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Home My WebLink About2006-06-21; Planning Commission; ; CUP 05-31 - BRESSI RANCH FUEL MART•• • The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: June 21, 2006 ItemNo. 0 Application complete date: September 21, 2006 Project Planner: Christer Westman Project Engineer: Clyde Wickham SUBJECT: CUP 05-31 -BRESSI RANCH FUEL MART -Request for a determination that the project is within the scope of the previously certified Bressi Ranch Master Plan Program Environmental Impact Report and approval of a Conditional Use Permit CUP 05-31 to construct a 3,686 square foot convenience market including four fuel pumps and a self-service car wash on a 1.1 acre property generally located at the southeast comer of Gateway Road and El Fuerte Street in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6121 APPROVING Conditional Use Permit CUP 05-31 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of a Conditional Use Permit (CUP 05-31) for the development of a 3,686 square foot convenience store, four fuel pumps under a 2,655 square foot canopy, and a 1,233 square foot self-service car wash. The site is located in Planning Area 14 of the Bressi Ranch Master Plan. The property is zoned as Planned Industrial (P-M) in the Master Plan and has a Planned Industrial (PI) General Plan Land Use designation. The Master Plan identified a gas station as an anticipated use in Planning Area 14. The project complies with City standards and all necessary findings can be made for the approval being requested. The Planning Commission is the final decision making body for this project. III. PROJECT DESCRIPTION AND BACKGROUND Background On July 9, 2002 the city council certified the Bressi Ranch Master Plan Program Environmental Impact Report (EIR 98-04) and approved the Bressi Ranch Master Plan document (MP 178). The Bressi Ranch Master Plan established permitted uses and development criteria for planning areas within the boundaries of the Master Plan. The project site is Planning Area 14 within the Bressi Ranch Master Plan and is located at the southeastern comer of El Fuerte Street and Gateway Road. The site is elevated above El Fuerte Street and at grade with Gateway Road. The site is vacant and has been graded according to the mass grading approvals for the Bressi Ranch industrial area. • CUP 05-31 -BRESSI RANCH FUEL MART June 21, 2006 Page 2 Due to its small size and location on the periphery of the industrial area, PA 14 is described in the Bressi Ranch Master Plan as potentially being developed as a gas station or other facility that provides services to the people working in the industrial area. Project Description The proposed project includes a 3,686 square foot convenience market that will sell coffee and fountain drinks, beer and wine if the appropriate Alcohol and Beverage Control (ABC) lice·nse can be obtained, as well as snacks, pre-packaged food items, and other convenience items. Other project components include four fuel pumps for a total of eight fueling stations under a 2,655 square foot canopy, a 1,233 square foot self-service car wash, and a three-space car care area under a trellis where car detailing services will be provided. All of the buildings and the fuel pump canopy have a Spanish style of architecture. IV. ANALYSIS The project is subject to the following plans, ordinances, and standards: A. General Plan (Planned Industrial (PI) Land Use designation); B. Bressi Ranch Master Plan; C. Planned Industrial Zone (Chapter 21.34 of the Carlsbad Municipal Code); D. Conditional Uses (Chapter 21.42 of the Carlsbad Municipal Code); E. Parking Ordinance (Chapter 21.44 of the Carlsbad Municipal Code); and F. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code). The recommendation for the approval of this project was developed by analyzing the project's consistency with all applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The following Table 1 identifies General Plan goals and objectives relevant to the proposed project and indicates if the project is in compliance with those goals and objectives. e CUP 05-31 -BRESSI RANCH FUEL MART June 21, 2006 Page 3 TABLE 1 -GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE, OR IMPROVEMENTS PROGRAM Land Use Provide for commercial uses which The site was designated as a Yes serve the travel and recreation possible gas station site with needs of tourists, residents, and the approval of the Bressi employees of business centers and Ranch Master Plan. The gas industrial centers pumps, convenience market and car wash provide a needed service not only for residents, but also for the employees and business owners of the adjoining industrial park. Circulation Provide an adequate circulation The project is assumed to Yes infrastructure concurrent with or generate 1,240 ADT which prior to the actual demand for such can be absorbed on the facilities. surrounding roadways without adverse impact. All required roadway improvements have already been installed with the development of the Bressi Ranch. Noise Control harmful or undesirable The project is located a Yes sounds through the planning and sufficient distance from future regulatory process. industrial office development and from existing residential so as not to have a negative impact. Open Space Utilize Best Management Practices The project will conform to Yes and for control of storm water and to all NPDES requirements and Conservation protect water quality. Best Management Practices. Public Design all structures in accordance All of the project's structures Yes Safety with the seismic design standards are designed to meet the of the UBC and State building applicable seismic design requirements. standards and will be verified at building plan check prior to issuance of a building permit. B. Bressi Ranch Master Plan No special Master Plan development standards were adopted for PA 14. The development standards applicable to the site are those found in the Planned Industrial Zone (Chapter 21.34). However, general design guidelines were established for development in the industrial planning areas of the Bressi Ranch. Guidelines include buffering from residential neighborhoods, e CUP 05-31 -BRESSI RANCH FUEL MART June 21, 2006 Page4 orientation of entries and windows to the street, enhanced vehicular and pedestrian site entries, onsite plazas, and breaks in building massing. The project has implemented the general design guidelines of the Master Plan and is consistent with the Master Plan by locating the main building close to the street, limiting mass through the use of single story buildings, varying building planes, and breaking up building mass by use of trellises and projecting architectural elements. C. Planned Industrial Zone Unless otherwise modified by the Bressi Ranch Master Plan, all development within industrial PA 14 shall comply with the development standards of the Planned Industrial (P-M) Zone (C.M.C. 21.34). The following Table 2 illustrates the project's consistency with the required development standards TABLE 2 -PLANNED INDUSTRIAL ZONE DEVELOPMENT STANDARDS Standard Provided Building Height 35 feet maximum 25 feet 6 inches maximum height Building Setbacks 50 feet from El Fuerte St. 50 feet from El Fuerte St. 3 5 foot average and 25 foot 35 foot average and 25 foot minimum from Gateway Road. minimum from Gateway Road. 10 foot sideyard 10 feet sideyard minimum Lot Coverage Maximum 50% oflot area Overall lot coverage is 16%. D. Conditional Uses (C.M.C. Chapter 21.42) The Bressi Ranch Master Plan specifies that development of a gas station within Planning Area 14 is subject to approval of a Conditional Use Permit (CUP). Approval of a CUP requires the adoption of findings found in Chapter 21.42 of the Carlsbad Municipal Code (C.M.C.). The findings required by the C.M.C. can be made. The requested use is desirable for the development of the community because it will provide a service that is lacking. The project is essentially in harmony with the various elements and objectives of the General Plan as discussed above in the General Plan section of this report. The project is not detrimental to existing uses specifically permitted in the zone in which the proposed use is located because the site is physically separated from other properties and as such it will not have a direct physical impact to other commercial, industrial, or residential developments in the area. The project site is adequate in size and shape to accommodate the use in that the project complies with the development standards of the Bressi Ranch Master Plan and Planned Industrial Zone including the required setbacks from both El Fuerte Street and Gateway Road, onsite parking requirements, setbacks from rear and side property lines, lot coverage, and building height. All of the required yards, setbacks, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and e CUP 05-31 -BRESSI RANCH FUEL MART June 21, 2006 Page 5 maintained. As previously mentioned in this report, the site design complies with all development standards. The site will be landscaped consistent with the Carlsbad Landscape Manual and the general landscape guidelines from the Bressi Ranch Master Plan. Short screen walls are included in the design for the purpose of shielding neighboring residences from headlights. All lighting on site shall be full cut-off design which reduces the potential for glare. The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. The project will generate approximately 1,240 Average Daily Traffic (ADT). Gateway Road is designed as a collector with a capacity of up to 10,000 ADT and El Fuerte Street is designed as a Secondary Arterial with a design capacity of up to 20,000 ADT. The addition of 1,240 ADT to either street will not have a significant adverse effect on either road's ability to carry traffic efficiently. E. Parking Ordinance (C.M.C. Chapter 21.44) Onsite parking for the convenience market is required at a ratio of one parking space for every 300 square feet of gross retail building area. The convenience market building is 3,686 square feet, therefore, the total number of onsite parking spaces required is 13. Three additional spaces are proposed to be used for automotive detail services. The project complies with the onsite parking requirements of the Parking Ordinance. F. Growth Management Ordinance The proposed project is located within Local Facilities Management Zone 17 in the southeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 3 below. T bl 3 G th M a e -row anagemen tC r omp 1ance STANDARD IMPACTS COMPLIANCE City Administration NIA Yes Library NIA Yes Waste Water Treatment 1 EDU Yes Parks NIA Yes Drainage 0.9 cfs (Basin 17B) Yes Circulation l,240ADT Yes Fire Station Nos. 2 and 5 Yes Open Space NIA Yes Schools NIA Yes Sewer Collection System lEDU Yes Water 220 GPD Yes V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff reviewed the project and concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Bressi Ranch Master Plan MP 178 (EIR e CUP 05-31 -BRESSI RANCH FUEL MART June 21, 2006 Page 6 98-04), dated July 9, 2002. EIR 98-04 evaluates the potential environmental effects of the development and operation of the "Bressi Ranch Master Plan" including analysis of traffic circulation, water quality and compliance with SB 221 and SB 610 regarding water availability, biological resources, and land use and associated actions inclusive of the proposed project in Planning Area 14 reviewed here. The City Council certified EIR 98-04 on July 9, 2002. At that time CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 98-04 applicable to the proposed planning area projects have been completed, incorporated into the project design or are required as conditions of approval for the project. The EIR 98-04 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Bressi Ranch Master Plan Final Program EIR. The proposed activities would have no effects beyond those analyzed in the program EIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program EIR 98-04 and no further CEQA compliance is required. EIR 98-04 and the respective initial studies for each application are available at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 6121 2. Location Map 3. Local Facilities Impact Assessment Form 4. Background Data Sheet 5. Disclosure Statement 6. Reduced Exhibits 7. Full size Exhibits "A" -"M" dated June 21, 2006 SITE MAP ....J Cl.. Cu z I-________ ___,, :c :s: • N NOT TO SCALE Bressi Ranch Fuel Mart CUP 05-31 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Bressi Ranch Fuel Mart -CUP 05-31 LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: """"'PI"-------- ZONING: Planned Industrial DEVELOPER'S NAME: Bressi Ranch Fuel Mart LLC ADDRESS: P.O. Box 456 Rancho Santa Fe California 92067 PHONE NO.: 858-395-4511 ASSESSOR'S PARCEL NO.: =-21=3......,-1=2-=-l--=-0=-2 ______ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.1 ac./3,686 sq.ft A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity 5EDU D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = 0.9 Identify Drainage Basin = 17B F. Circulation: Demand in ADT = 1 240 G. Fire: Served by Fire Station No. = 2 and 5 H. Open Space: Acreage Provided = NIA I. Schools: NIA J. Sewer: Demands in EDU 5EDU K. Water: Demand in GPD = 1 100 e BACKGROUND DATA SHEET CASE NO: CUP 05-31 CASE NAME: Bressi Ranch Fuel Mart APPLICANT: Bressi Ranch Fuel Mart LLC REQUEST AND LOCATION: Request for a determination that the project is within the scope of the previously certified Bressi Ranch Master Plan Program Environmental Impact Report and approval of a Conditional Use Permit CUP 05-31 to construct a 3,686 square foot convenience market including four fuel pumps and a self service car wash on a 1.1 acre property generally located at the southeast corner of Gateway Road and El Fuerte Street in Local Facilities Management Zone 17. LEGAL DESCRIPTION: Lot 14 of Carlsbad Tract Map CT 00-06 in the City of Carlsbad, County of San Diego, State of California, according to map thereof number 14600 on file in the Office of the County Recorder of said County, May 29, 2003 APN: 213-121-02-00 Acres: Ll Proposed No. of Lots/Units: ~N~/ A~--------- GENERAL PLAN AND ZONING Existing Land Use Designation: =-P=la=nn=ed=-=In=d=u=st=n=· a=-1--=(P:....:I:.,...) _____________ _ Proposed Land Use Designation: =-P=la=nn=.:c..ed=-=In=d"-"u=st=r=ia=-1-'-'(P:....:Ic.<-) _____________ _ Density Allowed: N/ A Density Proposed: N--"-"/ A=----------- Existing Zone: Planned Industrial (P-M) Proposed Zone: Planned Industrial (P-M) Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-M PI Vacant North P-M PI Vacant South OS OS Open Space East OS/P-M OS/PI Vacant West P-M PI Vacant LOCAL COASTAL PROGRAM Coastal Zone: D Yes [8J No Local Coastal Program Segment: --=N-'-'-/-=--A=--------- Within Appeal Jurisdiction: D Yes [8J No Coastal Development Permit: D Yes r8J No Local Coastal Program Amendment: D Yes [8J No Existing LCP Land Use Designation: NIA Existing LCP Zone: --=N~/~A ____ _ Proposed LCP Land Use Designation: --=N-"-/"""'A~- Proposed LCP Zone: --=N...:..cl.::...:A=--------- Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ~~~---- Equivalent Dwelling Units (Sewer Capacity): =--5 ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption,----------------------- D Negative Declaration, issued ____________________ _ ~ Certified Environmental Impact Report EIR 98-04, dated July 9, 2002 D Other,---------------------------- Revised O 1/06 • Cit}' of Carlsbad IRF•,hhh·l•ii•i•iiuii,IW DISCLOSURE ST A TEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Fye,,/ (keel Corp/Part /Jrl'ss/ fl!-,/V'-h J=ut' I /Yl4Yf-t...LC Title Title ____________ _ Address I, o , /5 c ')(' 'I~ C Address __________ _ /( &-pc/Jc, s o.,vft:t_ n1 C 11 ') O(t 7 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person I e ft, E &i 5 >-t If Corp/Part ;j )'1' 5 s / 6 c. -r/ uv-t e, /f/~ L l C Title IJ/vf>rC'N Prtf/14/1/f Title ____________ _ Address L t JV IV c. )" 15?-S Fc-)'Ar/e.y /I-VtN/4( Ce,r/s 6&ie/J c1r1 "f'). oc gi- Address ___________ _ 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us (t) • 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust N A Non Profit/Trust ___________ _ Title ___________ _ Title ------------- Address ---------~ Address ___________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. II the above information is true and correct to the best of my knowledge. r/date Signature of applicant/date Print or type name 1>f owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of2 \ • mm,quegm.yo,uq, W.Yl()Ol Vl1•4D ' lfll,,fll'IQI/OlraOt...10PMtftlSl~ ., I Plonn,iok.o1•{PA•l4)9hol!bl~.,otc111do"'4.,u,IIWPIQMtCIVl<M.tnal (P-W)lontSlondo""'Hlfort110,$«t,ori21.l4oft11to:nstiocl"'-'!>OICool...r.d'I ~t,-..fclo-.nqN~ M~tll'll'IOMollglno 14ll>all~fllltl\ll'MI M1llocllrtq~ld$Kborl 21l4070ol'IN>f>loMt1llnOIIIWlll-Hl~QAn>KNtt,11,otnlM~of.O, ,n,T1111c1e.ng~1ofi\llMTW'll4nittlltlftttbockrtq,..._t1. -f1C1".1crSO.YordlKlll10torn.no"-d,l'domo.,l,,tpOl\lloocl0tDr""1•Sir..t-~j:"1o~:'W~Z1~~~~~wJ:=~bl '""~" to Mrr,... l"l '"' to ~ott o df.wllO)' cb'ltj 11'1 poit,on 01 tt>t 111bod< IQl\hnt lrorn tM f11111·ol'-IIOY -r.....i orSdt'Yord cw, O Cdltdot. 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