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HomeMy WebLinkAbout1977-06-29; Planning Commission; Minutes. ,. _. .. . . .- -, CITY OF - CARLSBAD MEETING: A~~JOUF!NED PLANNING COMMISSION D.?aE: m 2.9, 19-77 "l3: 7:OO P.M. PLACE: COUNCIL CHAMEmS ' To ORDER -The meeting was called to order at 7: 03 P.M. ~LL CAIlL - Ccannissioner Rxdxkis was &sent X PRESENT AEsW X ?IElxx OF ALlLEGmcE ORAL tJEuTIEN cnmlUN1mms cnbT4uNICATIoNS . ,x~x~-~:~. '. ; PrjBLIC IBwRINGS (1) - certification of a supplemntal environmental impact report covering the ultimate expansion of the Plaza Camin0 Real Shopping Center and approval of a Precise Plan and Wntative Map for the first phase of expansion including the realignment of Bena Vista Creek and the addition of two major department stores and additional mall shops. .. . .. * Mr. James C. Hag-, Planning Director, explained this was a supplemnt to an EIR which was previously approved by the City which allmd for an expansion to four department stores. Essentially this covers a fifth depar-t store and re- alignement of the channel to the north of the property. Mr. Hag- asked the ccninission to, consider the EIR as . an independent docment dealinq directly wi~3 the environ- mental irrpact that this additional department store and .%arrmissioners find areas that should be further addressed, possible mitigation measures. . He .=ked that if the realignment would have to the showing center and introduce f what type of information muld make it adequate to forward please identify those portions so we can determine to City Council. Mr. Hagaman said there are other items on the agenda - a tentative tract map which includes the proposed project; a precise plan which includes the the realignment of the channel and ths entire parmter of of the channel (the Precise Plan is not a formal -t in the sense of a public hearing but an agreed upon process betseen the proponents and the City which allows the City ' :I Council to approve the precise plan with any conditions that might be found necessary and proper for developent) ; and one other item which is not on the agenda but will be coming up at the next regularly scheduled meeting which is a specific plan over the whole area which includes not only this proposed developmnt but other propyties. The hearing on this item will be for a deletion of that specific plan on that portion of the property covered by the Precise Plan. I I' * proposed four depar-tment store expansion and the realignmert I. !, I. ?, 1, . -~ Mr. Mike Zander, Associate Planner, gave tne star1 . premtation. He said the EIR was a draft docm-mnt sent out to agencies for their review and CClrmx3ntS. The additional appears in' the front of the d&xmnt. ,, The tw basic inpacts were identified as: I 1) The loss of manmade habitat that exists in the flood - - ____ " ____.___~ x wrk acacanplished since the tirne of that public review period I " I control channel if the bo^ culvert is installed. ' There will be a ndi loss of approjzimately 13,000 sq. ft. I t CI.TY OF 4 'ARLSBAD PACE2 PLANNING CCMMISSION MEETING JUNE 29, 1977 2) Traffic congestion along, El' Camin0 Real until the proposed inpmvmmts on the bridge are mt. Staff is suggesting that there are overriding considerations to the identified impacts abcjve. me is the consideration tkiat the tax revenue to the City is substantial. The proposed expansion would add approximately 300 permanent jobs to the area. "he traffic inpact would be tenprary and mitigations are within tk purview of another agency. As such, it is not within the power of the City to require the applicant to. conform to this. Mr. Zander said that a sumtary analysis of the identified en~romnental impacts and also a list of mitigation measures that are proposed have been provided. The EIR which the camnissioners received for this meeting only contains mrum~ts and responses to a letter from the City of Oceanside dated May 27, 1977. Mr. Zander said he had distributed to the Catmissioners at the meeting a mrandum with additional ccrmmts fram .the State Clearing House and the Depart.rtEent of Fish and Gam. Mr. Zander explained that the City of Oceanside and the Departrent of Fish and Gare have authority over a portion of the project but are not the lead agencies. Mr. Zander called attention to the two basic comnts fran the City of Oceanside covering two general areas - 1) economic inpact on the City of Oceanside. If the fifth s*re locates at the shopping center site, it is estimated that the loss of city revenues of about $11,000 may occur, The City of Oceanside sugg+ed tm mitigation masums to this impact, the first one being that the City of Carlsbad consider reqlignment of the boundary separating the tm cities so that a portion of the Plaza would fall within the City of Oceanside. They muld receive tax revenues froan that. Mr.Zander said staff felt this was politically unfeasible because the area which muld fall within the City of Oceanside would technically need to be served by the City of Oceanside. It would be necessary for the City of Oceanside to bring in additional service lines to properly service the area. The City of Carlsbad has already made numerous capital inprovments to the area. The second suggestion was some type of an agreement along the ,lines of a tax suggests that a program like this perhaps warrants sane consideration on possibly a regional or statewide basis but must be mre than just a single project such as the fifth deparhmt store. Mr. Zander said he had received a letter fm the league of California Cities which states that there is an assembly bill proposed to do a regional growth revenue sharing program. 2) The second area in the letter fm the City of Oceanside has to do with traffic impact on the roads mrth of Highway 78 in the City of Weanside and specifically the impacts that w2re identified along El Camino l&al between MarrOn md and vista way. ~r. Zander said that the date f- the draft EIR was taken before the Marron extention was ccmpleted. Upon receipt of the letter fm the city of Oceanside a traffic consultant Was Sent Out the field to update the inform&im and that is inserted in the final dmt as Appendix A-2. L revenue rebayr going to the City of Oceanside. Staff I Ph ‘CITY OF v ‘ARLSBAD PLANNING COMMISSION JUNE 29, 1977 PAGE 3 I Mr. Zander said the letter from Fish and Game ex- panded their concerns listed in the first letter received from them. This involved the losses of the rpparian habitat because of the proposed pro- ject. .The Fish and Game Department felt the EIR should discuss compensatory measures for those losses on an acre for acre basis as a mitigating measure. Mr. Zander pointed out that the primary function of the Buena Vista Creek channel, espec- ially between El Camino Real and Jefferson, is -a flood control device, largely to protect.property in that area. Because of this, the channel must be dredged out periodically, as was recently done. The dredging virgually destroys any habitat that may have formed within the man-made channel. The dredging operation had approval from the Fish and Game as well as from the Coastal Commission. It is understood that this is necessary for flood protection. Mr. Zander stated that the realignment of the channel is going to add 67,000 square feet of man- made habitat to the existing channel. With the addition of the box culvert which is considered in the overall expansion of the plaza there would be a net loss of 13,000 square feet or less than 1/3 of an acre. In response to Fish and Game’s sug- gestion that a momentary payment in terms of an acre for acre basis, staff felt that this was not a mitigating measure. The second point raised by Fish and Game had to do with sedimentation’. Mr. Zander said that staff had included mitigation measures both from a temporary standpoint and a long range view, through ,desil- tation basins, improved storm drain systems, and the fact that when the parking lot is paved the sedimentation runoff will be virtually eliminated. In terms of urban runoff Mr. Zander pointed out that the only action that can be accomplished as far as technology is concerned is to maintain the paved surface in as clean a condition as possible. This minimizes the amounts of excessive oil, gas and other pullutants which may collect on the park- ing lot surface. Mr. Zander said that 78 runs par- allel to the channel and that all of the drainage from the freeway flows directly into the creek. .- c I CITY OF 'ARLSBAD PLANNING CQMMISSICN MEETING P?m 4 JUNE 29, 1977 Mr. Zander amwered oannissioner Fikes question as to the hydrologic studies made on the channel by stating that the ~0-s of Engineers as we11 as the city Engineer had conducted studies of the entire Buena Vista Creek-. carmissioner Jose questioned the folladnq: ' 1) Incation of the bus stop in the middle of the develop mt. He felt four bus stops might be better for those semi and fully handicagped. 2) Wanted to krmw wh& position the City of Oceanside was taking in regards to. the relocation of the channel and the access to tkir land for parking. 3) Has staff conarnnricated with Fish and Gam? regarding their second letter received by the carmcission at tonight' s meting. 4) Correcting the EIR on the stawt that the only entrance to the shopping center is the El camin?o .entry. Marron €&ad is nav open aril we have an exit fran the highway at Jefferson as well as a westerly entTance.- 5) Asked the City Engineer to describe a box culvert. 6) Was undqrground parking considered acammdate 7) Feels the crossing on Marron €bad b the theatres and 8) Sewr capacity. _- the additional parking requiremnt. bank are hazardous. I CLTY OF GARLSBAD PLANNING CQMMISSIm IvIEZTING PAGE 5 JUNE 29, 1977 Mr. Zander discussed the items' introduced by cormcissioner Jose as follows: The bus stop at the shopping center is what is referred to as a the transfer point where numerous busses congregate at the plaza and wait for other busses for people to transfer. It is important that this be at one location; this would be virtually impossible with numerous bus stops around the plaza. The handicapped access will be provided for in terms of state law requimnmts regarding ramps, elevators, etc. Having the bus stop at a 'centralized spot was an important consideration. ?Ar. Zander in reply to Item 2 above said that first of all' the lead agency which is the City of Carlsbad, must certify the EIR. Upn carpletion the developer would need to apply for and receive develovt plan approval fran the City of Oceanside. There has not been any ,indication tn staff as to Oceanside's position on this matter. Mr. Zander said the letter in reference fm Fish and Game was received only a few days ago and has not been formally answered to that deparhrv3nt as of this date. Mr. Tim Flanagan, City Engineer,explained that a box culvert is a rectanqular reinforced concrete structure whic ~nly contains flood-waters wherein the integral part of the structure would have a cement cover over it. He said there would be a desiltation structure at the end of it and the culvert would not need to be dredged. The velocity of the flood water would be enough to clean the box. m. zander stated that no un-m parking is being proposed. There is soc~be problem with the fill material and ground water as vel1 as the cost of such an undertaking. In reply to Xtem 7 above, m. Zander stated that the EIR on the four store expansion and the mitigation measure offered was for a cooperative study to be done on Marron Faad and that agreement has been expanded to include the transit system. The-study is now underway an3 is not part of the impact in consideration on the supplesllental EIR which is being discussed this evening. + 3 Mr. Zander affid that there would be adeqqate swer capacity. Wmm~ mson was concerned about the circulation portion of mitigating measures. The mnt should point out that the original EIR calls for no proposed mitigation measures for circulation at this time. Perhaps it should be mtio&d again that the mitigation masures &re in the ammirent 'to the EIR. Ccannissioner Fikes questioned about the subsoil under the buildings. Would they stand up in a severe quake. Mr. Zander replied that the soil would have stability in. that there are no known active faults in this area. Mr. Zander assmed Camnissioner Fikes that . the Corps of Engineers had studied, the hydrologic situation, and this was &ne for a 100-year standard project flood. Carmissioner Fikes would like that partidar information in the EIR. m. zarder exphhGd haw the reali t .of the channel &d p-& 67,000 square feet o new habitat. area. r "" - " ; 'CITY OF ' LARLSBAD PLANNING CXMMISSION PAC33 6 JUNE 29, 1977 I Conmissioner L' Heureux wished ko know the viability of the fifth store assuming the expansion of the fifth store included no realignment of the channel and no additional parking, and asked what is the potential use for the property fran the west end of this project to kron Fbad where it ends at Jefferson. He inquired if it muld be possible for there to be parking in that area. Mr. Hagaman explained that if the realignrrvant of the creek channel and additional parking were I-& possible, other alternatives muld be looked at but in all probability the fifth store would not be viable. Chairman =son referred to .Page A-14 under the of traffic. He was concerned with the stalx?ment that discusses the widening of El Camino eal; that it mul.d not be any worse in 1980 after the widening than it is today. Mr. Zander explained that the A-1 appendix was the first appendix ccnnpleted and it was done before Marron mad was extended. Appendix . A-2 was a brief follow-up in response to the City of Oceanside's original letter 4 A-3 is another follow-up after Mrron ma& and Gemo are ccanpleted. me public hearing was tkLear ogened. Richard Miller, who is in charge of the project for the May carrp?any ,%ares, Inc. expressed his appreciation to staff for the job they had done on the EIR. He and his consultan He s&d the question of underground parking was investigated, ~ and the potential was discounted long ago both fram the standpoint of circulation and expense. It is extremly expensive to the point of making the projeck not feasible. In response to having the fifth department store within the City of Carlsbad without doing anything to the channel, *. Miller said it goes back to hm far a custamer is ' willing to walk between one mping store and another and . hoQ far a custamer is willing to walk fm his car to the building. Mr. Miller said they knm how the sbpping center operates since the Plaza has been in operation for several years; in addition they have several other regional sbpping centers. This plan is the result of two years mrtl of sketches and appqaches and this proposal represents the ultimate in design frm the input and data at the disposal. of the May ccarpany Stores, Inc. warding the . question related to developrent west Of tbe area, to Marron RDad, Mr. Miller explained there is no proposal for interrelation of traffic. He believed that question would have to be addressed when and if there is a proposal before the Cutnnission. The present pmpoaal works well internally. wuld try to answer ~y questions already raised. Mr. Fay Wund, Westec Services, stated that his firm did the original EIR in 1975 as well as this supplerental one. The original EIR discussed seimlogy in detail. He said there were no knrrwn faults, the nearest being the Newport Ingld Canyon fault. They did find scm soil problem and one of the mitigation measures reccmwnw that a surcharge take place which was carried out. They found that a projected ground acceteration of .28G this to the City. This was picked up as a mitigation measure and subsequent soil reports confirmil that. The ~ gmmd shaking is all that has been prbjected as opposed Was an. appropriate design factor and remed to ground rqture :of the Surf" -., \ .” t CITY OF 3ARLSBAD PLANNING CCMMISSION MEETING PAGE 7 JUNE: 29, 1977 Mr. murid referred to the question on alternatives for parking. He said on Page 81 they did look at providing parking structures. He said people tend to circulate and Iwk .for a closer parking spot and there are additional conges~on problems. Since underground parking is extranely expensive, a cost factor was taken into consideration. In parkins to the west you get into the distance problem I . Mr. Wund said that regarding the stat€menE that the traffic in 1980 would be no worse than it is today, Mr. Fedderhart who ai& the traffic study for the original EIR and the first set of traffic analyS.s for the supplen-mtal was in mece when the question came up,fm Oct Mr. Pringle of Pringle and Associates based on the munt taken approximately 10 days ago said that the traffic would be no worse then it is today, that the most critical .area is the El CHninO Real - Highway 78 overpass. It is ~KYW operating at 99% capacity and this. will be exceeded whether there is a fifth department store or not. k. Round said there mad, be several different kinds of s-tation problems. One would be sedirmkation that 0~~s during the construction process - earth roving, etc. Normally enployed mitigation measures were recunnended to keep the soil dawn during this period. They recatmended tesrporary sedimntation control basins and these have been designed into the construction period. Over the long run after the pa-t is in, +he sedimentation of the site will actually decrease from what is happening today. Mr. Zander explained that approxima*ly 800 of the additiom 868 parking spaces would be in the City of Oceanside. In answer to Chaim Larson’s question about- the tenporary plantings in the bottan of the channel, Mr. Round stated that there is approximately 2,500 ft of the total creek lm be realigned. Of that, 1600 ft. would be soft bot- and that is the area where soft plantings are recomrrended and 1000 ft would be the box culvert which dd have a concrete bot-. There will be control measures damstream of the creek so that irq sedimentation that does pass through will he piciced .up right at the end of the box channel. Mr. murid med fast-frowing plants ht felt. that the mrd temporary was misleading. The plants would graw until dredged. ” -~ ”” Mr. Round pointed out that the lagoon is fed by ‘an. approximately 15,000 acre watershed. He suggested that siltation contml measures for the entire watershed area were very expensive and in his opinion the proposed plantin? were adequate. The area dawnstream fm the culvert will have to be periodically maintained, but Mr. Round sees the maintenance fra the City’ s point of view as ljeing a lm maintenance item. Mr. Bund said they did not find the habitat fran a biological pint of vim as behg overly significant (no rare species of plant or animal being badly disrupted fran the loss of a 1,000 ft. for the box culvert). Howzver, Mr. bund said as an environmental consultant they could not say that the loss of 1,000 feet would not hay scune effect. 1 Bide. 'CITY OF CARLSBAD PL?UNING CXMMISSION MEETING PAGE 8 JUNE 29, 1977 Mr. Larry my, Civil Engineer for my stores, stated one correction to Mr. €bund's staterent. %e bx culvert is Only 850 ft.long instead of 1,060 ft. He said that the bcuc wold be 7 feet above the high water line. He told Conmissioner Fikes that the Gorp of mgineers, the County of San Diego, the City of Carlsbad as well as they had done hydrologic studies on this project and all were in agree- mt. with respe& to the computation for the water surface profile as a.part of the plans caning in for sub mittal there will be full conputations at that time. Mr. F&gcway said the current channel, on the Oceanside side, has a bench approxiTMtely five feet in elevation abve the flow line elevation of the main channel. when tha channel was originally formed, that was the maximum earth that could be placed over the sanitary sewer and still maintain its integrity, The channel that is proposed under this proposal that will carry the water ,has a wider bottom than currently exists. That is why when it is realigned there will be 67,000 square fee; new habitat area. Mr. moway said that as he understands it the vegation in the bottom of the channel is cleaned out prior to the carroru3ncement of the rainy season to prepare for the ccming season. There is sufficient water always in the channel to support the grasses and weeds. It is unlikely according to Mr. Rogoway that we would get a major storm in the middle of sunmer. ~ ~ "_ . ~ . ~ ~~~~~~~ ~ ~ ~ - ~. (1616 HunsaKer St., &&anside) . Dr. Henry P. Burke, retired physician fran the Air Force, read a letter addressed to the Planning Catmission fm himself (copy attached), Dr. Bourke is against the project because it muld increase the air pollution in the area. He said that the EIR ieprt does not give a mnitoring of the pollution levels ' in the .air. He said he ilaquired - with the Air Pollution Control District about eight mths ago about atmospheric readings. The Air Pollution Districtsaid they had not taken any readings. Dr. Bourke asked them to bring one of their mabils~mqitoring'systens here to give .an accurate reading. He was told they have a station down on the kcan border monitoring the air then They did not at that time have a eile unit,other than that one. The regular trailer quipment is mt accurate amrding to Dr. Bourke. He would like e see the air mnitored before- any expansion is done. He said the 'people in the general .area were very apprehensive about the increase of traffic'also in the area and were against expansion for that reason also. During the first nine qnths of last year the City of Oceanside exceeded the health standards for ozone on .44 dgs and the results fram the last three mnths of the year which are the worst by far were not available. He requested that the Conmission request a mnitor of the air if not fran the Air Pollution Control District then fm a.ca"ercial cc~npany and that the count be made daily for several mnths during the winter before any decision is made on the expansion of the mall. It .was pointed out to Dr. Bourke that much of our pollutants cans fm the north - fran the IDS Angeles area - and aFe generated locally. Mrs. Anne Wrdith Williams, 2022 Avenue .of the Trees, Carlsbad, representing the League qf Wcmm Voters read a statement setting forth their reasons for being against certification of the EIR. 'A aapy of the statemint is attached. CITY OF ZARLSBAD PLANNING COMbTCSSION MEETING JUNE 29, 1977 PAGE 9 Mr. Henry "hapson, 330 Chestnut Avenue, Carlsbad, Californii stated th& hearing did not conform to standards of an EIR hearing because the letter received fran Fish and Game on June 22, 1977, had not been made available to the public through the library. Mr. Vincent Biondo, City Attorney, in answer to whethei the hearing is negated as charged by Mr. Thompson. Mr. Biondo said the nature of the City environmental procedures is that the purpose of this hearing is to give the public a chance to have input into the EIR to insure that all that sbdd be discussed is dicussed. The action of the Planning Camnission is to recamend that report to the Council with the addition of whatever information may be forthcaning fm the hearing. Mr. Thonpson is complaining about somethi that he didn't knm about and now knows about and that therl will be ample opportunity to have it included before it reaches the Council in Mr. Biondo's opinion. He felt . that Mr. Thmpson's objections were not well taken. Mr. Henry Thqson responded to Mr. Biondo that as represent the public at the hearing that the information mntained in the letter frcnn Fish and Gme was of such magnitude and the public had no chance to study it. Mr. I;ou Lightfoot, Planning Director from the City of Oceanside, said he had been directed to attend the meting tonight in a spirit of moperation to insure that the concerns that the City of Oceanside has are adequately addressed in.the EIR. Beqause they are a responsible agent in the project, once the project is certified by Council in Carlsbad, it will be used by Oceanside also as a basis of information for making any decisions that they have to ma regarding this project. Mr. Lightfoot said he had not seen the appendixes or the responses to their letters sent in on the EIR but frm what staff has said tonight it appeared that eaffic, the creek realignment and the effects on the habitat had been adequately addressed in the EIR. m. Lightfoot said.he felt he must de sane mts regard econcnnic impact fram Oceanside's point of view for the record. They would like to be sure that the possible boundary adjustmats between the tm cities remains a viable mitigation measure for this ecodc impact. In today's climate where mtual aid agreement are possible &tween fire cOmpanieS, there are 6?"3er~agreements that can be worked out .- Mr. Lightfoot felt that such an agr-t may be possible in this particular area so that sane of the economic impact that they muld suffer could be mitigated by a boundary adjus-t. Semndly, Mr. Lighthot offered sekral other alternatives to this particular expansion as well as the proposed parking lot in Oceanside that he feels have to be in the record, Cone@ng the parking lot first of all, he said a possible alternative would be a mmrcial project on the property in Oceanside which would generate tax revenue or sales tax revenues to the City of Oceanside which they would not get frun the parking lot. An alternative to the fifth store in the camin0 *al Plaza is also the location of khat store in conjunction with other major department stores in Oceanside which would certainly mitigate an$ economic impact of the Plaza on Oceanside over the years. The EIR pointed out according to Mr. Lightfoot, that were no sites suitable $or such a project in Oceanside and, he muld have to disagree with that. He s+d there were at least three Sites in Oceanside suitable for a major regional complex 'CITY OF. 'ARLSBAD PLANNING COMMISSION MEETING JUNE 29, 1977 PAGE 10 of at least three major tenants: Mr.' Lightfoot said that he sbuld also point out that even with the expansion of the tm stores there is still a possibility according to the Oceanside advisors of locating a ccrmpeting center in the City of Oceanside of at least three major tenants. Thb addition of a fifth store in Carlsbad greatly reduces locating a carpeting center in Oceanside. Mr. Lightfoot informed the Comnission that there are approximately 20 acres that are proposed for parking for the fifth -t store. Mr. Fay Round said in .his rebuttal that the air pollution data that had been available to them was frm the APCD masurement station which is located in Oceanside and a problem has existed for several years in Oceanside - Carlsbad area that relates to ozones (smog that you can see). Ozone does not tend to develop where the pollutants are actually emitted, because of a 26 step photo-chemical process that takes place. While the process is taking place, Mr. Round explained that the wind is moving the pollutants around before it is developed. The smq canes frm possibly Highway 78 and 1-5 and not fm a ccmplex such as the shopping center. Mr. Round said they have been benefits from grouping stores together in shopping centers rather than putting them in different locations so that a custaarrer can drive, make me stop and purchase a list of various items without driving all around. Mr. Round explained that the masuring or qir pollu has a fairly easy side and a very-complex side. One can masure things like carbon monoxide for instance in undergromd garages. Tq measure ozone is a very cmplex thing and muld require the mbile units as mntioned by Dr. Bourke. The other kind of study is called tracer studies and that is where there is an actual tracking of where the wind takes the pollution. Mr. Round said that there is one school of thought that says shopping centers are not pollutant sources but if you increase population and create a new enployment center or a new residential tract, those pple as they move in use the center. Mr. mmd said there is a question of who wuld be at fault, the people who build the eT-rp?loyrt.lent center or tract, or the people who build the shopping center. Mr. Iarry -my wished to respond to the ccmtrent about flooding upstream. He said the box is being designed based on hydraulic controls both at El Camino Real and at Jefferson and it will not cause any flooding anywhere. The public hearing was closed. Mr. Zander said that the possible lack of funds is not the only reason that Cals Trans has not enlarged the bridge. It is also a matter of priorities. We are basicall in competition with other areas in California having similar traffic problems. A mtion was made to certify EIR 389 based on the findings as contained in the staff report and to include all testimny and mnts of the meting and to also include all docments fm ths various reviewing agencies. Resolution No. 1383. I It. J' .on * MYITON AYES ABSENT " -t t CITY OF CARLSBAD PLANNING ~SSICN JUNE 29, 1977 PAG 11 (2) Case No. CT 76-18/PP-24, May Stores Shopping Center, - Inc. - Approval of a precise plan and tentative map for the first phase of the expansion including the realignment of mena Vista Creek and the addition of tm major department stores and additional mll shaps. Mr. Mike Zander gave the staff presentation. The tentative map ' is a re@remnt of law and the precise plan is defined within the existing operating agrement between the applicant and the city and that requiranent is that the City of Carlsbad City Council approve a precise plan. Staff is recoarmending approval and has provided a standard set of ten findings. In addition, staff is swgesting the inclusion of 13 conditions of a~roval. Mr. Zander' said they have also provided a mrandun with corrections listed for both CT 76-18 and PP-24. Staff is also recamnend approval of the precise plan with the standard set of findings (3) and a total of 19 conditions. Mr. Zander said the Precise Plan conditions generally effect the design, operation and maintenance of the facility;! ~. No box enclosure is included with this precise plan approva~. nor is the fifth sto>e or the parking in the City of Oceanside. All of those actions would have to come under a precise plan mdmnt at sane future date when the fifth store expansion is ready to begin. A specific plan does mver this site and there will be an action ccming at the next regular meeting to delete that portion that would be ' covered within this project area. There is an existing parking lot agreerent with the mer of the shopping center that was approved for the original phase. The City is negotiating with the applkant a new operating agreement that will cover the, expanded shopping center facilities. Mr. Zander again restated the problems of the El Camin0 Rea bridge and that the 'City has been working with Cal Trans and the City of Oceanside for many years on the interim * as well as,- the long range impmvments. The City is hopeful that the project will be funded within the next five years, and moved up on the priority list. Mr. Zander said - one of the interim improverents being discussed is an interconnection of the traffic signals that are under the control of Cal Trans - specifically those at tk off ramps of both sides of the bridge. The interconnection will make for a mre.efficient flaw of traffic. Another measure is to .try to better identify the tm shopping center off ramps fm Highway 78. The off ramp at Jefferson Street is being under utilizd.' ' _I Signing for private enterprise is against Cal mans policy. Also under discussion is possible funding for widening to provide for turn lanes as one is going north on El c;rmino Real to get eastbound on Highway 78 or oming fram Oceansic southbound going west on 78. Separate turn lanes do not exi at this time. Mr. Zander said the City of Oceanside is alsc mrking with property owners to realign Vista Way. In discussing the design of the center with Bullocks to the south and Sears to the far west, Mr. Zander said new parking muld be provided all around the new stores. There will be one car space for every 197 sq. ft. of gross leasable area. Mr. Zander said this exceeds the standard of regional shopping centers. The City is going with three steps: 1) building permits and rough grading, 2) parking plans and landscaping, and 3) occupancy. I Y " " -.. J :CITY 0," '' CARLSBAD PLANNING CQMMISSIW JUNE 29, 1977 Prn 12 When the EIR was reviewed in 1975, 'Comnissioner L'Heureux stated that it was his recollection that there would be scane study of mitigating measures that would come back to either the Planning conmission or the Council for sm additional reviews in regards to the pedestrian traffic at the- theatre area. Mr. Biondo said there is a master agrement between the developer and the City which the Council has approved subsequent to the certification of the previous EIR. Qle of the provisions in that agreement, for instance, was the construction of "on Rxd. Another section of the agreement expressly deals with the traffic and pedestrian situation on the old or previously existing Marmn mad. The agreement provides that the City and developer will share on a 50-50 basis the cost of a study of the entire situation. A contract for that study was across his desk during the last week. The consultant is about to be selected according to Mr. Biondo and that is on-going. The agreerent further provides that based on the results of that study and subsequent negotiations between the City an3 the developer, the developer is responsible for costs of any inprovemnts that are detemcined to be necessary up to and not to exceed the cost of a ccanplete traffic signal. Mr. Biondo said substantial obligation has already been imposed on the developer for that situation in the mster agreerrent. The details of what-that will be, will have to be mrked out at a later stage in the process after the Council hz had a chance to see the study and evaluate it. If the experts tell us that there are certain things to be done, Mr. Biondo said they will be done either-by the developer or, if necessary, by the City. Chairman Larson in referring to Condition 6 of the tentative mp asked if them was any on-site maintenance. The report referred to off-site facility maintenance only. . Mr. Zander said the short term impacts are during the construction period. There may be desiltations basins required off-site but it is not knuwn where they my be required. Chairman Larson said he was curious about the dogleg inter-. section betwen Pbnroe Street and the entrance to the Plaza. The other point Chairrrran Larson brought'up was about Hamar DriL to the north - are we taking full advantage of that access point to the parking lot. Tim Flanagan, Citv Enqineer, said there was still sane discussion between the developer and the City regarding the !brume Street intersection. In order to provide adequate green ~~IIE for the future signalized intersection at bbnroe and pllhrron, the developer has provided a center left turn lane similar to what is on Elm Avenue where it not only acts as a storage lane to make a left turn into a driveway, but it will also provide for a left turn out of the parking lot before proceeding east. Mr. Flanagan said they were trying to uncmplicate that intersection with mmn and Wnroe. If there is a four lane intersection, by the tim you put in left turn phases, you start decreasing the munt of green time. Mr. Fhgan said the City prefers using the left turn pockets. I " " ’CITY OF’ CARLSBAD PLATWTNG CaMMISSION PAGE 13 JUNE 29, 1977 Chairman Larson said that Jeffeison and Marron Fbads are nm connected but that nothing has been done at the duck landing. Mr. Zander said there was no new information about the duck landing at this time. Mr. Flanagan said he had no ready mar. There has been discussion about obtaining land frm abutting land owners, getting civic groups to fix up a duck area at what used to be Jefferson which has now been bypassed. Mr. Flanagan said the new Jefferson must be dedicated and the old Jefferson must be vacated. There has been sc~oe action to recoarmend a four foot non-view obscurring fence.. The Planning Carmission did not believe that was the solution when presented to them several months ago. Mr. Flanagan knew of no further action. airman -son comnented on the findings under ‘the tract map which states that the project does not front on any stream, creek, etc. , and this shuld be corrected since it does front on Buena Vista Creek. Mr. Biondo said the finding should be changed regarding the Buena Vista Creek. There is no point in discussing whether or not Buena Creek is a public stream or not. The whole length of the project is a public parking lot. This insures public access during the entire length. Chairman Larson said under findings it states that all necessary public improvennents will be installed with con- junction with the project. ~ With that staterent he feels staff is saying that the widening of El camin0 bridge is not a necessary improvement. Mr. Flanagan said that Cal Trans is advertising in August of this year for traffic signal mderinization for inter- connecting traffic signals to optimize the green tirrre for traffic. The widening of the bridge has been placed in Cal Trans’ 1980-81 fiscal year at a cost of $825,000 for both the bridge over the creek and the bridge over Highway 78. As yet the funds have not been appropriated. Costs of right of way all on the Oceanside side for the east Vista Way relocation and ramp changes is estmated at about $500,000 , so we are looking at a 1.3.million dollar project. Since Highway 78 is not an interstate system, there does not appear at this time to be sufficient funds for non-interstat projects . ’ . ’CITY OF‘ CARLSBAD PLANNING CCMMISSION JUNE 29, 1977 PAGE 14 Mr. Richard Miller, May Stores Shopping , Inc. , represented the applicant. He said he wanted to offer a few items for clarification. In regard to the parking ratio, the rule that they are following is 5.0 spaces per 1000 square feet of GLA. There may be additional spaces. In reference to the remark of conflict between the City and the applicant over the intersection at Marron Road, he said they have realigned the intersection to the way that the City Engineer wanted it. There is no conflict at this pint. Mr. Fay Round, Westec Services, said that the traffic reprt which was done by their traffic -consultant indicated that .‘ El Camino Real/78 overpass is currently operatirig at 99% capacity and is going to exceed capacity whether or not the project goes in. If it does go in the traffic consul- tant projects 137% of capacity at that th. To mitigate that, Mr. Round said the traffic consultant had suggested the addition of the northbound right turn lane from Haymar Road to eastbound 78 and the southbound right turn lane frm Gemo to go to westbound 78. Just those two mitigation measures will reduce the capacity to 88%.- If in addition, the light coordination is added, Mr. Round said that it will further reduce the percent of design capacity that is cur- rently using the bridge. Mr. €bund concurs that the Jefferson exit should be utilized mre as access to the shopping center. The mlic Hearing was closed. Chairman Larson, felt that any recamendation to the City Council should include enmagemnt to proceed with whatever action is needed to alleviate the traffic conditions at the bridge. Chairman Larson also suggested that Condition No. 14 be add& to CT 76-18 that appropriate steps be taken to @me pedestrian safety on Marron Road at the theatre and bank crossing. Mr. Biondo suggested that the condition be attached to the Precise Plan rather than the tentative tract map which would make it Condition No. 20. A Pbtion was made that CT 76-18 be approved based on the findings and conditions of the staff report and the mrandun dated, June 29, 1977, and finding 8(a) should be corrected to read that access is not prohibited because the parking lot will be public ownership. Resolution No. 1385. A Minute Mion was made that the Planning Carmission send forth to City Council a request that strong efforts be made to obtain funding for the building of the right turn lane along El Camino Real to eastbound 78 to alleviate traffic congestion. A Pbtion was made that PP-24 be approved based on the finding and conditions of the staff report and including the add- itions and corrections in the memrandm from staff dated, June 29, 1977 as well as adding Condition No. 20 that appropriate steps be taken to insure pedestrian safety on Marron Road at the theatre and bank crossing. Resolution No. 1386. I -tins Adjourned at 10:50 P.M. MOTION AYES ABsm “ION AYES ABSENT MOTION AYES ABSENT ” - X X X - - X X X X X X .” - X X X My name is Anne Neredith Williams. I represent the League of Women Voters of San Diegito, of which Carlsbad is a unit. The League of Women Voters is committed to the preservation of environmental quality.We work throughout the United States to maintain an optimum balance between our social and econoEic needs, and our needs for healthful water, land md. air. We therefore feel coapelled to express our >oneern about the proposed 'ultimate expansion' of the Plaza Camino Real shopping center. '. , i. - A concrete channel, and an eventual concrete tunael for Bu-em Vista creek is proposed, extending for @hat appears to be almost a half &mile, until its confluence with Euma Vista Lagoon. T?is is., :r!e feel, a serious threat to tine lagoon as a waterfowl habitzt. * Uum-.. Vista Creek is the fresh water supply for the lagoon. C?ernenting it in increases evaporation and reduces freshness of the watey l"lo:.r. ' I : : :.:-. ::I\ cxates what coula we11 be a major erosion site an6 ,. . Euem Vista drainzge valley is the natQial obtlet for run-off from hic;h ground inland-. It seems doubtful that such an enclosed. tunnel. could. coECair; that flow. Consequent flooCLin5 might well occur cc't.i~"c 5: The Fashion Valley shoppping center in San Diego, faced 2 - -_ STATEFSNT a similar solution fgr the Plaza, whether or not expansion is allowed. Our second concern is the obvi6zus increase in air pollution which will result from this expansion. Air quality in the plaza area is poor now. It will inevit&b&y be worsened by.aGerr,co shopping centers 1 expansion, immediately across Highway 78 to the north, by another, much larger center being ,r,n,ed- by the City of Oceanside for the area bordering the highway immediately 'West of Gemco, by the third ?Iti center now in operation across Camino Xeal to the east, a& by a fourt'n extensio2 underway immed.iate1-y south of that. To add tc this three new mador department stores and hund-reds of new shops, with attendent parking lo$s and exhaust, furnes,is a very serious step inceed. We urge that the city of Carlsbad cocsider the longrange disadvantages of what can be fairly called instant urbanization. In this regard, we must point out that the greatly increased traffic created by expans ion wi 11 bring more problems. Camino accidmts reported sime last October, r?ine of which j nc:l.uded. perso::?-?- inj::.ries. The overpass here, above hQ;h::~.y 78, cannot be enlarged uxtil Caltrans allocates more fmds. Your report states that they are unable to do so nox or ht any def i?~ite tize in t2e future. ~:ze SI rrll 1616 Hurlsaker St., Oceanside, Ca. 92054 June 27, '77 Planning Commission, City of Carlsbad, Ca. Gentlemen, In the Blade Tribune of June 14th there appeared an article regard- ing the proposed expansion of the Plaza Camino Real Shopping Center. Inbsmach as this expansion presents the same problems from the stand- point of air pollution, trsffic congestinn, and danger to the ecology of the adjacent lagoon and bird sanctuary that would ensue from the de- velopment of the proposed 65 acre shopping center iE Oceanside zt Jeffer- son Street sild Vista .A'a:r, I wish to object to the expansion on the ssme points bh:at led over 1500 homeomers to oppose the Ocez.nsi.de project, I refer to the members of the Protect Fire blountain Associ:ltion who live across Vista Yay from the proposed expansion and would be most adverse- ly affected by it, These -sic points are: (1) The present Mall area is overlaid ,{$itin a heavy pall of smog on many dsys of the year. This blanket of smog would be greatly incre:-lsed with the 6000 psrking spaces and 36,000 avera,Te dzily motor vehid'le trips es- timated in your environmental impact report. Pollutants resulting from the establishment of the fifth store complex will total 1445 lbs. daily. The total for the expanded Mall and surrounding commercial establishments could total ten times 9s mucn, or about 7& tons daily. (2) The Buena Vista valley mea hss many retirement sections, Smog wafted by the prevailing breezes from the ocean would invade these arezs gener- ally. Th.e health hazards of smog are well known. The damaging effects on foliage would nullify the efforts of home owners to beautify the city and their homes. (3) Traffic8 has increased tremendously through the winding streebof the Fire Blountain residential area since the Jefferson St. back entrance to the Mall has been in use, and t,As trar'fic would increase proportionate- ly with the expanded facility until a hazardous level could be reached, (&)Smog lying in dense amounts over tire adjacent lagoon and bird sanc- tuary could be toxic to birds, fish, and plant life alike. (5) 'i'raf'fic wiiich already has caused substantiegal delays at the Camino Real- Rte. $3 intersection could re3ch intolerable levels, even though an additional lane is being proposed. Upon inquiry at the San Diego County Air Pollution Control eight months ago I found tkmt no determinations had been made of air pollutant levels, even though the Mall had been in existence since 1969. I reques- ted that these determinations be made. To date this has not been done, and f hepeated this request. During the first qine months of last year Oceanside exceeded the Federal health standards for ozone on 44 days, and during 1975 exceeded the stan- dard for hydrocarbons on 189 days. These readings were taken a# 100 Cleve- land St., Oceanside where the air is relatively clean near the ocean as con- pared with the broivn smog present over the Mall and lagoon on many days. I request that meaningful determinations of smog levels be made daily for several months especially in fall and winter when pollutants are most pre- valent before decisions are made on expansions.