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Home My WebLink About2006-04-19; Planning Commission; ; CT 97-09A - LA COSTA PLAZAThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: April 19, 2006 Application complete date: January 31, 2005 Project Planner: Greg Fisher Project Engineer: Frank Jimeno SUBJECT: CT 97-09(A) - LA COSTA PLAZA - Request for approval of an amendment to Tentative Tract Map CT 97-07 to allow a 4,000 square foot increase in the total amount of restaurant space allowed in commercial buildings located on the northeast corner of La Costa Avenue and El Camino Real in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6065 APPROVING Carlsbad Tract Map Amendment CT 97-09(A) based on the findings and subject to the conditions contained therein. II.INTRODUCTION This proposed project is for an amendment to the approved Tentative Tract Map, CT 97-09, for the La Costa Plaza Shopping Center located on the northeast corner of El Camino Real and La Costa Avenue. The project consists of increasing the amount of restaurant space allowed in the shopping center by 4,000 square feet. The center presently allows 11,000 SF of restaurant space and the applicant is requesting an increase to 15,000 SF. The project complies with all applicable standards, and all necessary findings can be made for approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND On June 17, 1998, the Planning Commission approved CT 97-09, for the Lucky Sav-On/La Costa Plaza Shopping Center, subject to findings and conditions set forth in Resolution 4311. Condition 12 of the Resolution addressed parking at the shopping center. In an effort to assure that uses in the shopping center did not impact the adequacy of the parking supply at the shopping center, Condition 12 states, "to minimize impacts to the amount of available parking in the project, exercise/fitness center and house of worship type land uses shall be prohibited in the shopping center, exclusive of Lot No. 8. In addition, the amount of restaurant square footage in the shopping center shall be restricted to 11,000 square feet. These land use restrictions shall also be included in the project's CC&Rs". La Costa Plaza is currently fully occupied and according to the applicant has been very successful. Staff has made several site inspections during various times of the day and have not observed any parking inadequacies within the shopping center and are unaware of any formal written complaints regarding insufficient parking at La Costa Plaza. The applicant maintains that there has never been a parking problem at the shopping center and that the overflow parking lot (Lot 7 which was recently approved for an additional 4,000 square feet of building area, SDP 97- CT 97-09(A) - LA COSTA PLAZA April 19,2006 Page 2 07(B)) is virtually unused year-round. The parking lot on Lot 7 will have 40 parking spaces remaining after Lot 7 is developed. These 40 parking spaces should limit any impact to the larger central parking area. The Municipal Code allows restaurants to be included in shopping centers and there is no code restriction on the amount of restaurant space as long as the shopping center complies with the City's retail parking requirements. Condition 12 which is replaced by Condition 7 in Planning Commission Resolution No. 6065 will continue to restrict gym and church uses which are high parking demand uses. After the final build-out of the shopping center (Lot 7, see discussion below), there will be 411 parking spaces in the shopping center, with 399 being required. Based upon the above information, staff recommends that Condition 12 of Resolution 4311 be amended to change the restaurant limitation from 11,000 sq. ft. to 15,000 sq. ft. Staff believes the restriction of 15,000 square feet is reasonable and complies with the parking code, while still limiting the total amount of restaurant space in the shopping center. This change would give the project the ability to increase potential restaurant usage, a desirable amenity in the shopping center, from approximately 14.5% to 18.75% of the building area of the project. IV. ANALYSIS The proposed project is subject to the following regulations: A. Carlsbad General Plan Land Use designation of Local Shopping Center - (L); B. Local Shopping Center (C-L) Zone (Chapter 21.31 of the Carlsbad Municipal Code; and C. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities Management Zone 6. Staffs recommendation of approval for this CT amendment was developed by analyzing the project's consistency with the applicable City regulations and policies. This analysis will present in text the project's consistency with the applicable regulations listed below: A. General Plan The project site has a General Plan Land Use designation of Local Shopping Center (L). The center is 11.35 acres in size and is developed with 79,670 square feet of total building area. The proposed 4,000 square feet increase in the total amount of restaurant space allowed within the existing shopping center meets and is consistent with the requirements of the Local Shopping Center (L) General Plan Land Use designation. The restaurant space is secondary to the shopping center as the primary tenant, or anchor tenant of the center, is the existing Albertson's grocery store. B. Zoning The project was originally developed consistent with the C-l Zone. The City has now adopted the C-L, Local Shopping Center Zone (Chapter 21.31) which replaced the C-l zone for the project site. Projects in the C-L Zone must be brought into compliance with the requirements of the C-L Zone, but only if they propose renovations or redevelopment beyond thresholds set forth CT 97-09(A) - LA COSTA PLAZA April 19, 2006 Page 3 in the C-L Zone. However, the current application is not proposing any changes to the site plan or the buildings in the project, therefore, the project does not need to fully comply with the C-L Zone. In addition, increasing the amount of restaurant space from 11,000 sq. ft. to 15,000 sq. ft. will not affect the number of required parking spaces for the shopping center pursuant to Chapter 21.44 (Parking Ordinance) of the Carlsbad Municipal Code. C. Growth Management Ordinance The project is located in Local Facilities Management Zone 6 in the southeast quadrant of the City. There will be no increase on public facilities compared to the original project with the possible exception of insignificant potential increases in wastewater treatment and water usage. V. ENVIRONMENTAL REVIEW That the Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(c) of the state CEQA Guidelines (Class 3 - New construction or conversion of small structures). In making this determination, the Planning Director has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. ATTACHMENTS: 1. Planning Commission Resolution No. 6065 2. Location Map 3. Background Data Sheet 4. Local Facilities Impacts Assessment Form 5. Disclosure Statement 6. Planning Commission Resolution No. 4311 dated June 17, 1998 (CT 97-09) 7. Exhibit "A" dated April 19, 2006 SITEMAP NOT TO SCALE La Costa Plaza CT 97-09A BACKGROUND DATA SHEET CASE NO: CT 97-09CA) CASE NAME: La Costa Plaza APPLICANT: Grant Tucker Properties, LLC REQUEST AND LOCATION: Request for approval of an amendment to Carlsbad Tract 97- 09 to allow a 4.000 square foot increase in the total amount of restaurant space allowed in commercial buildings located on the northeast corner of La Costa Avenue and El Camino Real in Local Facilities Management Zone 6. LEGAL DESCRIPTION: Lots 1 - 8 of Carlsbad Tract Map 97-09. in the City of Carlsbad. County of San Diego, State of California, according to map thereof no. 14038, filed in the Office of the County Recorder of San Diego, September 15, 2000 APN: 216-580-01. 02, 03. 04. 05. 06. 07, & 08 Acres: 11.35 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: Local Shopping Center (L) Proposed Land Use Designation: N/A Density Allowed: N/A Density Proposed: N/A Existing Zone: C-L Proposed Zone: No Change Surrounding Zoning, General Plan and Land Use: General Plan Current Land Use Site C-L L Shopping Center North P-C O-S Open Space South C-L L Shopping Center East C-L L Church/Chabad West O-S O-S Open Space LOCAL COASTAL PROGRAM Coastal Zone: I I Yes 1X1 No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: | | Yes IXI No Coastal Development Permit: I I Yes IXI No Local Coastal Program Amendment: I I Yes IX| No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Encinitas/San Dieguito Water District: Leucadia Sewer District: Leucadia Equivalent Dwelling Units (Sewer Capacity): N/A ENVIRONMENTAL IMPACT ASSESSMENT /\| Categorical Exemption, 15303(c) - New construction and conversion of small structures J Negative Declaration, issued | | Certified Environmental Impact Report, dated | | Other, Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: LA COSTA PLAZA - CT 97-09(A) LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: L_ ZONING: C-L DEVELOPER'S NAME: Grant Tucker Properties, LLC ADDRESS: One Upper Newport Plaza. Newport Beach, CA 92660 PHONE NO.: (949) 251-2045 ASSESSOR'S PARCEL NO.: 216-580-01. 02. 03. 04. 05. 06. 07 &08 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 11.35acs ESTIMATED COMPLETION DATE: N/A A. B. C. D. E. F. G. H. I. J. K. N/A N/A N/A N/A .3 City Administrative Facilities: Demand in Square Footage = Library: Demand in Square Footage = Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = PLDAD Circulation: Demand in ADT = Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: Sewer: Demands in EDU Identify Sub Basin = Water: Demand in GPD = N/A 280 N/A N/A N/A Leucadia City of Carlsbad Planning Department DISCLOSURE STATEMENT 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.) Corp/Part Grant Tucker Properties LLC Title Same Address Same Person Larry Tucker/Steve Grant Title Members Address One Upper Newport Plaza Newport Beach, CA 92660 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 Same as Applicant Corp/Part Title Title Address Address 1635 Faraday Avenue • Carlsbad. CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us 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 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? Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date Signature of applicant/date Larry Tucker Print or type name of 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 of 2 SITE PLAN north SCALE) l-'BO'-O" SUMMARY SDP 97-07 (B) HDP 04-12 SUMMARY FOR BUILDING G AT PARCEL 7: LEGAL DESCRIPTION ASSESSORS PARCEL NO. SITE ACREAGE EXISTING ZONE GENERAL PLAN LAND USE EXISTING/PROPOSED USE BLDQ SQUARE FOOTAGE SEWER/WATER SERVICE LOT 7 OF CARLSBAD TRACT 14038 AP * 216-580-07-00 0.966 ACRES C-1 L (LOCAL SHOPPING CENTER) COMMERCIAL SHOP BUILDINGS 4,000 S.F. LEUCADIA WATER DISTRICT CARLSBAD MUNICIPAL WATER SUMMARY FOR OVERALL SHOPPING CENTER: DISTRICT LAND AREA BUILDING AREA LAND/BUILDING RATIO PARKING REQUIRED • 1/200 PARKING PROVIDED ADT ALLOWED ACT EXISTING ADT PROJECT TOTAL ADT WITH PROJECT 494335 SF (1135 AC) 79,670 S.F. 5.2/1 (16 %) 399 413 STANDARD STALLS PROVIDED • 400 STALLS HANDICAP STALLS PROVIDED • O STALLS 12J32nzn 480 SHEET INDEX SITE PLAN FLOOR PLAN. ROOF PLAN, CEILING PLAN BUILDING ELEVATIONS PRELIMINARY GRADING & UTILITY PLAN NOTES PRELIMINARY GRADING & UTILITY PLAN EXISTING IRRIGATION PLAN REVISED IRRIGATION PLAN EXISTING PLANTING PLAN PROPOSED PLANTING PLAN LANDSCAPE DETAILS LANDSCAPE SPECIFICATIONS CLIENT • OWNER GRANT TUCKER PROPERTIES, LLC. ONE UPPER NEWPORT PLAZA NEWPORT BEACH, CA 08660 (949) 851-8085 N.EC. OF EL CAMINO REAL & LA COSTA AVE. RETAIL BLDG. G LA COSTA PLAZA CARLSBAD, CA 2-28-2005=10'2-15-2C04PTC 99-212.12 Perkowitz+Ruth Architects Archltecture/Planning/Store Design 15 Corporate Poro, Suite 200, "tewpirf Bwth. C* 92660 Tel (9'9)721-?90* Fox (949)721-8551