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Home My WebLink About2010-08-24; City Council; 20344 PRESENTATIONS; GENERAL COMMERCIAL AMENDMENT PALOMAR COMMONSGeneral Commercial and Palomar Commons GPA 04-03 GPA 09-07/ZC 09-08 General Plan Amendment GPA 04-03 •General Commercial Land Use –Provide for a greater mix of general commercial services. –Stand alone general commercial uses –Two or more general commercial uses –Local and Regional Local Shopping Center •Daily needs and convenience •Anchor tenant and secondary tenants –At least three establishments •May include Community Commercial –Department stores –Warehouse/club stores –Theaters –Specialty stores Regional Commercial •Shopping goods and services in full depth and variety –General merchandise –Automotive sales –Apparel –Home furnishings and furniture Local Commercial/ Community Regional Commercial General Commercial Local Commercial/ Community General Commercial Regional Commercial Commercial Land Use Goals and Objectives •Diverse economic base for economic growth and stability to serve the employment and shopping needs of Carlsbad residents. •Limit to provide basic commercial service. •Development standards to ensure compatibility with surrounding land uses. General Plan Implementation Policies •Application accompanied by development plan and market study. •Comprehensive design •Architectural design •Project amenities •Discourage strip commercial Guidelines for Commercial Land Uses Characteristics Local Shopping Center Local w/Community Serving uses General Commercial Regional Center Trade Area Local daily goods and services Local, plus community serving General local or community serving Regional Site Size (acres)8 -20 To 30 Varies 30 -100 Gross Lease area 60,000 – 150,000 sq ft Up to 400,000 sq ft Varies 300,000 to 1.5 million Primary Trade Area 5 –10 minutes 10 –20 minutes 5 –20 minutes 20 –30 minutes Primary Trade Area 1.5 miles 3 –5 miles 3 –5 miles 8 –12 miles Primary Trade population 10,000 – 40,000 people 40,000 – 150,000 people Up to 150,000 people 150,000 + people Future General Plan Amendments •Application and review by Staff •Recommendation by Planning Commission •Approved by City Council Palomar Commons GPA 09-07/ZC 09-08 Location Map RUTHERF O R D R D LA PLACE CT ORI ON ST CAMP BELL PLCORTE DEL CEDROGATEW A Y R D Y A R R O W D REL CAMINO REALTOWN GARDEN RD P A L O M A R A I R P O R T R D GPA 09-07 / ZC 09-08 / SDP 09-05 / CUP 09-07 / CUP 10-05 / CUP 10-06 / CUP 03-21(A) / SUP 09-08 / V 10-01 Palomar Commons SITE MAP EL CAMINO REA L LA COSTA AVCOLLEGE BLCARLSBAD B L AVIA RA PY MELRO S E D R McClellan-Palo m a r A i r p o r t EL CAMINO REAL PALOM A R AI R P O RT R D Y A R R O W D R GATEWAY RD CORTE DEL CEDRO 0 400 800200 Feet GPA 04-03 / GPA 09-07 / ZC 09-08 / SDP 09-05 / SUP 09-08 / CUP 03-21(A) / CUP 09-07 / CUP 10-05 / V 10-01 Palomar Commons McClellan-Palom a r A i r p o r t Project Description •16.65 acre site •185,244 square feet of commercial –153,974 square feet home improvement store –31,270 square feet of retail (gas station/car wash/bank/retail) •Revision to County Animal Shelter CUP General Plan Amendment •From Travel Recreation (T-R) and Planned Industrial (PM) to: General Commercial (GC) PIPI PIPI PIPI T-RT-R GG GG CCOORRTTEE DDEELL CCEEDDRROOEELL CCAAMMIINNOO RREEAALLGGAATTEEWWAAYY RR DD PP AA LL OO MM AA RR AA II RR PP OO RR TT RR DD PIPI PIPI PIPI GCGC GG GG CCOORRTTEE DDEELL CCEEDDRROOEELL CCAAMMIINNOO RREEAALLGGAATTEEWWAAYY RR DD PP AA LL OO MM AA RR AA II RR PP OO RR TT RR DD Existing Proposed Zone Change •From Commercial Tourist –Qualified Development Overlay Zone (C-T-Q) and Planned Industrial (P-M) to: General Commercial -Qualified Development Overlay Zone (C-2-Q) OSOS MM C-T-QC-T-Q P-MP-M P-CP-C P-MP-M CCOORRTTEE DDEELL CCEEDDRROOEELL CCAAMMIINNOO RREEAALLGGAATTEEWWAAYY RR DD PPAA LL OO MM AA RR AA II RR PP OO RR TT RR DD OSOS MM C-2-QC-2-Q P-MP-M P-CP-C P-MP-M CCOORRTTEE DDEELL CCEEDDRROOEELL CCAAMMIINNOO RREEAALLGGAATTEEWWAAYY RR DD PP AA LL OO MM AA RR AA IIRR PP OO RR TT RR DD Site Development Plan Bldg 6 -Retail Bldg 2 -Bank Bldg 3 –Gas Station Bldg 7 -Retail Environmental Review •Agency Review •Mitigation measures –Air Quality (Construction related) –Green House Gases (energy/operational) –Biological Resources •Mitigation fees and Migratory bird survey –Paleontological Resources –Hazards •Methane gas –Transportation and Circulation –Noise Green House Gas •Global Climate Change Evaluation •Transportation –bus route/bike lanes •Exceed 2005 Title 24 by 20% •Water efficiency –low flow and landscape •Building design –efficient heating, cooling, and lighting. •Redevelopment and location Environmental Review •Agency Review •Mitigation measures –Air Quality (Construction related) –Green House Gases (energy/operational) –Biological Resources •Mitigation fees and Migratory bird survey –Paleontological Resources –Hazards •Methane gas –Transportation and Circulation –Noise Traffic Summary •Staff worked closely with consultant team on all data used in the traffic analyses •Staff concurs with Palomar Commons Traffic Report findings that all intersections meet traffic standards after mitigation measures are implemented NORTH Palomar Airport Road and El Camino Real Near Term Mitigation Measures Mitigation measures include fully funding intersection improvements and purchasing TMC related equipment Environmental Review •Previous improvements –Vista Sewer line and outfall line –Olympic Resort and Spa, golf driving range •Pacific Athletic Club –102,000 sq ft health facility Recommendation •That the City Council adopt the Mitigated Negative Declaration. •That the City Council approve GPA 04-03 establishing a General Commercial Land Use designation. •That the City Council approve GPA 09-07 and ZC 09-08. Site Development Plan Guidelines for Commercial Land Uses Characteristics Local Shopping Center Local w/Community Serving uses General Commercial Regional Center Trade Area Local daily goods and services Local, plus community serving General local or community serving Regional Site Size (acres)8 -20 To 30 Varies 30 -100 Gross Lease area 60,000 – 150,000 sq ft Up to 400,000 sq ft Varies 300,000 to 1.5 million Primary Trade Area 5 –10 minutes 10 –20 minutes 5 –20 minutes 20 –30 minutes Primary Trade Area 1.5 miles 3 –5 miles 3 –5 miles 8 –12 miles Primary Trade population 10,000 – 40,000 people 40,000 – 150,000 people Up to 150,000 people 150,000 + people Community –1 ~1.5 Mi and 6 –12 ac Neighborhood 2 to 3 ac and 5 to 10 ac Regulating “Big Box” •Square foot limitation •Grocery limitation/non-taxable sales of 3 to 10% •Stock Keeping Unit -SKU •Site Specific or Location Limitation •Design Review –maintain or enhance design character Project Traffic •12,370 Daily Trips •726 A.M. Peak Hour Trips •1004 P.M. Peak Hour Trips •Scenarios Studied: Existing, Near-Term and Build-Out •Appropriate Mitigation Measures identified Required Traffic Mitigation