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Home My WebLink About1977-04-13; Planning Commission; ; CUP 136|SP 146C - MCDONALD'S RESTAURANTSTAFF REPORT DATE: APRIL 13, 1977 PLANNING COMMISSION PLANNING DEPARTMENT TO: FROM: CASE NO: APPLICANT: CUP-136/SP-146(C) RON ROBERTS (AGENT) REQUEST: a) Approval of a Conditional Use Permit for a McDonald's fast-food restaurant, subject to Specific Plan approval. b) Approval of an amendment to an existing Specific Plan to incorporate site plan modifications and the fast-food restaurant. c) Approval of architectural elevations for the McDonalds restaurant. SECTION I. RECOMMENDATION: a) Conditional Use Permit Staff recommends that CUP-136 be DENIED based on the following findings: 1) The requested use not necessary or desirable for the development of the community, is not in harmony with the various elements and objecti~es of the general plan, and is detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located because; a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guide- line of coordinating "the distribution, character and inten- sity of all land uses with the Land Use Element to preclude the increased levels of traffic which would be generated beyond the capacity of the existing or planned street system until such time as adequate facilities can be provided". b) The increased traffic and parking congestion generated by the amendment conflicts with the Land Use Element Utility and Public Service Development guideline of ensuring "the capacity of major street linkage to provide for the needs of the proposed development without substantially altering existing traffic patterns or overloading the existing street system .... " .1 2) The site for the intended use is not adequate in size and shape to accommodate the use, because: a) b) c) The location of the site in relation to the adjacent service station, center main entrance and parking lot traffic lane creates negative traffic impacts that cannot be mitigated. The shape of the site, incorporating the proposed design, creates numerous traffic conflict points that cannot be mitigated. The size of site, incorporating the size of proposed restaurant, dictates parking and circ~lation design that will negatively impact the existing circulation facilities and the visual character of the area. 3) The street system serving the proposed use is not adequate to properly handle all traffic generated by the proposed use, because; a) Traffic generated by the proposed use will compound the traffic congestion now experienced on El Camino Real; and b) The traffic generated by the proposed uses when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the south side of Marron- Road, will create excessive congestion on El Camino Real in the area. b) Specific Plan Amendment It is recommended that SP-146(C), be DENIED based on the following findings: 1) The requested amendment is detrimental to the existing Specific Plan because: a) The location of the site in relation to the adjacent service station, center main entrance and parking lot traffic lane creates negative traffic impacts that cannot be mitigated. b) The shape of the site, incorporating the proposed design creates numerous traffic conflict points that cannot be mitigated. c) The size of site, incorporating the size of proposed restaurant, dictates parking and circulation design that will negatively impact the existing circulation facilities and the visual character of the area . . 2 2) The street system serving the proposed center is inadequate to properly handle all traffic generated by the proposed center because: • a) Traffic generated by the proposed restaurant will compound the traffic congestion now experienced on El Camino Real; and b) The traffic generated by the proposed use when combined with traffic generated by the expansion of the Plaza Camino Real Center, the remainder of the Carlsbad Plaza Center, and the Center to be constructed on the outh side of Marron Road, will create excessive congestion on El Camino Real in the future, despite improvements to the street system in the area. 3) The requested amendment does not conform to the City's adopted General Plan because: a) The increased traffic and parking congestion generated by the amendment conflicts with the Circulation Element guide- line of coordinating "the distribution, character and in- tensity of all land uses with the Land Use Element to pre- clude the increased levels of traffic which would be gener- ated beyond the capacity of the existing or planned street system until such time as adequate facilities can be provided~ b) The increased traffic and parking congestions generated by the amendment conflicts with the Land Use Element Utility and Public Service Development Guideline fo ensuring "the capacity of major street linkage to provide for the needs of the proposed development without substantially altering existing traffic patterns or overloading the existing street system ... 11 c. Architectural Elevations It is recommended that the Architectural Elevations for the fast-food restaurant as proposed be DENIED, since it has been recommended that the Conditional Use Permit be denied. SECTION II. BACKGROUND Location and Description of Property: The fast-food restaurant site (approximately 21000 Sq.Ft.) northwest corner of the Carlsbad Shopping Center North, adjacent to El Camino Real (across from the Plaza Camino Real). The main entrance to the Carlsbad Shopping Center is located directly to the south of the proposed site. The main tennants of the center have, for the most part been constructed i.e., Vons, Payless, Security Pacific Bank, Gibraltar Savings, Home Federal Savings and Bank of America. The parking lot and access roads have been constructed. There are three major access points to the center; Haymar Drive, the access south of the proposed McDonalds site and Marron Road. Marron Road is a signalized intersection at El Camino Real . . 3 Existing Zoning: Subject Property: North: South: East: West: Existing Land Use: Subject Property: North: South: East: West: Past History and Related Cases: C-2 L-C C-2-Q R-1-10000 C-2 Carlsbad Shopping Center Buena Vista Creek & Hwy 78 Vacant (current SDP & CUP request) Vacant Plaza Camino Real A Specific Plan for a shopping center (SP-146) on the subject property was approved by the City Council on December 18, 1973 (City Council Resolution 3304). SP-146(A), approved by Council on March 4, 1975 (Ordinance 9419), separated the project into five phases. The Planning Director approved minor changes to the site plan on February 6, 1976, modifying building sites at the north end of the site. He subsequently approved minor deviations to allow a drive- thru bank. The Planning Commission approved building elevations for the Shopping Center on February 26, 1976 and June 23, 1976. On August 25, 1976 the Planning Commission agenda contained a request for a CUP Sepecific Plan Amendment and approval of arch- itectural elevations to accommodate a McDonalds drive-thru rest- aurant on the subject site. On August 20, 1976 the applicant requested the items to be withdrawn from consideration. At a previous meeting the requests had been continued to provide add- itional time for applicant and staff to work out problems. Staffs recommendation at both rreetings was denial. Environmental Impact Information: The Planning Director had determined that the project had complied with the City's Environmental Protection Ordinance through Prior Compliance (Section 19.04.153). An Environmental Impact Report (Nos. 219 and 220) was approved for the Shopping Center and certified in connection with the original Specific Plan. General Plan Information: The project site is designated for Community Commercial Land Use. The proposed amendment is in conformance with this designation. As pointed out in the recommended findings, the present proposal does not conform with guidelines of the Land Use and Circulation Elements . . 4 .. Public Facilities At this time, all necessary public facilities, including sewer service, are available to serve the subject project as proposed. However, sewer facilities may not be available when applications are made for building permits. If sewer facilitie~ are not available at the time of building permit application, building permits will not be issued until arrangements satisfactory to the City Council can be made to guarantee that all necessary sewer facilities will be available prior to occupancy. Major Planning Considerations: Is the proposed use appropriate for the site and the surrounding specific plan area? Will the proposed use cause adverse impacts on the adjacent street&? SECTION III. DISCUSSION Staff does not feel that the proposed location is appropriate for an extremely high volume use such as a fast food restaurant. The size and shape of the parcel and its relationship to other existing or planned uses create an undesirable location for a high volume use of the design proposed. The approved Specific Plan designates the site for commercial use. Many commercial uses do not have the high traffic volume characteristics that characterize a fast food restaurant. Staff has concern a.bout ma.ny aspects of the p~e,po~en ":t~'r..w:craTr'c (See Exhibit C). They generally fall into three categories; 1) Vehicular circulation on site and off-site, 2) pedestrian circulation on site, and 3) landscaping adequacy along the main entrance. .5 1) Major Impact: Vehfcular Circulation On-Site/Off-Site 2) a) Staff feels that the access easement through the service station will be frequently used for ingress and egress to the site and the shopping center. It essentially, provides another entrance and exit for the restaurant and center. , This is not necessarily a positive result because of the high traffic volume on El Camino Real. The number of con- flict points (areas where turning, stopping, backing, etc., take place) should be minimized along a high volume street, particularly in this location on El Camino Real. For example, if a patron entered the easement from El Camino Real, then waited for someone to vacate a parking space in the western parking area, stacking would result on El Camino Real. b) The relationship of the centers main entrance/exit to the east McDonalds entrance/exit will create many problems. The immediate area around the center access incorporates extensive manuvering activities .. It is a decision point for motorists entering the center and a "funnel" for those exiting the center. Because of the high traffic volumes generated by the McDonalds, staff feels that the entrance/ exit as shown on Exhibit C, is too close to the center entrance/ exit, eg; if two cars were stacked to the north of the center exit, they would block the McDonalds access~ The more difficult the McDonalds access/center access are to use, the more patrons will be inclined to use the service station easement, which has its own inherent problems. c) The site Plan Exhibit c, shows a walkway along the east side of the restaurant. This walkway encroaches approximately 6 feet into a traffic lane. The walkway affords a motorist the opportunity to stop and drop off pasengers. Staff feels that in addition to the walkway encroachment, a parked vehicle would signif~cantly impare traffic movement. sec·ond·ary ·Im ·act: Ped·e·s·trlan· clrculation· on 'S'ite a) b) The parking areas are designed with no wheel stops. This is to eliminate the maintenance/clean up problems created in the "dead" areas between the curb and wheel stop. Under the proposed design, automobiles are able to park with • wheel stopped at the curb. This eliminates the maintenance/ clean up problems, however, it effectively eliminates between 2.5 and 3 feet of walkway (from automobile over~ang). The walkways, as shown on Exhibit C, are about 8 feet wide which, in effect, provides a 5 foot walkway. Staff suggests a wider walkway for a high volume restaurant. Staff is concerned about the possibility of McDonalds patrons parking in the service station easement. Walkways are shown along this easement. The combination of service station uses, pedestrian activity, through vehicle access and possible parked cars would result in many conflicts . . 6 .. . . I Secondary Impact: 3) Landscaping Adequacy a) In the previous discussion staff explained, the parking design eliminating wheel stops. Along the main entrance to the center, vehicle overhang will eliminate approximately 2.5 to 3 feet of landscaping as shown. The landscaping shown on Exhibit C is approximately 6 feet wide. A 3 foot automobile overhang into the landscaped area would not leave a space wide enough to accommodate the trees,. shown on the plan. A 3 foot space would not sufficiently accom- modate any substantial landscaping. Staff is concerned about the visual impacts of the McDonald's parking lot on the main center entrance with little or no landscape buffer. Attachments: .. Location Map Exhibit A, dated 2/9/77 Exhibit B, dated 2/9/77 Exhibit C, dated 3/23/77 TH:ar 4/6/77 .7 I \ \ \ \ \ MCDONALD,S • ' \ \ \ \ \ \ \ I \ \ \ \ \ \ \ \ I \ \ \ I i I L_ ,,--~---··---, \__ ___ _) ---------------------------- • ' \ l.... ·,_ \\\ t .IS \ '" ,z \ n\ ·.1 -', -\ \ ' ' \ i i ---~'J., -c....;c--,=,~. '\ ', (}~ ~;~ .. ~,' -~ ''-· l I l i 'i t !~.P ! 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