING
GPA/LU 83-1
NOTICE IS HEREBY GIVEN that
the City Council of the City of Carls-
bad will hold a public hearing at
the City Council Chambers, 1200
Elm Avenue, Carlsbad, California,
at 6:00 P.M., on Tuesday, September
20, 1983, to consider a request to
amend the Land Use Element of the
General Plan from Extensive Re-
gional Retail (RRE) to Travel Ser-
vice (TS) on property generally lo-
cated between Interstate 5 and
Avenida Encinas approximately
600 feet north of Palomar Airport
Road and more particularly de-
scribed as:
Parcel B being a portion of Lot H
of Rancho Agua Hedionda accord-
ing to Map No. 823, filed November
16,1896.
Applicant: Palomar & Co.
CARLSBAD CITY COUNCIL September 7 198?. .
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I certify under penalty of perjury that the foregoing is true
and correct. Executed at Carlsbad, County of San Diego,
State of California on the 7th
day of
PALOMAR AND CO. ' S:GPA/UJ83-1
CI W271: September 7,1983
Clerk of the Printer
NOTICE OF PUBLIC HEARING
GPA/LU 83-1
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will
hold a public hearing at the City Council Chambers, 1200 Elm Avenue,
Carlsbad, California, at 6:00 P.M., on Tuesday, September 20, 1983, to
consider a request to amend the Land Use Element of the General Plan from
Extensive Regional Retail (RRE) to Travel Service (TS) on property generally
located between Interstate 5 and Avenida Encinas approximately 600 feet
north of Palomar Airport Road and more particularly described as:
Parcel B being a portion of Lot H of Rancho Agua
Hedionda according to Map No. 823, filed November
16, 1896.
APPLICANT: Palomar & Co.
PUBLISH: September 7, 1983 CARLSBAD CITY COUNCIL
..A 'j";V.I .A .P
PALOMAR AND CO. ' | GPA/LU 83-1 _
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will
hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad,
California, at 7:00 p.m. on Wednesday, August 24, 1983, to consider cpproval
of a request to amend the Land Use Element of the General Plan from Extensive
Regional Retail (RRE) to Travel Service (TS) on property generally located
between Interstate 5 and Avenida Encinas approximately 600 feet north of
Palomar Airport Road and more particularly described as:
Parcel B being a portion of Lot H of Rancho Agua
Hedionda according to Map No. 823, filed November
16, 1896.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearing. If you have any questions please call the Land Use Planning
Office at 438-5591.
CASE FILE: GPA/LU 83-1
APPLICANT: Palomar & Co.
PUBLISH: August 13, 1983
CITY OF CARLSBAD PLANNING COMMISSION
PROPERTY OWNER AND TENANT LIST
Parcel No. Owner Tenant
210-090-22 ' Burroughs Corp. %/ Same !
Attn: Edward McNamara
P.O. Box 33010
Detroit, MI 48232
210-100-07 Paul & Magdalena Ecke Exxon Company, U.S.A.
P.O. Box 488 \/ Attn: John B. Tatum
Encinitas, CA 92024 P.O. Box 16118
Long Beach, CA 90806
210-100-08 Newport National Corp.
210-100-09 Attn: P.M. Brusseau v
210-170-04 31877 Del Obispo, Ste. 211
San Juan Capistrano, CA 92675
210-170-03 Stoney1s Tire Service, Inc.
668 Palomar Airport Rd.
Carlsbaid, CA 92008
210-170-01 C. William & Ruth H. Dealy
1282 Crest Drive ^
Encinitas, CA 92024