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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