HomeMy WebLinkAboutSP 146A; Kelly Kurlander; Specific Plan (SP) (2)1200 ELM AVENUE Bf ^^^ HI TELEPHONE-
O.RLSBAD, CALIFORNIA 92008 . W^MI (g jj (714)7290181
of CarMmb
September 17, 1976
STANDARD OIL COMPANY OF CALIFORNIA,
WESTERN OPERATIONS, INC.
1660 Hotel Circle North
San Diego, California 92108
Attention: Mr. Al P. Youngman
Property Representative
Re: Chevron Oil Station, Haymar Drive and El Camino
Real - Carlsbad, California
As you may be aware, Santa Anita Development Corp has received
City ef Carlsbad approval to construct a Community Shopping
Center east of El Camino Real between Haymar Drive and Marron
Road in Carlsbad. The Specific Plan (SP-146(A) - Ordinance No.
9419) shows a driveway opening which is coincident with an
access easement located on the service station site's northeast-
erly boundary.
The City's Planning Commission and City's professional staff is
concerned about Santa Anita's plans for internal circulation
an.d its affect on the service station site and on traffic at Hay-
mar Drive and El Camino Real. '
A solution which has been discussed as an acceptable method of
controlling traffic involves the construction of landscaped is-
lands between the proposed shopping center and the service
station. The proposed.1andscaping would not prohibit cross
movements between the station and the shopping center, but would
control traffic to preclude "shortcuts" to El Camino Real and
Haymar especially in the area where the access easement inter-
sects Haymar Drive. It is my understanding that Santa
Anita's representative, Bill Hughes, and the City's staff
have met with Standard Oil's representatives in an effort to
achieve an immediate solution.' 'Additionaly, -the Planning
Commission is also concerned about potential conflicts
between the service station and the proposed commerical
development to the south. At such time development occurs
in this area, additional traffic control methods will be
developed to insure effective ingress and egress to the
service station site and to the commerical area will be
provided.
I would strongly urge your cooperation in this matter inasmuch
as the success of the center and the service station will be in
.STANDARD OIL COMPANY OF CALIFORNIA
WESTERN OPERATIONS, INC.
September 17, 1976
Page 2
large measure dependent upon the effectiveness of the plot plan's
design for traffic, and the ease with which traffic can move.
If you have any questions regarding this matter, please contact
my office or the Planning Director, Don Agatep (Ext. 25/26), at
your convenience.
Sincerely,
PAUL BUSSEY
City Manager
PBrmdp
cc: Mr. Bill Hughes
SANTA ANITA DEVELOPMENT CORPORATION
Post Office Box 1880
Newport Beach, California 92660
Mr. Ron Roberts
SGPA, Planning and Architecture
Post Office Box 33326
San Diego, California 92103
Donald A. Agatep
Planning Director
TimFlanagan
City Engineer
MEMORANDUM
SEPTEMBER 8, 1976
TO: PLANNING COMMISSION
FROM: ASSISTANT PLANNING DIRECTOR
SUBJECT: SP-1 46fB-) , NORTHWEST CORNER OF SITE
At the last Planning Commission meeting, Staff was directed to
review plans for channelization of traffic through and/or around
the existing Chevron Service Station at subject site, and methods
to insure construction of such channelization. Mr. Bill Hughes
of Santa Anita Development Corporation met with Staff and submitted
a channelization plan. Alternatives were discussed for both the
channelization and site planning of the commercial building site
to the south (proposed for McDonald's).
Mr. Hughes was to submit study plans on the alternatives for further
review while Staff was to meet with the City Attorney and City
Manager for clarification and procedure, especially on how to insure
construction. Due to vacation schedules, this Staff meeting is to
be held on September 7, 1976. Therefore, a full report is not
presently available, but we will attempt to present a full report
and recommendations at the Planning Commission meeting.
Ralph (Bud) Plender
RP: cs
SANTA ANITA DEVELOPMENT CORPORATION
363 San Miguel Drive
Newport Beach, California
August 20, 1976
Donald A. Agatep
Director of Planning
CITY OF CARLSBAD
1200 Elm Avenue 92008
Ref: SP-146(B)
CUP-122
SP-146(A) Supp.
Santa Anita Development Corporation hereby withdraws the above
referenced applications for Conditional Use Permit, Specific
Plan modification and Architectural Elevation, and Sign Approval
All these applications were those made for the McDonald's
Restaurant.
William W. Hughes /
Senior Vice President
MEMORANDUM ' '
August 11 , 1976 . ,.'"''
TO: ' PLANNING COMMISSION
FROM: PLANNING DIRECTOR
v
RE: CASE NOS. SP-146(B), CUP-122 and SP-146(A) SUPPLEMENT
Santa Anita Developemnt Corporation requests continuance of the
above to provide additional information and to propose an alterna-
tive of No drive-thru.
SANTA ANITA DEVELOPMENT CORPORATION
A subsidiary ofSanta Anita Consolidated, Inc.
William W. Hughes, Jr. .
SeniorVice President August 6, 17/6
City of Carlsbad
1200 Elm Street- ¥& F T F I V
Carlsbad, California 92008 ** ^ ^ "
Ann: Mr. Donald A. Agatep ^n ir)7C
Plannina Director AUG 091976
Re: Conditional Use Permit 122 CITY OF CARLSBAD
SP-l46(B) 5^W/6>OO$fokj& Department
McDonald's Use Permit and
Specific Plan Approval
Gentlemen:
We hereby request, per your suggestion, continuance of these hearings
from the scheduled August llth Planning Commission meeting until the August 25th
meeting.
We were prepared to withdraw these applications and request approval of the
architectural elevations and signing on plans to be submitted to you on a McDonald's
building which is in conformance with the existing approved Specific Plan Approval
SP-l46(A). I understand that a question has arisen that some staff members believe
it is possible to interpret Section 2l .42.010 (5) (O), which requires Conditional Use
approval for use by 'Take-Out Restaurants (where food is not served within a dining
area)", as including the proposed McDonald's building. Since the proposed
restaurant does serve food within a dining area, I do not believe that the issue is
open to question.
In any event, since it is the staff {udgment that the McDonald's building
could fall within this use as written is open to interpretation and therefore that the
issue needs a decision by the policy body, the Planning Commission, I understand
that the procedure for us to follow is to ask for a continuance to the August 25th
meeting. Our request is that at that time, in the event the drive-up facility is
disapproved, that the Planning Commission review and approve the architectural
elevations and signs which will be delivered to you next week. Presuming the
363 San Miguel Drive, Newport Beach, California 92660 IP. O. Box 1880 /Phone (714)644-6440
City of Carlsbad
August 6, 1976
Page 2
Planning Commission agrees that an interpretation can be made that the McDonald's
restaurant is a Take-out Restaurant as defined in your ordinance, and does in fact
make that interpretation, we request that they approve the Conditional Use Permit
and accordingly approve the revised submitted architectural elevations and sign
program for the building without the drive-up.
Thank you for your consideration.
Yours very truly,
SANTA ANITA DEVELOPMENT CORPORATION
William W. Hughes, Jr.
WWH:jr
cc: Mr. Ron Roberts, SGPA, Inc.
MEMORANDUM
July 28, 1976
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
CASE NO.: SP-146(A) SUPPLEMENT
APPLICANT: SANTA ANITA DEVELOPMENT CORPORATION
Request: Approval of architectural elevations for McDonald's
Restaurant.
Recommendation: Commission_action on the proposed elevations
is needed only if the Commission wishes to approve CUP-122. If
the Commission instructs Staff to further study the Conditional
Use Permit, it is recommended that consideration of the eleva-
tions be continued until the Conditional Use Permit is returned
to the Commission.
AM:cpl
(7/15/76)
MEMORANDUM
June 23, 1976
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
CASE NO.: SP-146A(Supp)
APPLICANT: SANTA ANITA DEVELOPMENT CORP.
REQUEST: Review of modification to SP-146(A) site development
plan (Security Pacific Bank) and approval of architec-
tural style of building elevation for Security Pacific
Bank and adjoining commerical building within proposed
Carlsbad Shopping Center.
BACKGROUND:
City Council approved the Specific Plan for the Carlsbad Shopping
Center (SP-146A) March 1975 (Ordinance 9419). Condition 14 of
Ordinance 9419 requires Planning Director review any proposed
changes and to determine whether they are minor or major. Condition
26 of Ordinance 9419 requires that architectural style and building
elevations be submitted to the Planning Commission for consideration
and comment prior to any development. A review of recent actions
with respect to the Shopping Center may be helpful.
a. Site Plan Changes:
At the Planning Commission meeting of February 25, 1976, the
staff presented site plan changes and architectural changes of
the major buildings for the proposed center. That staff via
the Departmental Coordinating Committee (DCC) had determined
that the site plans (Exhibit E on board) were minor in nature
and did not necessitate Planning Commission review. The Planning
Commission felt the staff decision was valid and concurred with
the finding. The architectural elevations were approved by
Minute Motion.
Subsequent to the February meeting, the applicant finalized
their plans for the proposed Security Pacific Bank building and
included a drive through facility. After staff (including
engineering/traffic) review, a similar minor change decision
was made. However, there has never been any determination that
the proposed McDonald's restaurant and drive through would be
minor in nature. In fact, the McDonald's consideration requires
a Conditional Use Permit (CUP) and a consideration to amend the
existing Specific Plan, SP-146(A).
b. Architectural Elevation:
The proposed architectural style of elevation for the Security
Pacific Bank and adjoining buildings are the same as the major
facilities as presented to the Planning Commission on February
25, 1976. The notable exception is the Security Pacific Bank
which does not have a mansard or tile roof but provides a flat
roof (provides a contrast in roof line as compared to the rest
of the Center).
Based on the Director's finding, the applicant has requested
Commission approval of the proposed architectural style and
building elevations as required by Condition 26 of Ordinance
9419:
"26. The architecture of the development shall be of the His-
panic character as established in the scenic corridor
along El Camino Real. Building elevations shall be sub-
mitted to the Planning Commision for consideration and
comment prior to any development."
RECOMMENDATION:
a. Site Plan: That the Planning Commission concur with the
staff that the proposed drive-up bank facility is minor in
nature subject to the applicant providing the following
conditions prior to final occupancy:
1. A landscaped barrier separating the Standard Station
from the westerly driveway of Haymar Drive, but providing
for a two-way ingress-egress.
2. That all land use which will have significant traffic
generating capability, i.e. drive-through banks and restaurants,
etc. will be reveiwed by the Planning Commission to insure
that traffic conflicts do not exist and safe pedes-
trian and vehicular movement are provided as determined
by the City Engineer.
3. No other changes to SP-146A shall be permitted until a
revised specific plan has been processed and approved by
the Planning Commission and City Council.
b. Architectural Elevations: The elevation exhibits for Security
Pacific Bank, Exhibit A, June 23, 1976, submitted suggest that
the Center will have an appropriate Mission-style architecture.
The combination of orange Spanish tiled roofing with off-white
stucco walls, dark-stained wood beams and ceramic-tile bulk-
heads should compliment the architectural treatment of the
center. Staff therefore recommends that the elevations be
approved.
DAA:mdp
(6/23/76)
-2-
5252 BALBOA AVENUE, SAN DIEGO, C^^iRNIA 92117 714/278-3363
/A
ALAN M. VOORHEES
& ASSOCIATES, INC.
TRANSPORTATION AND PLANNING CONSULTANTS 9 December 1975
AMV REF: 465.077
Santa Anita Development Corp.
c/o SGPA
440 Upas Street
San Diego, California 92103
Attention: Mr. Bill Hughes
Dear Bill:
As you know, on November 25, 1975, after a meeting with staff
members of the City of Carlsbad, you authorized Alan M. Voorhees
and Associates to do further study on your Carlsbad Plaza shopping
center project. AMV was to compare the expected trip generation of
Santa Anita's latest site plan and expected land uses, •with the pre-
viously approved Haagen Plan for the same property and determine the
significance of changes as they related to traffic generation. Of parti-
cular interest was the north end of the site near Haymar Drive where a
restaurant and detached shops are proposed. Further, in order to help
Santa Anita and the City of Carlsbad determine phasing schedules for
the project, AMV was to look at the expected traffic generation and
access of the temporary Gibraltar Savings building and study its rela-
tionship with other existing and proposed financial installations along
the east side of El Camino Real between Haymar Drive and Marron
Road.
To accomplish the above, AMV referred to previous studies done
in the expansion of the Plaza Camino Real regional shopping center
immediately across El Camino Real from the site. From the previous
studies it was learned that the peak hour in the area is the 4:30 to 5:30
PM period and this is the period upon •which previous data and analyses
were based. It was therefore decided that all data and analysis to be
used in this Santa Anita update study should also relate to that same,
critical peak hour.
Traffic Generation
Using the same traffic generation rates where land uses were
common, and a specific rate for restaurants because of the Santa Anita
plans, Table 1 was derived to show the difference in peak hour gen-
eration rates for the two site plans on the same site:
Santa Anita Development Corp.
c/o SGPA
9 December 1975
465.077
Page 2
TABLE 1
P.M. PEAK HOUR TRAFFIC GENERATION
Inbound Veh. Outbound Veh.
Site Area Haagen Plan S.A. Plan Haagen Plan S.A. Plan
Land Uses north
of the Main Entrance
excluding El Camino
Real Frontage 245 280 315 325
Total Site Land
Uses 515 595 660 730
From. Table 1 it can be seen that the Santa Anita plan for the northern half
of the site is expected to generate 35 more inbound and 10 more outbound
vehicles during the peak hour than the previously approved Haagen Plan.
For the total site the new plan will add 80 inbound and 70 outbound vehicles.
It should be pointed out here that not all of these additional trips are
"new" trips any more than the original Haagen trips were all "new" trips
generated by this new land use on this vacant property. Many of the trips
to and from the development would be on the roadways -without the project
on other trip purposes taking them past the site - for instance, work to
home trips.
Traffic Distribution and Assignment
To determine the significance of the increased trip generation of
the Santa Anita plan, it -was necessary to distribute the increased peak
hour trips in the various directions of travel to and from the site. The
previous studies indicated that about 60% of the future trips would approach
or leave the site in a northerly direction. If this is used and, if it is
assumed that the proposed restaurant, because of its free-way visibility,
will attract more freeway trips than the balance of the development,
then 55 additional inbound tripsvjrom the north can be expected with about
40 of these using the main entrance and the balance using Marron Road.
These 40 trips will require about 3 percent additional left turn signal
green time and is considered an insignificant quantity by AMV.
Santa Anita Development Corp.
c/o SGPA
9 December 1975
465.077
Page 3
The 25 additional inbound trips from the south and the total of 70
additional outbound trips are considered even less significant since
there are so many access points to the site and these southern trips
will make greater use of the Marron Road intersection and signal.
Phasing
In order that one of its permanent new leasees, Gibraltar Savings
and Loan, can have about one years earlier occupancy and exposure on
the site, Santa Anita and Gibraltar are proposing a temporary building
along El Camino Real north of the proposed Carlsbad Plaza main
entrance and immediately south of the existing temporary Bank of
America building. The proposed plans are that the existing Bank of
America parking lot will be expanded so that 31 spaces will be immed-
iately available for the two temporary financial buildings. Additional
access will be provided for right turns in and out by the construction
of the permanent main entrance to the shopping center.
In order to help ascertain the traffic significance of the proposed
temporary Gibraltar Savings project, AMV counted and observed traffic
on Friday, December 5, 1975 from 3:45 to 6:00 PM at both the existing
temporary Bank of America and the temporary Home Federal Savings
and Loan buildings on the site.
The counts revealed that Home Federal Savings is generating 13
inbound vehicles during the peak hour on a day that is traditionally the
busiest in the week. Further, this generation rate was realized only
after considerable time located on the site for it to become known by
customers. Gibraltar Savings on the other hand, as a newcomer to
the area, could expect to generate somewhat fewer inbound vehicles
during the peak hour - probably froirn 5 to 10. To further minimize
the Gibraltar Savings impact will be the additional access driveway from
El Camino Real, and a completed driveway across the back of all the
El Camino Real service stations and financial institutions located between
Haymar Drive to Marron Road. This rear roadway will greatly enhance
flexibility and circulation for all the El Camino Real frontages on the
site and make it possible for cu'stomers to use the existing Marron Road
signal for access to El Camino Real if desired.
Because of the improved access and circulation provided to all
the El Camino Real frontages by the construction of the temporary
Santa Anita Development Corp.
c/o SGPA
9 December 1975
465.077
Page 4
Gibraltar Savings project, and because of the very low number of peak
hour vehicles expected to be generated by the new temporary Gibraltar
facility, AMV feels confident that the City of Carlsbad can approve the
one year Conditional Use Permit for the Temporary Gibraltar Savings
and Loan building without fear that the additional traffic generated by
this facility will necessitate major reconstruction of the signals and
intersections adjacent to the site.
Very truly yours,
Alan M. Voorhees & Associates
0
I James W. Federhart
N. Regional Manager
^•-^
cc: City of Carlsbad
SGPA
MEMORANDUM
November 19, 1975
TO:
FROM:
RE:
PUBLIC WORKS- BECKMAN
BUILDING - OSBORNE
ENGINEERING - TIM.FLANAGAN
PLANNING DEPARTMENT
SPECIFIC PLAN REVISION FOR PROPERTY ON THE EAST SIDE OF
EL CAMINO REAL BETWEEN MARRON ROAD AND HAYMAR DRIVE.
Here is the latest Specific Plan concept you saw briefly at the DCC.
meeting November jl8, 1975. Please review and submit comments within
10 days.. i •i 'Again, the approved Specific Plan will be posted in the Planning
Department current section.
Thanks.
TH/vb
MEMORANDUM
November 17, 1975
TO: DCC
FROM: PLANNING DIRECTOR
SUBJECT: PROPOSED CARLSBAD COMMUNITY SHOPPING CENTER
At you last DCC Meeting, the staff requested review and comment on a pro-
posed change to the Specific Plan for the Carlsbad Community Shopping
Center.
The change involved the potential construction of two satellite pads
(14,000 sq. ft. leasable space) north of the center and adjacent to Haymar
Drive, in place of a larger structure at the northend as originally pro-
posed. The Applicant, Santa Anita Development Corp. (former applicant
Alexander Haagen Inc.) was desirous of an interpretation on the degree of
change which would necessitate a Specific Plan Amendment. Obviously he
does not feel the change is significant since the available parking,
circulation, gross leasable space, etc., is similar to the original pro-
posal, in fact, floor space is less.
The Committee comments were; An amendment to the Specific Plan was in order
to provide for the change in that:
1) Circulation may be affected
2) Site and building locations were different from that originally
proposed
The applicant is of the opinion that he can justify the changes and show
no substantial change by securing the assistance of professional traffic
engineering and by showing the aesthetics desirable of the orooosed chanoe.
If chanaes are necessary to insure an effective and functional project, the
applicant proposes to work the changes out with staff.
I believe that if the applicant can show no substantial effect on parking
and circulation, and can effectively show a reasonable design alternative,
the matter should NOT be handled as an amendment to the Specific Plan but
as an administrative technical matter.
Therefore I request the DCC to require a traffic/parking evaluation from
the applicant that will be reviewed by the Staff and if the study finds
no substantial change, the project be allowed to proceed with the addition
of the proposed building elevation and site location being added to the file.
DonaTcT A. Agatep
DAA/vb
PLANNING & ARCHITECTURE
November 11, 1975
Mr. Don Agatep
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
RE: El Camino Real & Marron
Carlsbad, California
Job No. 7584
Dear Don:
Accompanying this letter are twenty-seven (27) prints of the
revised preliminary site plan for Carlsbad Plaza. This plan
is very similar to the previously approved plan with most of
the changes being improvements. The circulation and landscaped
areas at the main entrance should provide better access with
a more attractive drive. The total building area is less but
the number of parking spaces is greater than the approved plan.
The proximity of parking to buildings is improved by virtue of
the development of the two buildings along Haymar Drive. The
open space around the buildings, and in the parking area will
allow for a greater percentage of landscaping. All of the signif-
icant changes are beneficial.
Don, we are looking forward to working with you and your staff
to resolve any problems and to provide any additional informa-
tion you may require. We are hopeful that the plot plan will
be deemed by the Developmental Review Committee to conform
with the requirements of City Council Ordinance 9419. We
believe that this plan is at least as responsive to those re-
quirements as the previous plot plan found to be in conformance,
and perhaps even more so. A prompt approval would allow us to
continue with the development of the project on the fastest pos-
sible schedule.
If, for some reason the Developmental Review Committee should
decide that the plan differs significantly from the previous
plan, we would appreciate the opportunity to make additional
revisions such that a precise plan submittal would not be re-
quired. We are willing to meet with you or any members of the
Committee to review the proposed plan and to answer any questions
regarding the development.
DONALD SCHOELL AIA, EUGENE GERITZ AIA, ROBERT PAUL AIA, ARTHUR ALLARD AIA / ASSOCIATES: RICHARD KELLOGG AIA, JAMES
LEARY AIA, EDWARD OREMEN AIA / 440 UPAS STREET, SAN DIEGO, CALIFORNIA 92103 / P.O. BOX 33326 / TELEPHONE: 714 297-0131
Mr. Don Agatep
November 11, 1975
Page 2.
Feel free to call me at your convenience with any questions
you may have. We are beginning the preliminary design draw-
ings and I am confident that the center will be attractive
and will satisfy your "Hispanic" requirements in a positive
manner. I will review these drawings with you prior to sub-
mitting for Planning Commission approval.
ectfully.
Ronald Roberts, AIA
RR:lb
Enclosure ^ ^
cc: Bill Hughes /'Hi/ -t
John Bartman 'JV 1 3 #75