HomeMy WebLinkAbout1992-05-19; Housing & Redevelopment Commission; 208; Arco AM/PM Mini-MartHOUSING AND +DEVELOP
MAJOR REDEVELOPMENT PERMIT FOR AN ARC0
AM/PM GAS STATION AND MINI MART (RP W-4)
That the Housing and Redevelopment Commission direct the City Attorney to prepare documents
APPROVING the Negative Declaration issued by the Planning Director and APPROVING RP 91-
4 based on the findings and subject to the conditions contained therein.
I ITEM EXPLANATION
RP 91-4 is a request for a Major Redevelopment Permit to replace the existing Gasco Service
Station located at the northeast corner of Carlsbad Village Drive and Harding Street in Sub-area
1 of the Village Redevelopment Area with an ARC0 AM/PM Gas Station and Mini-Mart. The
proposed development consists of a new larger structure and canopy and includes new gas
islands with multiple dispenser pumps.
The use is consistent with the Elm Avenue Corridor special treatment area which is intended for
commercial uses. Design standards for this area specify that new development should improve
general circulation and utilize a high degree of landscaping along street frontages.
The proposed development will improve general circulation by reducing the number of existing
driveways on Carlsbad Village Drive, relocating an existing driveway farther away from the
intersection, and providing adequate onsite circulation for tanker trucks, A 6 foot right-of-way
dedication on Carlsbad Village Drive will be provided in anticipation of Streetscape Phase V and
a center median.
Onsite landscaping has been increased to 20% of the site with planters provided along the front,
side, and rear property lines. This distribution of landscaping will reduce the impact of hardscape
coverage on the remainder of the site.
The project complies with the development guidelines and standards specified in the Village
Design Manual regulating building height, lot and building coverage, landscape coverage, and
parking as well as monument signage permitted for service stations.
The project was reviewed by the Design Review Board and recommended for approval on April
1, 1992, with conditions added requiring that a restroom be open for public use at all times and
requiring the applicant to manage the flow of traffic onsite in such a manner to minimize the impact
I on Carlsbad Village Drive and Harding Street.
”
$xX ~cdU& FISCAL IMPACT
2 . Q\ 4
. *
The positive economic impact of the proposed ARC0 project is significant for the City and the
Redevelopment Agency. The City’s General Fund would receive approximately $42,000 in new
sales tax revenue annually, and the Redevelopment Agency would receive approximately $8,020
in new tax increment revenues annually.
PAGE 2 OF AB # dab
EXHIBITS
1. Design Review Board Resolution No. 179 and 180
2. Location Map
3. Memorandum to the City Manager dated April 8, 1992
4. Memorandum to from Traffic Engineer dated April 16, 1992
5. Staff Report dated April 1, 1992
6. Design Review Board Minutes dated April 1, 1992.
. - 1.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
DESIGN REVIEW BOARD RESOLUTION NO. 179
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A NEGATIVE DECLARATION FOR A
REDEVELOPMENT PERMIT TO ALLOW THE CONSTRUCTION
OF A GAS STATION AND MINI-MART ON PROPERTY
GENERALLY LOCATED ON THE NORTHEAST CORNER OF
CARLSBAD VILLAGE DRIVE AND HARDING STREET.
APPLICANT: ARC0 AM/PM GAS STATION AND MINI-MART
CASE NO: RP 91-4
WHEREAS, the Design Review Board did on the 1st day of April, 1992, hold a duly
noticed public hearing as prescribed by law to consider said request, and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, examining the initial study, analyzing the information submitted by staff, and
considering any written comments received, the Design Review Board considered all factors
relating to the Negative Declaration.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board as
follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Design Review
Board hereby recommends APPROVAL of the Negative Declaration according to
Exhibit “ND”, dated January 9, 1992, and “PII”, dated December 27, 1991 attached
hereto and made a part hereof, based on the following findings:
Findings:
1. The initial study shows that there is no substantial evidence that the project may
have a significant impact on the environment.
2. The streets are adequate in size to handle traffic generated by the proposed project.
3. There are no sensitive resources located onsite or located so as to be significantly
impacted by this project.
. . .
.
.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27 DREi 28
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design Review
Board of the City of Carlsbad, California, held on the 1st day of April, 1992 by the
following vote, to wit:
AYES: Chairman Noble, Board Members: Gonzales, Rowlett, Erwin & Savary.
NOES: None.
ABSENT: None.
ABSTAIN: None.
Al-TEST:
BAILEY N LE, Chairperson
DESIGN Ft VIEW BOARD
/ -----Y “~,
,.) J--, Lu ,Ltfi* pT- 7-Y _ 2 ,\ ‘Y\ -i DEBBTE? FOUNTAIN
ACTING HOUSING AND REDEVELOPMENT DIRECTOR
i RESO NO. 179 -2-
1
2
3
4
5
6
.7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
DESIGNREMEWBOAlWRESOLUTIONNO.180
A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE
CITY OF CARLSBAD, CALIFORNIA RECOMMENDING
APPROVAL OF A REDEVELOPMENT PERMIT TO ALLOW THE
CONSTRUCTION OF A GAS STATION AND MINI-MART ON
PROPERTY GENERALLY LOCATED ON THE NORTHEAST
CORNER OF CARLSBAD VILLAGE DRIVE AND HARDING
STREET.
CASE NAME: ARC0 AM/PM MINI-MART
CASE NO: RP 91-4
WHEREAS, a verified application has been filed with the City of Carlsbad and
referred to the Design Review Board; and
WHEREAS, said verified application constitutes a request as provided by Title
21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, the Design
Review Board did, on the 1st day of April, 1992, hold a duly noticed public hearing to
consider said application on property described as:
Lots 1, 2, 3 and 4 in Block 67 of Carlsbad, in the City of
Carlsbad, County of San Diego, State of California, according
to Map thereof No. 535, filed in the office of the County
Recorder of San Diego,County, May 2, 1888.
WHEREAS, at said public hearing, upon hearing and considering all testimony
and arguments, if any, of all persons desiring to be heard, said Design Review Board
considered all factors relating to RP 91-4.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board
as follows:
A) That the foregoing recitations are true and correct.
8) That based on the evidence presented at the public hearing, the Design Review
Board recommends Approval of RP 91-4, based on the following findings and
subject to the following conditions:
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
Findings:
1. The project is consistent with the goals and objectives of the Village Design Manual
as detailed in the Staff Report dated April 1,1992.
2. The project meets all the requirements of the Zoning Ordinance including
development standards specified in the Village Design Manual.
3. The engineering analyses by City staff indicates that points of traffic conflict have
been mitigated through both the elimination of one driveway on Carlsbad Village
Drive and the movement of a driveway on Harding Street farther away from the
intersection, as well as the acquisition of an additional 6’ of street dedication on
Carlsbad Village Drive enabling the construction of a median as part of the
Streetscape project.
Conditions:
Planning Conditions
1.
2.
3.
4.
5.
Approval is granted for RP 91-4 as shown on Exhibits “A” - “C”, dated April 1, 1992,
incorporated by reference and on file in the Planning Department. Development
shall occur substantially as shown unless otherwise noted in these conditions.
This project is also approved under the express condition that the applicant pay the
public facilities fee adopted by the City Council on July 28, 1987 and as amended
from time to time, and any development fees established by the City Council
pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance
adopted to implement a growth management system or facilities and improvement
plan and to fulfil1 the subdivider’s agreement to pay the public facilities fee dated
February 5, 1991, a copy of which is on file with the City Clerk and is incorporated
by this reference. If the fees are not paid this application will not be consistent with
the General Plan and approval for this project will be void.
This project shall comply with all conditions and mitigation measures which may
be required as part of the Zone 1 Local Facilities Management Plan and any
amendments made to that Plan prior to the issuance of building permits.
If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law on
this project are challenged this approval shall be suspended as provided in
Government Code Section 65913.5. If any such condition is determined to be
invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law.
This approval shall become null and void if building permits are not issued for this
project within one year from the date of project approval.
DRB RESO NO. 180 -2-
1
2
3
4
5
6
7
e
9
1c
11
12
12
14
15
1E
17
1E
1S
2c
21
2i
22
24
25
26
27
28
6. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates
pursuant to City standards. Location of said receptacles shall be approved by the
Planning Director. Enclosure shall be of similar colors and/or materials to the
project to the satisfaction of the Planning Director.
7. All roof appurtenances, including air conditioners, shall be architecturally integrated
and concealed from view and the sound buffered from adjacent properties and
streets, in substance as provided in Building Department Policy No. 80-6, to the
satisfaction of the Directors of Planning and Building.
8. No outdoor storage of material shall occur onsite unless required by the Fire Chief.
In such instance a storage plan will be submitted for approval by the Fire Chief and
the Planning Director.
9. The applicant shall prepare a detailed landscape and irrigation plan which shall be
submitted to and approved by the Planning Director prior to the issuance of grading
or building permits, whichever occurs first.
10. All landscaped’areas shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris.
11. All landscape plans shall be prepared to conform with the Landscape Manual and
submitted per the landscape plan check procedures on file in the Planning
Department.
12. Prior to final occupancy, a letter from a California licensed landscape architef-t shall
be submitted to the Planning Director certifying that all landscaping has been
installed as shown on the approved landscape plans.
13. Any signs proposed for this development shall comply with the Sign Program,
Exhibit “B”, incorporated herein by reference and be designed in conformance with
the City’s Sign Ordinance and shall require review and approval of the Planning
Director prior to installation of such signs.
14. Building identification and/or addresses shall be placed on all new and existing
buildings so as to be plainly visible from the street or access road; color of
identification and/or addresses shall contrast to their background color.
15. As part of the plans submitted for building permit plan check, the applicant shall
include a reduced version of the approving resolution/resolutions on a 24” x 36”
blueline drawing. Said blueline drawing(s) shall also include a copy of any
applicable Coastal Development Permit and signed approved site plan.
16. The applicant shall provide a restroom for public use at all times.
17. Trafk flow within the property must be managed by the applicant in such a manner
to minimize the impact on Harding Street and Carlsbad Viage Drive.
DRE3 PESO NO. 180 -3-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
18.
19.
20.
21.
22.
23.
24.
25.
Engineering Conditions
Unless a standards variance has been issued, no variance from City Standards is
authorized by virtue of approval of this site plan.
The applicant shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project.
The applicant shall be responsible for coordination with S.D.G.&E., Pacific
Telephone, and Cable TV authorities.
Pretreatment of the sanitary sewer discharge from this project may be required. In
addition to the requirements for a sewer connection permit the applicant shall
conform to the requirements of Chapter 13.16 of the Carlsbad Municipal Code. The
applicant shall apply for an industrial waste water discharge permit concurrently
with the building permit for this project.
Prior to hauling dirt or construction materials to or from any proposed construction
site within this project, the applicant shall submit to and receive approval from the
City Engineer for the proposed haul route. The applicant shall comply with all
conditions and requirements the City Engineer may impose with regards to the
hauling operation.
Additional drainage easements may be required. Drainage structures shall be
provided or installed prior to the issuance of grading or building permit as may be required by the City Engineer.
The owner shall make an offer of dedication to the City for all public streets and
easements required by these conditions or shown on the site plan. The offer shall
be made prior to issuance of any building permit for this project. All land so offered
shall be granted to the City free and clear of all liens and encumbrances and without
cost to the City. Streets that are already public are not required to be rededicated.
A. Six feet shall be dedicated along the Carlsbad Village Drive frontage based
on a center line to right-of-way width of 46 feet and in conformance with
City of Carlsbad Standards and as shown on the site plan and including a
10 foot radius corner dedication at Harding Street and Carlsbad Village
Drive.
B. Ten feet shall be dedicated along a portion of the alley frontage as shown on
the site plan and in conformance with City of Carlsbad Standards.
Plans;specifications, and supporting documents for all public improvements shall
be prepared to the satisfaction of the City Engineer. Prior to issuance of building permit in accordance with City Standards, the applicant shall install, or agree to
install and secure with appropriate security as provided by law, improvements
shown on the site plan and the following improvements:
DIW RESO NO. 180 -4-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
26.
27.
A. Half Street improvements along Carlsbad Village Drive and necessary traffic
signal modifications.
B. Alley improvements as shown on the site plan with striping to the satisfaction of the City Engineer.
The applicant shall comply with the requirements of the National Pollutant
Discharge Elimination System (NPDES) permit. The applicant shall provide best
management practices to reduce surface pollutants to an acceptable level prior to
discharge to sensitive areas. Plans for such improvements shall be approved by the
City Engineer prior to issuance of grading or building permit, whichever occurs first.
The area under the fuel canopy shall be constructed of concrete and shall be designed to drain to a sump drain located under the canopy. A sump pump shall
be installed to pump the effluent from the canopy area up into a holding tank. The
holding tank shall be located within a self-contained area. The effluent from the
holding tank may be considered “Hazardous Waste” and shall be disposed of as
required by law. The owner/operator of the business shall maintain records of the
legal disposal of the “Hazardous Waste” and shall produce them upon demand. The
final design of this collection facility shall be to the satisfaction of the City Engineer.
The design of any alternate facility that is intended to meet this condition shall be
to the satisfaction of the City Engineer.
Fire Conditions
28. Prior to the issuance of building permits, complete plans shall be submitted to an
approved by the Fire Department.
29. Applicant shall submit a site plan to the Fire Department for approval, which depicts
location of required, proposed and existing hydrants.
30. Plans shall be submitted to the Fire Department for review and approval prior to
any changes being made to gasoline storage and dispensing facilities or equipment.
Water Conditions
31. The entire potable and non-potable water system/systems for subject project shall
be evaluated in detail to ensure that adequate capacity and pressure for domestic,
landscaping and fire flow demands are met.
32. The developer’s engineer shall schedule a meeting with the District Engineer and the
City Fire Marshal and review the preliminary water system layout prior to
preparation of the water system improvement plans.
33. The developer. will be responsible for all fees and deposits plus the major facility
charge which will be collected at time of issuance of building permit. The developer
DRB RESO NO. 180 -5-
.
.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
34.
shall pay a San Diego County Water Authority capacity charge which will be
collected at issuance of application for meter installation.
“This project is approved upon the express condition that building permits will not
be issued for development of the subject property unless the water district serving
the development determin es that adequate water and service is available at the time
of application for water service and will continue to be available until time of
CELlplCJt
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Design
Review Board of the City of Carlsbad, California, held on the 1st day of April, 1992 by the
following vote, to wit:
AYES:
. ‘
Chairman Noble, Board Members: Gonzales, Rowlett, Erwin &
Savary.
NOES: None.
ABSENT: None.
ABSTAIN: .None.
ATTEST:
1 --
DEBBIE FOUNTAIN
ACTING HOUSING AND REDEVELOPMENT DIRECTOR
DRB RESO NO. 180 -6-
.
I dl
GRAH) AVE
9 SITE
ARC0 AM/PM MINI MART RP 91-4
APRIL 8,1992
EXHIBIT 3
To: CITY MANAGER
VIA: Community Development Director
FROM: Management Analyst
SUBJECX REVISED ECONOMIC IMPACT INFORMATION FROM ARC0
Revised economic information about annual sales and the cost of proposed improvements has
recently become available from Desert Petroleum, the applicant for RP 91-4, ARC0 AM/PM Gas
Station and Mini-Mart. The result is an increase in the tax increment revenues and a significant
increase in the amount of sales tax revenues that would be generated by this project.
The revised figures were not available prior to development of the staff report or the Design Review
Board Meeting of April 1, 1992. The most recent figures have been incorporated into the agenda
bill for the Housing & Redevelopment Commission meeting.
The applicant has increased the estimate for the improvements to the site by $150,000. In addition,
1% of the total annual sales is the amount the City would receive as a result of sales taxes.
However, the previous revenue estimate was reported as 1% of 1% of the total annual sales figure,
instead of 1% of the total annual sales.
The following is a summary of the difference between what was initially reported and the new
updated figures:
Previous Revised
Annual Sales Generated
Annual Sales Tax Revenue to City
$420,000 $4,200,000 $ 4,200 $ 42,000
Increase in Assessed Value
Total Assessed Value
Annual Tax Increment Revenue to Agency
$500,000 $ 650,000 $652,037 $ 802,037 $ 6,520 $ 8,020
The agenda bill for the Housing & Redevelopment Commission reflects the updated information as
reported by Desert Petroleum today. I intend to explain the difference between the figures in the
staff report to DRB and the figures included in the HRC agenda bill during my presentation.
I believe it would be helpful to provide this updated summary to the Commissioners as an
attachment with the agenda bill as well. If you have any questions, I can be reached at extension 2818.
KAREN E. SAUER
Management Analyst
c: Anne Hysong
EXHIBIT 4
MEMORANDUM
April 16, 1992
TO: ASSISTANT PLANNER HYSONG
FROM: Traffic Engineer
RP 91-04, ARC0 AM/PM GAS STATION AND MINI MART
The referenced project will be located on the northeast corner of Carlsbad Village Drive
(CVD) and Harding Street and will replace the existing Gasco Service Station. Some traffic
issues regarding this site have been raised which I will attempt to clarify.
The project has the concurrence and approval of the Engineering Department. Several
design features associated with the Arco AM/PM project will provide overall traffic safety
benefits to the general public and reduce traffic impacts.
One such feature would be the removal of an existing driveway on Carlsbad Village Drive
that serves the Gasco Service Station. Traffic conflicts are minimized on Carlsbad Village
Drive by having only one point of ingress/egress to the proposed site. Additional access
to the site will be possible from the alley located on the easterly side of the new station
and which serves other businesses and residents. Alley ingress and egress will be enhanced
by the proposed project by widening the alley from 20 feet to 30 feet in width and by
installing additional signing and striping in the alley.
Phase V of the Streetscape Project, tentatively scheduled for construction in 1993, will
construct a median in Carlsbad Village Drive. This median will be in the road segment
fronting the proposed project. As a result, the one driveway that will serve the site that
is located on CVD will become a RIGHT-IN/RIGHT-OUT only driveway.
To facilitate design features of the Streetscape Project and to permit “U-Turns” on Carlsbad
Village Drive at Harding Street, this project will be required to dedicate six feet along the
project frontage for road widening purposes. Westbound vehicles will negotiate a U-turn
at Harding Street to return to the Interstate 5 on-ramps. However, vehicles with long
wheelbases such as tractor/trailer combinations, motorhomes, etc. will not be able to
complete the “U-turn.”
The proposed raised median in Carlsbad Village Drive has been discussed and approved by
the City Council several years ago. Impacts to businesses along CVD were considered in
the discussion but safety features associated with the median were very important. To
AM Hysong
RP 91-04
April 16, 1992 Page: 2
minimize impacts to businesses between Harding Street and I-5, a left-turn only median
opening will be implemented at the Poinsettia Plaza (Big Bear) driveway. The design of
the median opening will not permit vehicles to proceed from one side of CVD to the other.
The median was proposed and approved to help reduce the high number of collisions that
have occurred in this road segment during the past.
Carlsbad Village Drive is a four-lane secondary arterial and has sufficient capacity to
accommodate traffic volumes generated by the proposed project. In addition, the intersection of CVD/Harding is operating at an acceptable level of service. However, traffic
volumes at this intersection are large at certain times of the day. These volumes will be
reduced when a traffic signal is installed on Carlsbad Village Drive at the Jefferson Street
intersection during Streetscape Phase V construction. Drivers accustomed to using Harding
Street will begin using Jefferson Street to access Carlsbad Village Drive. Because of this
future traffic signal it is not proposed to install left-turn phasing for Harding Street traffic
turning to Carlsbad Village Drive.
ROBERT T. JOHNSON, JR., P.E.
Traffic Engineer
RTJ:rz
c: Community Development Director
City Engineer
Planning Director
DATE:
TO:
FROM:
SUBJECT:
‘APRIL 1,1992
DESIGN REVIEW BOARD
PLANNING DEPARTMENT
RP 914 - ARC0 AM/PM GAS STATION AND MINI-MART - Request for a Major Redevelopment Permit to allow the demolition of the existing gas station and the construction of a new gas station and mini-mart located at the northeast comer of Carlsbad Village Drive and Harding Street in the
Village Redevelopment Zone/Sub-area 1.
I. RECOMMENDATION
-
APPLLXr -JN COMPLETE DATE: OCTOBER 22, 1991
STAFF REPORT
That the Design Review Board ADOpT Design Review Board Resolution No. 179 recommending APPROVAL of the Negative Declaration issued by the Planning Director and Design Review Board Resolution No. 180 recommending APPROVAL of RP 914 to the Housing and Redevelopment Commission based on the findings and subject to the
conditions contained therein.
II. PRQJECI’ D E!XXPTION AND BACKGROUND
The applicant is requesting approval of a Major Redevelopment Permit to replace the’Gasco
Service Station located at the northeast comer of Harding Street and Carlsbad Village Drive with an ARC0 AM/PM Gas Station and Mini-mart. The proposed development consists of
a 2,046 square foot structure and a 1,568 square foot canopy which cover the footprint of
the existing structures. The proposed building is approximately 200 square feet larger than
the existing structure and extends to the rear (northern) property line. The four existing
gas pumps and canopy cover will be replaced with new multiple dispenser pumps
necessitating a new wider canopy.
The proposed structure is designed with a standing seam metal roof which includes interesting directional variation, stucco finish with painted reveals, paned windows, blue tile planters which break up the front building plane and a metal canopy which matches the building’s roof. Seven parking spaces to serve the mini-mart are proposed along the
east and west sides of the structure thereby avoiding the need for pedestrians to cross the site in front of cars circulating through the gasoline pump aisles.
The .32 acre site is currently almost entirely covered with asphalt and has three driveways providing ingress/egress to the site; two driveways are located along Carlsbad Village Drive and one along Harding Street. The site contains a fourth access point from the alley adjacent to the east of the parcel; however, it is not currently used to provide direct access to the site from Carlsbad Village Drive.
RP 91-4 - ARC0 A&l/T - &IS STATION AND MINI-MART ‘-
APRIL 1,1992
PAGE 2
The proposed development will utilize the alley access and the existing westerly driveway
to provide ingress/egress from Carlsbad Village Drive (the easterly driveway will be
eliminated), and will move the Harding Street driveway 8’ farther north away from the
intersection. The applicant will also dedicate an additional 6’ of right-of-way along
Carlsbad Village Drive required for Phase V of the City’s Streetscape Program.
III. ANALYSIS
Planning Issues
1. Does the project comply with the CBD General Plan Designation and Village
Redevelopment/Sub-area 1 Zone?
2. Is the project consistent with the goals of Sub-area&and does the project comply
with the development and design guidelines specified in the Village Design Manual?
3. Is the project consistent with the Zone 1 Local Facilities Management Plan?
4. Will the project contribute to the economic revitalization of the Redevelopment
Area?
DISCUSSION
General Plan/Zoning
The proposed commercial development is consistent with the CBD General Plan designation
and Village Redevelopment/Sub-area 1 Zoning since it is intended that a strong commercial
center be developed along the Carlsbad Village Drive (Elm Avenue) corridor.
Village Redevelopment Development and Design Standards
The primary goal of Sub-area &is to provide uses which are consistent with a central
business district such as commercial and office uses. Development should improve general
circulation and utilize a high degree of landscaping along Carlsbad Village Drive and other
street front setbacks. The proposed site design will improve general circulation due to the
following:
1) The existing easterly Carlsbad Village Drive driveway will be eliminated thereby
reducing the number of driveways on this arterial;
2) The alley access will be widened to allow tanker trucks to enter the site and fill
underground storage tanks without blocking circulation through the site;
.
RP 914 - ABC0 AM/, . CinS STATION AND MINI-MART . APRIL 1,1992
3) The required 6’ of additional right-of-way dedication will enable the Carlsbad Village
Drive Streetscape project including the center median which will restrict left turns
from driveways onto this arterial;
4) The Harding Street driveway will be moved 8’ north of its existing location, away
from the intersection, to provide safer ingress and egress.
The proposed project will provide a high degree of landscaping since 20°rb of the site will
be landscaped including a 27’ X 15’ planter at the comer of Carlsbad Village Drive and
Harding Street and an 86’ long planter between the sidewalk and proposed canopy along
Carlsbad Village Drive. Additionally, parking areas will be partially screened by 16.5’ wide
mounded landscaped areas on each side of the structure between the rear property line and
proposed parking and by 3’- 5’ wide planters located along the side property lines. The
proposed distribution of landscaping will reduce the impact of hardscape coverage on the
remainder of the site.
The project complies with the following development guidelines specified in the Village
Design Manual:
Lot Coverage 80% 80%
Building Coverage 80% 27.4%
Building Height 35’ Max. 18’8”
Landscape Coverage 20% 20% .
LOCAL FACILITIES MANAGEMENT ZONE .
The proposed project is located within Local Facilities Management Zone 1. The impacts
on public facilities created by the proposed project and compliance with the adopted
performance standards are summarized below:
-:
RF’ 914 - ARC0 AM/h GAS STATION AND MINI-MART
APRIL 1, 1992
PAGE 4 .
ECONOMIC IMPACT
The positive economic impact of the proposed ARC0 project is signiticant for the City and
the Redevelopment Agency. The City General Fund would receive approximately $4,200
annually and the Redevelopment Agency wouJd receive approximately $6,520 in annual
revenue.
The Redevelopment Agency revenues are based on one percent of the increase in total
assessed value of property (land plus improvements) in the form of tax increment revenues
from any project located within the Village Redevelopment Area. The proposed ARC0
redevelopment project would increase the assessed value by approximately $500,000 and
would result in a total assessed value of approximately $652,037. Therefore, the annual
tax increment revenues that could be realized by the Redevelopment Agency would be
approximately $6.520 annuallv.
The City receives one percent of the annual sales generated from taxable sales from local
businesses. This project is anticipated to generate sales of about $420,000 and would
result in new sales tax revenues of approximately $4.200 annuallv for the General Fund.
In addition, the proposed ARC0 project would result in the creation of approximately
fifteen jobs within the Village Redevelopment Area. Therefore, the Redevelopment Agency
RP 914 - ARC0 AM/~-WI CAS STATION AND MINI-MART
APRIL 1,1992
supports RP 914 based on the signi.&nt potential for positive economic enhancement and
the employment benefits that this proposed project would generate.
J3MRoNMEIuTALREvIEw
The site has been previously disturbed with the development of an existing gas station and
is devoid of any significant natural biological or cultural resources. The proposed use is
compatible with surrounding uses, and is consistent with the General Plan and zoning.
Based on a field survey by staff and findings of the initial study, the Planning Director has
determined that no significant environmental impacts will result from this project and a
Negative Declaration was issued by the Planning Director on January 9, 1992.
SUMMARY
The proposed commercial project is consistent with the underlying CBD General Plan
designation, as well as the goals, development and design standards specified in the Village
Design Manual for the Redevelopment Zone/Sub-area 1. Staff therefore recommends
approval of RP 91-4 as conditioned.
ATTACHMENTS
1. Planning Commission Resolution No. 179
2. Planning Commission Resolution No. 180
3. Location Map
4. Background Data Sheet
5. Disclosure Form
6. Exhibits
March 2, 1992
AH:km:vd
“A” - “C” dated April 1, 1992.
Minutes of: DESIGN REVIEW BOARD
Time of Meeting: 300 P.M.
Date of Meeting: APRIL 1, 1992
Place of Meeting: CITY COUNCIL CHAMBERS
1200 CARLSBAD VILLAGE DRIVE
CALL TO ORDER:
Chairperson Noble called the Regular Meeting to order at 503 p.m.
ROLL CALL: ’
Present: Chairman Noble, Members Erwin, Gonzales, Rowlett, Savary
Staff Present: Debbie Fountain, Acting Housing and Redevelopment Director
Robert Green, Principal Planner
Karen Hirata, Deputy City Attorney
Anne Hysong, Assistant Planner
Karen Sauer, Management Analyst
Bob Wojcik, Principal Engineer
The Pledge of Allegiance was led by Member Gonzales.
APPROVAL OF MINUTES:
ACTION: Motion by Member Rowlett, second by Member Savary, to approve the
Minutes of the Regular Meeting of February 19, 1992, as submitted.
AYES:
NOES:
Chairman Noble, Members Erwin, Gonzales, Rowlett, Savary
None
COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED ON THE AGENDA
There were no requests to address the Board.
Page 2
PUBLIC HEARING:
Chairman Noble announced that now was the time and place set for the Public
Hearing regarding RP 91-4 - ARC0 AM/PM Gas Station and Mini-Mart.
Anne Hysong, Assistant Planner, reviewed the staff report relating to exterior finish,
windows, tile planters, metal canopy, and parking spaces along the east and west
sides of the structure.
The .32 acre site was almost entirely covered with asphalt and had two driveways
located along Carlsbad Village Drive and one along Harding Street. The site also has
a fourth access point from the alley adjacent to the east of the parcel but was not
currently used to provide direct access to the site from Carlsbad Village Drive.
The proposed development will utilize the alley access and the existing westerly
driveway to provide ingress and egress from Carlsbad Village Drive and will move the
Harding Street driveway eight feet farther north away from the intersection. The
applicant agreed to dedicate an additional six feet of right-of-way along Carlsbad
Village Drive as required for Phase V of the Streetscape Program.
Karen Sauer, Management Analyst, stated that Redevelopment Agency revenues were
based on one percent of the increase in total assessed value of property (land plus
improvements) in the form of tax increment revenues from any project located within
the Village Redevelopment Area. The proposed ARC0 redevelopment project will
increase the assessed value by approximately $500,000 and will result in a total
assessed value of approximately $652,037. The annual tax increment revenues to be
realized by the Redevelopment Agency will be approximately $6,520 annually.
One percent of the annual sales generated from taxable sales from local businesses is
received by the City. It is anticipated that this project will generate sales of about
$420,000 and will result in new sales tax revenues of approximately $4,200 annually for
the General Fund.
The proposed ARC0 project will result in the creation of approximately 15 jobs within
the Village Redevelopment Area. Staff supports RP 91-4 based on the significant
potential for positive economic enhancement and the employment benefits the project
will generate.
Member Erwin asked if any leakage from the old underground tanks will be cleaned
up prior to the replacement of new tanks and if one restroom will be available to the
public.
Page 3
Anne Hysong stated that before new tanks could be installed the county required that
all gasoline leakage be remediated and that it was her understanding that a restroom
will be open for public use.
Member Savary requested an explanation of the traffic plan within the site itself and
suggested that it would be more efficient if traffic was directed one way on approach
to the pumps.
Bob Wojcik, Principal Engineer, stated that traffic will be allowed to enter the gas
station at all three driveways and that the City does not regulate one-way traffic within
a site. The applicant had indented the widening the alley to be used for tanker truck
access.
Ms. Hysong responded to Member Rowlett by stating that the trash truck would come
down the alley and employees will have to walk around to get to the dumpster.
Robert Green, Principal Planner, stated that this project had been in the planning
process for quite some time and staff had asked the applicant to come up with a
special design regarding the roof line and exterior. It was difficult to direct the
applicant to use just one type of material because there were so many different types
available. The roof line was complex and did not function well with the metal canopy.
Staff didn’t want the canopy to become the dominant element.
Ms. Hysong responded to Member Savary’s inquiry by stating that the new building
would not have a storage shed.
Ms. Hysong answered Member Erwin’s question that on either side of the property
there will be landscaping enclosed by a curb.
Member Erwin suggested that a condition be added to make a restroom available for
public use.
Chairman Noble opened the public hearing.
John Rutherford, 424 Montebello, Ventura, representing the applicant, agreed to the
additional condition of a restroom being available for public use.
John Grant, 7371 Obelisco Circle, property owner near the proposed site, stated that
ARC0 sells gasoline for less and would create more traffic because of the price
advantage. He was very concerned with U-turn of traffic on Harding and with the
traffic generated by Carl’s Jr. restaurant that would be adding to the traffic of the alley.
Page 4
Richard Johnson, 1044 Carlsbad Village Drive (Chevron station owner), said that he
anticipated a tremendous disadvantage when the median strip was installed because
the site was primarily a freeway gas station. Mr. Johnson sells diesel fuel to trucks
and was concerned that when the median strip goes in those trucks will not be able to
make a left turn and will be forced to use out-of-direction routes to return to the
freeway.
ARC0 will bring in 2-l/2 times the amount of gascustomers and wanted the Board to
be very aware of the impact of additional traffic.
Mr. Rutherford urged the Board to approve the design as submitted because the item
had been in the planning stages for a few years and would like to move forward with
the project. The property was purchased in 1979 and the structure has been in the
same condition since the sale. Funding permitting, the applicant was ready to start.
Mr. Johnson responded to Member Savary by stating that trucks take a left turn and
cross Carlsbad Village Drive to re-enter the freeway although most trucks go through
the Motel 6 parking lot to gain access to the freeway. He expected that signs will
have to be posted indicating a new route to re-enter the freeway and is concerned
that this will create a definite safety problem.
William Sherar, owner of the Unocal gas station at Carlsbad Village Drive and Harding,
requested to see a traffic flow chart.
Bob Wojcik reviewed the ingress and egress plan for tanker trucks and stated that
90% of the truck traffic will come in through the alley.
Mr. Sherar stated there is a problem now to access Carlsbad Village Drive from
Harding and that gridlock will occur and will create problems for his business.
Mr. Sherar responded to Member Erwin’s query by stating that 90-98% of the cars
enter on Carlsbad Village Drive and exit Harding to get to the freeway.
Unocal customers will have to make a left turn going east on Carlsbad Village Drive to
enter his station and will have to exit on Carlsbad Village Drive. He had not observed
emergency vehicles using westbound lanes.
Karen Sauer stated that the details of the Streetscape Phase V have not been finalized
and that staff will convey these recommendations to the Committee.
Bob Woji’ck stated the site had already eliminated one driveway.
Page 5
Bob Wojcik responded to Member Rowlett’s inquiry regarding the possibility of having
signs installed indicating definite ingress and egress to the ARC0 station at Carlsbad
Village Drive and Harding by stating that enforcement would be a problem. Mr. ’
Wojcik stated that the alley was a two-way alley and that staff didn’t want to give the
impression that the alley was one way because the customers from Carl’s Jr. use the
alley.
Chairman Noble closed the public hearing.
Member Erwin requested that a condition be added to require that a restroom be
available for public use.
Chairman Noble stated that the median was not an issue of this project and was
beyond the scope of this Board. He was not in support of designated entrances to
the ARC0 station because drivers will find other routes to get to their destinations.
Deputy City Attorney Hirata stated that this project did not have a provision for
reviewing this project at a later date and that language could be added regarding
review for the purpose of addressing the issue of traffic flow.
Karen Sauer stated that the City had jurisdiction to place signs in the right-of-way at a
later date if determined to be needed.
Bob Wojcik responded to Chairman Noble’s inquiry by stating that the Traffic
Engineering Department operates on a complaint basis and that staff relies on the
owner to cooperate with the City. After proper traffic studies are completed, a
suggestion from staff could be to install signs for traffic flow.
Chairman Noble said that the Board was requesting the ARC0 station to manage
traffic and that this was not being asked of the existing station owners. The Chairman
stated that the Board should not place this requirement on one individual owner. All
owners will have to work together and talk to City traffic staff for an amicable solution.
Mr. Rutherford stated he would certainly cooperate with the City if appropriate traffic
studies were performed; however, that it was the City’s responsibility to come up with
a solution if traffic gridlock occurred.
ACTION: Motion by Member Erwin, second by Member Rowlett, to adopt Design
Review Board Resolution No. 179 recommending approval of the
Negative Declaration issued by the Planning Director and Design Review
Board Resolution No. 180 recommending approval of RP 91-4 to the
Housing and Redevelopment Commission based on the findings and
subject to the conditions contained therein with the additional conditions
that a restroom be available to the public at all times and that traffic flow
Page 6
within the property must be managed by the applicant in a manner which
minimizes adverse impacts on the traffic flow on Carlsbad Village Drive
and Harding Street. The Design Review Board may review the
applicant’s compliance with this condition at any time the Board deems a
review to be necessary.
AYES: Chairman Noble, Members Erwin, Gonzales, Rowlett, Savary
NOES: None
Chairman Noble stated that this was an improvement in upgrading the downtown
area.
ADJOURNMENT:
By proper motion, the Regular meeting of April 1, 1992, adjourned at 5:57 p.m.
Respectfully submitted,
,. Y!iib=~~~ DEBBIE K. FOUNTAIN’
Acting Housing and Redevelopment Director
lsabelle Paulsen
Minutes Clerk
.
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: 920 Carlsbad Village Drive
Carlsbad, CA
PROJECT DESCRIPTION: Demolition of an existing gas station and the construction of
a new ARC0 AM/PM Gas Station and mini-mart in the Village
Redevelopment Zone.
The City of Carlsbad has conducted an environmental review of the above described project
pursuant to the Guidelines for Implementation of the California Environmental Quality Act
and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will not have a signifkant
impact on the environment) is hereby issued for the subject project. Justification for this
action is on file in the Planning Department.
A copy of the Negative Declaration with supportive documents is on file in the Planning
Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the
public are invited. Please submit comments in writing to the Planning Department within
21 days of date of issuance. If you have any questions, please call Anne Hysong in the
Planning Department at 438-11.61, extension 4477.
DATED: JANUARY 9, 1992
CASE NO: RP 91-4
MICHAEL J. HOLhCIILLti
Planning Director
CASE NAME: ARC0 AM/PM GAS STATION/MINI MART
PUBLISH DATE: JANUARY 9, 1992
AH:Vd
2075 Las Palmas Drive - Carlsbad, ‘California 92009-l 576 - (619) 438-l 161 @
ENVIRONMENTAL, IMPAm ASSESSMENT FORM - PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. RP 91-4
DATE: DECEMBER 27. 1991
BACKGROUND
. 1. CASE NAME: ARC0 AM/PM GAS STATION AND MINI-MART
2. APPLICANT: Desert Petroleum, Inc.
3. ADDRESS AND PHONE NUMBER OF APPLICANT: P.O. Box 1601
Oxnard. CA 93032
4.
(805) 644-6784
DATE EIA FORM PART I SUBMITTED: Mav 17.1991
5. PROJECT DESCRIPTION: ARC0 AM/PM Gas Station and Mini-Mart located at the northeast
comer of Carlsbad Village Drive and Harding Street in the Village Redevelopment Zone.
ENVIRONMENTAL IMPACTS
STATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the City conduct an
Environmental Impact Assessment to determine if a project may have a significant effect on the environment.
The Environmental Impact Assessment appears in the following pages in the form of a checklist. This checklist
8 identifies any physical, biological and human factors that might be impacted by the proposed project and
provides the City with information to use as the basis for deciding whether to prepare an Environmental
Impact Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or
any of its aspects may cause a significant effect on the environment. On the checklist, “NO” will be checked
to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial evidence that any aspect of the
project may cause a significant effect on the environment. The project may qualify for a Negative
Declaration however, if adverse impacts are mitigated so that environmental effects can be deemed
insignificant. These findings are shown in the checklist under the headings “YES-sig” and ‘YES-insig”
respectively.
A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discussing
mitigation for impacts which would otherwise be determined significant.
.
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards?
Appreciably change the topography or any
unique physical features?
Result in or be affected by erosion of soils
either on or off the site?
Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake?
Result in substantial adverse effects on
ambient air quality?
Result in substantial changes in air
movement, odor, moisture, or temperature?
Substantially change the course or flow of
water (marine, fresh or flood waters)?
Affect the quantity or quality of surface
water, ground water or public water supply?
Substantially increase usage or cause
depletion of any natural resources?
Use substantial amounts of fuel or energy?
Alter a signXcant archeological,
paleontological or historical site, structure or object?
YES YES
(Sk-) (insig)
NO
x
x
x
x
x
x
x
x
x
x
x
-2-
BIOLOGICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
12.
13.
14.
15.
16.
Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants)?
Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species?
Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance?
Affect the diversity of species, habitat
or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects?
Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals?
I-IUMANENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLYz
17. Alter the present or planned land use of an area?
18. Substantially affect public utilities, schools, police, fire, emergency or other public services?
YES YES
big) (insig)
NO
x
x
YES YES
WI mw
x
x
NO
x
x
-3-
. HUMANENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY:
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems?
Increase existing noise levels?
Produce new light or glare?
Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)? x
Substantially alter the density of the
human population of an area?
Affect existing housing, or create a demand
for additional housing?
Generate substantial additional traffic? x
Affect existing parking facilities, or
create a large demand for new parking?
Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods? x
Alter waterborne, rail or air traffic?
Increase traffic hazards to motor
vehicles, bicyclists or pedestrians?
Interfere with emergency response plans or
emergency evacuation plans?
Obstruct any scenic vista or create an
aesthetically offensive public view?
Affect the quality or quantity of
existing recreational opportunities?
-4-
_-
YES YES
(Sk> (ins@)
NO
x
x
x
x
x
x
x
x
x
x
x
.
-
w . MANDATORY FINDINGS OF SIGNIFICANCE
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES
(Sk) (insig)
33. Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
life species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or en-
dangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory.
34. Does the project have the potential
to achieve short-term, to the dis-
advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while long-term impacts will ’
endure well into the future.)
35. Does the project have the possible
environmental effects which are in-
dividually limited but cumulatively
considerable? (“Cumulatively con-
siderable” means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and
the effects of probable future projects.)
36. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
NO
x
x
x
-5
- A.
DISCUSSION OF ENVIRONMENTAL EVALUATION
Demolition of an existing gas station with four fuel pumps, removal of the existing underground gasoline
storage tanks, and construction of a new mini-mart/service station with eight fuel pumps and new
underground storage tanks, all located at the northeast comer of Carlsbad Village Drive and Harding Street.
Adjacent land uses consist of fast food restaurants to the south, north and east and a gas station to the west.
The project is located in the Village Redevelopment Zone.
PHYSICAL ENVIRONMENT:
1-2.
3.
4,7.
5.
6.
8.
9,lO.
11.
The lot is level, was previously graded, and is currently developed with a gas station. Grading of
the site will include 21 cubic yards of cut and 21 cubic yards of fill to accommodate new
foundations and the underground fuel storage tanks. The grading will not appreciably change the
topography nor create unstable earth conditions, and the site contains no unique physical features.
The entire site will be covered with paving, building foundation, and landscaped planters, therefore
onsite erosion of exposed soils will not result. Drainage and erosion control facilities (during
construction phase) will be incorporated into the project by condition of approval and the project
will be required to meet all City Engineering standards and policies, therefore significant erosion
and drainage impacts will not result.
The project is not adjacent to a river, stream, lake or major body of water, and the grading and
drainage will not impact the deposition of beach sand or modify water features.
The applicant must obtain an Air Pollution Control District Authority to Construct Permit (No.
880610) and a Permit To Operate (No. 6877) from the Air Pollution Control District. This gas
station also replaces an existing station, therefore additional cumulative impacts are minimal and
compliance with the appropriate regulatory permits will reduce air pollution impacts to an
insignificant level.
The site is relatively small (.32 acres) and contains an existing gas station, therefore onsite physical
conditions will not be drastically altered and impacts to air movement, moisture, and temperature
will be minimal. The fuel dispensing nozzles are required to contain vapor recovery systems thus
reducing the impacts of odors.
The site is developed, therefore the new gas station/mini-mart will not increase the cumulative
impacts created by urban runoff into surrounding man-made and natural drainage facilities.
The project is very small in scale, covering only .32 acres, therefore during the construction phase
the usage of natural resources will be insignificant. The gas station is a service use and will not
consume substantial amounts of fuel or energy.
The project site has been previously graded and developed with an existing gas station,’ therefore
significant impacts to archeological or paleontological resources is not anticipated.
-6-
BIdLOGICAL ENVIRONMENT:
12,13. The project site has been previously graded and developed with a gas station as an infill lot
14,lS surrounded by urban development; therefore there will be no significant negative impacts to
16 biological resources oranimal travel and migration patterns. The site contains no natural plant or
animal habitats or species.
HUMAN ENVIRONMENT:
17.
18.
19.
20.
21.
22.
23,24.
25,27,
29
The parcel is located in Sub-area 1 of the Village Redevelopment Area which is designated for
commercial land uses on the General Plan Land Use Map and the proposed use is consistent with
this designation.
The project is consistent with the General Plan and zoning and will be conditioned to comply with
the requirements of the Local Facilities Management Plan for Zone 1. As a result of the project’s
conformance with adopted land use and facility plans, it will not significantly impact public
facilities. The adopted Facilities Management Plan assures that all public facilities will be in place
prior to development.
The project’s compliance with the requirements of a regulatory permit from the Encina Water
Pollution Control Facility will minimize the impacts to solid waste treatment facilities.
The proposed project including a mini-mart which will intensify the existing use, and increase the
sites ADT. This could increase noise levels but will not significantly impact surrounding land uses
or add to the ambient noise levels of the area since the site is located along Carlsbad Village Drive,
a secondary arterial providing access to the Village Redevelopment Central Business District and
already generating high levels of traffic noise.
The project will replace an existing gas station and will not incrementally add light and glare to
the surrounding environment. The canopy that covers the fueling area will screen light downward
and prevent light from spilling outward or upward, thus reducing impacts to surrounding parcels.
Compliance with California Health and Safety Code Section 41960, and Rule 20 of the Air Pollution
Control District Rules and Regulations as stated in the required regulatory permits for the
construction and operation of a gasoline dispensing facility will reduce the risk of explosion and
release of hazardous substances to a level of insignificance.
The proposed land use is commercial service, therefore the project will not substantially alter the
density of the human population in the area or substantially effect housing. The gas station
replaces an existing station and the new development represents a minimal intensification of the
site’s land use, resulting in an insignificant generation of additional employment and subsequent
demand for housing.
The proposed mini-mart and gas station represents an intensification of use due to the addition
of the mini-mart. This will generate an increase in trips to and from the site, however, the increase is relatively minor and can be accommodated by Carlsbad Village Drive, a secondary arterial. The
project will assist in improving traffic circulation on Carlsbad Village Drive since the project will
-7-
.
. be conditioned to dedicate an additional 6’ ‘of right-of-way to enable the Carlsbad Village Drive
Streetscape project which will reduce traffic safety concerns by restricting left turns from driveways
onto this arterial.
26. The project complies with the City’s Parking Ordinance and has seven designated onsite parking
spaces; therefore, the project will not affect existing parking facilities or create a large demand for
new offsite parking.
28.
30.
The project will have no effect on waterborne, rail or air traffic.
The project will not interfere with emergency response plans or emergency evacuation plans. The
traffic study concludes that onsite traffic circulation and access will be adequate to handle the
traffic demand, therefore constrained and inadequate emergency access and evacuation of the site
is not anticipated.
31. The project will not obstruct scenic vistas and the approved building elevations, materials, and
architecture will not create an aesthetically offensive public view. Extensive site plan review of the
project by the Planning Department will ensure that the improvements are compatible with the
surrounding neighborhood and comply with all City ordinances and policies. Conditions of approval
for the site plan will require landscaping to enhance the visual aesthetics of the development and
provide some visual screening of the building and driveways.
32. The project will not adversely affect the quality or quantity of existing recreational opportunities.
MANDATORY FINDINGS OF SIGNIFICANCE:
33.
34,35.
36.
The project replaces an existing gas station located on a previously graded, level, infill lot that is
surrounded by existing development. As a result of the existing site condition, the project will not
have an impact on biological or cultural resources.
The additional intensification of land. use from an existing gas station to a slightly larger gas station
with a mini-mart will not create substantial additional cumulative impacts, nor effect longer term
environmental goals. The land use is planned for in the General Plan and consistent with the
zoning, both of which are tools used to baiance the City’s long range environmental goals with its
physical development goals.
Noise, fuel dispensing hazards, and additional traffic circulation and safety concerns have been
identified and considered in this evaluation and it has been determined that the project will not
cause substantial adverse effects on human beings, either directly or indirectly.
-8-
- . -
AI’kLYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project,
b) alternate site designs,
c) alternate scale of development,
d) alternate uses for the site,
e) development at some future time rather than now,
f) alternate sites for the proposed, and
g) no project alternative.
a) The small size of the project and the nature of the land use prohibits the use of development
phasing.
b&c) The .3 acre site is too small to accommodate a completely different site design than currently exists
on the site and the scale of development has not substantially increased. The site is currently
almost entirely covered by asphalt with one existing structure 2/3 the size and within the footprint
of the proposed mini-mart. Improvements to the site resulting from the proposed site design
include a substantial increase in landscaping, better onsite and offsite circulation through the
closure of one of the driveways accessing the existing gas station, and enhanced architectural
treatment including signage which is consistent in size and materials with the structure and
compatible with surrounding development.
4 The gas station/mini-mart is consistent with the planned land use for the site and alternative uses
for the property would consist of similar traffic generating uses such as drive-in restaurants, retail
uses, or medical/professional offices.
d The site is currently developed with a similar type land use (gas station/auto service).
Comer lots with adequate lot acreage for onsite circulation located on major circulation element
roadways, with no adjacent noise sensitive land uses such as residential would be appropriate
alternative sites, however, the proposed site meets these criteria.
g) The no project alternative would have minimal benefit in this evaluation due to the aging physical
condition of the existing site. The new gas station/mini-mart would enhance the site with
additional landscaping, improved architecture and signage, a safer traffic circulation condition,
repairs to the sidewalk, additional public right-of-way dedication, and rehabilitation and
enhancement of the onsite improvements.
-9.
7- - 7
.
! ; -
DETERMINATION (To Be Completed By The Planning Departmentj
On the basis of this initial evaluation:
x I find the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
DECLARATION will be prepared.
I find that the proposed project COULD NOT have a significant effect on the environment, because the
environmental effects of, the proposed project have already been considered in conjunction with
previously certified environmental documents and no additional environmental review is required.
Therefore, a Notice of Determination has been prepared.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative
Declaration will be proposed.
I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL
IMPACT REPORT is required.
Date Signature
1-$0/q\ I Date Planning Directw
LIST MITIGATING MEASURES (IF APPLICABLE)
ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE1
-lO-
. -I
q -.
. .
APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT.
Date Signature
AH:Vd
,
-11.
Carlsbad Journal
Decreed A Legal Newspaper by the Superior Court of San Diego County
Mail all correspondence regarding public notice advertising to
W.C.C.N. Inc. P.O. Box 230878, Encinitas, CA 92023-0878 (619) 753-6543
Proof of Publication
STATE OF CALIFORNIA, ss.
COUNTY OF SAN DIEGO,
t
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal, a newspaper of general circulation,
published weekly in the City of Carlsbad, County of San Diego, State of California, and which newspaper
is published for the dissemination of 1ocaI news and intelligence of a genera1 character, and which
newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established, printed and published at regular intervals in the
said City of Oceanside, County of San Diego, State of California, for a period exceeding one year next
NOTICEOF PtiBLICHEARING REDEVELOPMENT PERMIT RPe14
NOTICE 1S HEREBY GIVEN that the Housing end Redevelopment Commission of the CItv of Cnrlrbad will hold a public h&ing at the Council Chambers. 1209 Carlsbad VillageDnve.Carl~b~d.C~llforoia. at 6:W P.M. on Tuesday. May 19. 199% to consider an application for a Major Redevelopment Permit to allow the demolition ofthe existing gas station and the construction ofs new ga‘ at&Ion and mini-mart on property generally located at the northeast corner of Carlabad Vil- lage Drive and Harding Street in the Village Redevelopment Zone/ Sub-area 1 and more pmticulsrly desertbed .I: Lots 1. 2, 3 and 4 in Block 67 of Carlabad. In the City of Carl&bad.
COUDW 0f sari m-0. state 0f ca fomla. according to Map thereof , No. 636, flled in the otllce of the y County Recorder of San Diego county. my 2.1888. Thorn persona wlrhing to speak on this proposal an cordially invtt- ed to attend the public bcving. if YOU have any questions. please calt Anne Iiywng in the Planning Dw putment at uo-1161. ext. 4477. If YOU challenge the Major Rcde: .. vclopmentPermit ineourt,youm~y be limlted to railing only those issues YOU 01 someone else raised at the public hearing deacrtbed in this notice or in nitten correspow . . denee delivered ta tbe City of Carl%. bad .I or prior to the public her+ . . 1°C Applicant: Arc0 M&PM CITY OF CARLSBAD HOUSING AND REDEVELOPMENT COMMISSION
i,‘”
Cilf I( Cuitbd
AK0 AM/PM MlEll MART iw 9 I-4
preceding the date of publication of the
notice hereinafter referred to; and that the
notice of which the annexed is a printed
copy, has been published in each regular
and entire issue of said newspaper and not
in any supplement thereof on the follow-
ing dates, to-wit:
Mav 1 07 1992
19-
19 *‘-
19-
19-
I certify under penalty of perjury that the
foregoing is true and correct. Executed at
Carlsbad, County of San Diego, State of
California on the 7th
day of May 1992
Clerk of the Printer
,:ity of carlsbaa, California
TO: CARLSBAD JOURNAL A+-h : k,‘m
DATE: 4 - 3 0 - 9 s
Please publish the attached legal notice
Name of Legal: fl/O f- ( 1 ‘2 0-C PdbLL~ 1-4eh rhq
and run
a total of I times
r rzP w-4
fled4 Q c/
Wh3Mh.t e rA
L
Special Instructions: .&a \ vlcs u& /MC
WP II enm4~L . d /p&se mll ti4+Lle01 0~ lee = Y38-am3 . . m i-he C&d Clerks ~!?ih'c-~
Authorized By: Lee th&l/\krmq
5182~2M
-
NOTICE OF PUBLIC HEARING
Redevelopment Permit - RP 91-4
NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City
of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad
Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, May 19, 1992, to
consider an application for a Major Redevelopment Permit to allow the demolition
of the existing gas station and the construction of a new gas station and mini-
mart on property generally located at the northeast corner of Carlsbad Village
Drive and Harding Street in the Village Redevelopment Zone/Sub-area 1 and more
particularly described as:
Lots 1, 2, 3 and 4 in Block 67 of Carlsbad, in the City of Carlsbad,
County of San Diego, State of California, according to Map thereof
No. 535, filed in the office of the County Recorder of San Diego
County, May 2, 1888.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearing. If you have any questions, please call Anne Hysong in the
Planning Department at 438-1161, ext. 4477.
If you challenge the Major Redevelopment Permit in court, you may be limited to
raising only those issues you or someone else raised at the public hearing
described in this notice or in written correspondence delivered to the City
Clerk's Office at or prior to the public hearing.
APPLICANT: ARC0 AM/PM I 1
PUBLISH: May 7, 1992 ORAH) NE
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT COMMISSION
4
City d Cuhhl
ARCOAM/PMMlNlMART RP 91-4 ~~~
NOTICE OF PUBLIC HEARING
Redevelopment Permit - RP 91-4
NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City
of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad
Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, May 19, 1992, to
consider an application for a Major Redevelopment Permit to allow the demolition
of the existing gas station and the construction of a new gas station and mini-
mart on property generally located at the northeast corner of Carlsbad Village
Drive and Harding Street in the Village Redevelopment Zone/Sub-area 1 and more
particularly described as:
Lots 1, 2, 3 and 4 in Block 67 of Carlsbad, in the City of Carlsbad,
County of San Diego, State of California, according to Map thereof
No. 535, filed in the office of the County Recorder of San Diego
County, May 2, 1888.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearing. If you have any questions, please call Anne Hysong in the
Planning Department at 438-1161, ext. 4477.
If you challenge the Major Redevelopment Permit in court, you may be limited to
raising only those issues you or someone else raised at the public hearing
described in this notice or in written correspondence delivered to the City
Clerk's Office at or prior to the public hearing.
APPLICANT: ARC0 AM/PM
PUBLISH: May 7, 1992
CITY OF CARLSBAD
HOUSING AND REDEVELOPMENT
COMMISSION
City d lhidd
ARC0 AM/PM MINI MART I RP 91-4
- -
-_-. --__- NOTICE OF PUBLIC HEAlUNG
NOTICE tS HEREBY GIVEN that the Design Review Board of the City of Carlsbad will hold
a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad,
California, at 5:00 p.m. on Wednesday, April 1, 1992, to consider approval of a Major Redevelopment Permit to allow the demolition of the existing gas station and the
construction of a new gas station and mini-mart on property generally located at the
northeast comer of Carlsbad Village Drive and Harding Street in the Village Redevelopment
Zone/Sub-area 1 ‘md more particularly described as:
Lots 1, 2, 3 and 4 in Block 67 of Carlsbad, in the City of Carlsbad, County
of San Diego, State of California, according to Map thereof No. 535, filed in
the office of the County Recorder of San Diego County, May 2, 1888.
Those persons wishing to speak on this proposal are cordially invited to attend the public
hearing. Copies of the staff report will be available on and after March 25, 1992. If you
have any questions, please call Anne Hysong in the Planning Department at 438-l 161, ext.
4477.
If you challenge the Major Redevelopment Permit in court, you may be limited to raising
only those issues you or someone else raised at the public hearing described in this notice
or in written correspondence delivered to the City of Carlsbad at or prior to the public
hearing.
CASE FILE: RP 91-4
CASE NAME: ARC0 AM/PM
PUBLISH: MARCH 19, 1992
CITY OF CAIUSBAD
DESIGN REVIEW BOARD
AH:klll
A notice has been mailed to all P:Operi)f @VinOrs/occupants l’sty:: /12r&rl. L!.?<t,?
Signs
ARC0 AM/PM hdlbll MART I RP 914
_. ------- _.._ _,_ -_ ^-__ -
.?I A Kfc National Management Co
P 0 Box 35910
Lloyd A & Rae Davies
! 1067 Sandalwood
Louisville Ky 40232 El Centro CA
Ffca/Ipi 1985 Property Co
17207 N Perimeter Dr
l4illiam E & Kay
! P 0 Box 1601
Scottsdale AZ 85255 Oxnard CA
, ,, ., . :
/ “,. y& QV.. :. :;;,. ::I* “. .’
n--+&P .G-L.L*L. ,”
ho* 3-y /6oj
w--41c. $!!o,J<
92243
Th omp son
93032
m z!
w .
“8 cn* c
rlN
+u ma F aa
IPO En F ‘- u-rc
&Z$
em *r) I-4
-;;t c
:iL&
=v r) *- 0 3
VLJ LCRJ
GE Qru 0 Wb02
3 ml ‘r( c 0
s
fu 4 -0t
$2 u u uu illc
,vi
09 -On nu c a0lD e-v
0 >
il 63 oc 4 a 0 UQI ro s =Iroar c CR2 l-a
e?L~
uw E m on 3 ECU Iv uo- W9R
W
df$Z
7 u xa F 0.0 aJm UI +r P-l -0 F
2a2
m -da -0-u ‘- o- L u
m ~~ mvl Y “Oc;
%LG
m 4
%
W.4 ul V-4
k a
2 +r W
mnl::
,“u
6.z wm I * 4 -0 c
la2
ti a WU Y PfuO
SfYa c ul
Y > 8
s %
.r(
d
r-4
;i;W
a$
VW
w :: CI$ 0 EO~ 34 c rIlma ZNW
z
t; m u --HO I-- F 4 w roxw I m 'G
.:a !j --w -0 u w-0
v-4 v-4 WO 3
Sf r-au u u
0 LJ
wxo2
EOZ
ZwiJ > rd 0
8
8 W Y
IT
2
ul W UL
L
kI;:
Ora
7 e:
s’z
SK woo9 l--NW
8
%
W
SW
z&s
Ew w
G%
a P co- urd c -- m fw EnlO
ii
z ulw a> UU$ rtl
2 Em
zq
we- ‘- 10 F oma JNU
t
zx
ZW
52c 1 u
a :U
.z ? p
uo- Frill F am a Lsnlo
co
4
!z d
GW ->
'Z Q s
I! Ll
,s;
-a- rllmc ame 0 l-4 u
rl Ip
F 0 u
ii
c CbQ atmo turn u* Qv 0
0:;
;0:
WfLlA
t;
SC FIO
ixu Imp
et: C3$
fz-; oal rg 9 rll u
m In
.5 49 3lr
SK: con am w
FO?
LZ
E; 2 lr
P >
;;;
c rCW 4-P OUI c wu
$5"
"ii:: UJE 0
'dW 2
54
“% uu W .P . . cc *- 0 6.G P n-z 2 $; a
, , .- L
I
. -
t .l L‘
8
:: e
01 a
E
ti
EL:
Sr
‘: JC
v p
mvv m .- m
zua LO rwrr u-0 6. v.4 d m zmu
@
s r( E
: I3
ii
0
? m d
A r(
*2
s*;:
;L&
sma rc m .I.! .a s-4 EO F
lzE9
ol
::
P c
;: 3
5
E .I4
St;
804 0 ca 0 v.4 u v
z!i: apIa In 111 n-lms-4 f-P+ c m--l m umu
CM’ c
m v
:: 2
2
;:
3
;:
z
: a
-0 cm uma COO 0.v-l 0 ad
“,“fi -0 OOl;
:rL:
+,
z
t;+, II) IT
ii ;a E-+O
azv
zig
cm- .cbC 00-q 7NO
0 fz
a
8
F a! a
ii
2
Elj m 52
m”c
,:;:
mc’o m 4 m za:: ice-4 UQ c 4 * m zmu
I” c d
v >
;4
OIC a4 oa -Pi ‘-PtJ u39 00 I cl,”
Olw;; itO
3 Ii Wbcn
-/ 0 ‘-’ _//
* ..d r
k
0 r( c L
aI2 tS
Me 00 ac. nv 5 ..-l
Z” a9 m ca 01 NC 3 4 ” 7:”
y’c .a m
“Z:: c 4 ox m
g,;
urn;
_ -
azv m.G m
lk.E v ‘G =: CJ 02 0. 0: iis :: cbril rmzs n=3
m
w w
m
8
P
c
2
it;
k1.
=:
’ 2;: wu E-0 rnam 4 > a * 2nd Sb c a.0 n LNU
E 'b-8
5;
Em 0 ca u '.I u v v t-v mlDm aza D u -#l-l t-b f- m-4 n emu
- -_
TE
2:: kc f 4 u La a, - iuu uo 4-v
x42 c Is omrr
22 f ENO
cn
.Hg
SY on al Eaa c >u aa
cpr; c ma mu (II a I- t> 7 OP R PlrnU
$$
c ‘.A E
‘- 2,” -TVV
Emc cm m ILQU)
4* LO
5g cm alI c
r IL
m>‘c A 4 10
c nr Pm*, -cm al.4 al f-d rl
t a-4 .!4
c”: a;o
au”
2 . . :
m
8
k’
Ki i! @
ii :r5 v) lq :c :!i 5 b-6::
a42
a0 mom Em E mrfm -rma
;i
a -0,u al +r . . cc ‘4 0 I-*
P -0
m
5
b :a J 0
XL&
era c * pIml-4 nmc o* m UNU
iy
$5 *I- n
: I’ I,. ;’ ‘i
(Form A)
TO: CITY CLERK’S OFFICE
FROM,: PLANNING DEPARTMENT
RE: PUBLIC HEARING REQUEST
Attached are the materials necessary for you to notice
RP 91-4 - ARC0 AM/PM GAS STATION AND MINI MART
for a public hearing before the City Council. I
Please notice the item for the council meeting of
.
Thank you.
MARTY OREiYAK
Assistant City Manager
4/9/92
Date
NOTICE OF PUBLIC HEARING
Redevelopment Permit - RP 91-4
NOTICE IS HEREBY GIVEN that the Housing and Redevelopment Commission of the City of Carlsbad will hold a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Tuesday, May 19, 1992, to
consider an application for a Major Redevelopment Permit to allow the demolition
of the existing gas station and the construction of a new gas station and mini- mart on property generally located at the northeast corner of Carlsbad Village Drive and Harding Street in the Village Redevelopment Zone/Sub-area 1 and more particularly described as:
Lots 1, 2, 3 and 4 in Block 67 of Carlsbad, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 535, filed in the office of the County Recorder of San Diego County, May 2, 1888.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions, please call Anne Hysong in the Planning Department at 438-l .l, ext. 4477.
If you challenge the Major Redevelopment Permit in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City Clerk's Office at or prior to the public hearing.
APPLICANT: ARC0 AM/PM
PUBLISH: May 7, 1992
CITY OF CARLSBAD HOUSING AND REDEVELOPMENT .
COMMISSION
1 J mA)(D AM
b it
Flfuiii
TE ..I. : :+. .,.,.,.,., :._+:. ‘;y:::;::::::::::: :.::‘.::.::y :;: y;::
-vuafm - I -..
-9
I
Cilr d Chbd
ARCOAWPMMINIMART 1 RP 91-4
F------- (,\^‘. i P
i ’
;, --.:: .<
22, ;5 “.
:I ~_
‘*, i 1 .; ; i. , ‘. \* ,?, 2.: j. : g--y “; ::- ;:‘ 1.
:; > : : .I . .i ‘. \’ _ ,,.) ,d /.
‘:-E-g ‘,$?:<;7
L&g,? - ‘I
1 I . .-._ _ _. I r I I * > ” . .- ;. ” ,