HomeMy WebLinkAbout2005-02-02; Planning Commission; ; CUP 04-14|SDP 82-03E|CDP 04-22 - POINSETTIA VILLAGE CREDIT UNIONle City of Carlsbad Planning Departmenf'
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: February 2, 2005
ItemNo. @
Application complete date: August 23, 2004
Project Planner: Michael Grim
Project Engineer: Frank Jimeno
SUBJECT: CUP 04-14/SDP 82-03(D)/CDP 04-22 -POINSETTIA VILLAGE CREDIT
UNION -Request for a Conditional Use Permit, Site Development Plan
Amendment, and Coastal Development Permit to allow the construction and
operation of a 5,000 square foot credit union with a drive-thru facility, located
within the Poinsettia Village shopping center, on the east side of A venida
Encinas, between Poinsettia Lane and Loganberry Drive, in Local Facilities
Management Zone 9.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5833
RECOMMENDING APPROVAL of Conditional Use Permit CUP 04-14, and ADOPT
Planning Commission Resolutions No. 5834, and 5835 APPROVING Site Development Plan
Amendment SDP 82-03(D), and Coastal Development Permit CDP 04-22, based upon the
findings and subject to the conditions contained therein.
II. INTRODUCTION
The proposal_involves the construction and operation of a 5,000 square foot credit union building
with drive-thru facilities within the Poinsettia Village shopping center. The proposed building
would be located on a vacant, graded pad (Pad 6) in the southwestern portion of the shopping
center. The proposal would involve minor modifications to the existing parking and circulation
in the immediate area of the proposed credit union. The project also entails the restriping of
portions of the shopping center parking lot to improve compliance with handicapped parking
requirements. A Site Development Plan Amendment is necessary for development in the
Qualified Development Overlay Zone and for the proposed modifications to the existing
shopping center parking lot. A Conditional Use Permit is needed for businesses with drive-thru
facilities as well as for development of commercial uses within the Commercial/Visitor-Serving
Overlay Zone. A Coastal Development Permit is required for development in the City's Coastal
Zone. The project complies with all applicable regulations and staff has no issues with the
proposal.
III. PROJECT DESCRIPTION AND BACKGROUND
Architects Orange is requesting approval of a Conditional Use Permit, Site Development Plan
Amendment and Coastal Development Permit to allow the construction and operation of a credit
union with drive-thru facilities within the Poinsettia Village shopping center. The proposed
structure would be located on an existing, vacant pad (Pad 6) located at the intersection of
Avenida Encinas and Loganberry Drive, adjacent to the Chevron gasoline station. The project
1'' rw,r
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site is designated Travel/Recreation Commercial and Local Shopping Center (T-R/L) in the
City's General Plan and is zoned General Commercial with a Qualified Development Overlay
(C-2-Q). The total shopping center site covers approximately 22 acres, while the area proposed
for the credit union development measures approximately 6 acres. The Poinsettia Village
shopping center is completely surrounded by roadways, namely Poinsettia Lane, A venida
Encinas, and Interstate 5. To the west and south of the shopping center, across Avenida Encinas,
is·the Lakeshore Gardens Mobilehome Park. North of the site, across Poinsettia Lane, is the Inns
of America hotel, and east of the site is the Interstate 5 freeway.
The project site is one of two remaining vacant pads (Pads #4 and 6) within the Poinsettia
Village shopping center. The shopping center was originally approved through Site
Development Plan SDP 82-03(A) in March of 1986. The project also included a subdivision
map and non-residential planned development (CT 81-6(B)/PUD 94), creating individual lots
within the shopping center. Development of the center proceeded with six individual pads being
reserved for later use. Pad #1 was developed with a drive-thru financial institution; Pads #2 and
3 were developed with drive-thru restaurant facilities. Pad #5 was developed with a gasoline
station in 2000 through SDP 82-03(B)/CUP 99-15/CDP 99-35 -Chevron Poinsettia Village.
SDP 82-03(C) represented a proposal for an 8,500 square foot childcare center that was
withdrawn.
The proposal includes the construction and operation of a one-story credit union with drive-thru
facilities on Pad #6. The proposed improvements would also include the redesign and restriping
of the parking and circulation area adjacent to the credit union building to accommodate the
drive-thru traffic and truck turning. Landscaping would be added to the perimeter of the building
and parking lot as well as to new planter islands within the parking lot. The proposed
architecture, materials and colors would match the existing shopping center buildings. The one-
story building would measure 30 feet to the peak of the roof, with a tower element that would
reach a maximum of 38 feet but contains no habitable floor area.
In addition to the credit union development, the project includes the adjustment of some of the
handicapped parking spaces and pedestrian crossing striping. The owner of the shopping center
is undertaking this effort to improve compliance with the standards for handicapped parking. As
shown on Exhibit "A," dated February 2, 2005, these improvements are located throughout the
center and the total parking spaces provided still meets the minimum required by the Parking
Ordinance and the CommercialNisitor-Serving Overlay Zone.
The Poinsettia Village Credit Union proposal is subject to the following regulations:
A. General Plan;
B. Local Coastal Program;
C. C-2-Q -General Commercial Zone with a Qualified Development Overlay (Chapters
21.0p and 21.28 of the Zoning Ordinance);
D. Commercial/Visitor-Serving Overlay Zone (Chapter 21.208 of the Zoning Ordinance);
E. Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance); and
F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance).
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IV. ANALYSIS
The recommendation of approval of this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A. General Plan
The Poinsettia Village Credit Union project is consistent with the applicable policies and
programs of the General Plan. Particularly relevant to the drive-thru credit union proposal are
the Land Use, Circulation, and Public Safety Elements. Table 1 below indicates how the project
complies with these particular elements of the General Plan.
TABLE 1 -GENERAL PLAN COMPLIANCE
Element Use Classification, Goal, Proposed Use and Compliance
Ob.iective, or Program Improvements
Land Use Site is designated for Proposed credit union use is Yes
Travel/Recreation and Local consistent with the Local
Shopping Center uses. Shopping Center land use
designation.
Circulation Provide safe, adequate, and The project includes the Yes
attractively landscaped parking necessary parking spaces and
areas. parking lot circulation, along
with parking lot and perimeter
landscaping improvements.
Public Design all structures in Proposed structure must Yes
Safety accordance with the seismic comply with all applicable
design standards of the UBC and building codes, including the
State building requirements. seismic standards of the UBC
and State building
requirements.
Given the above, the Poinsettia Village Credit Union proposal is consistent with the applicable
portions of the General Plan.
B. Local Coastal Program
The Poinsettia Village site lies within the Mello II segment of the City's Coastal Zone and is
subject to the corresponding land use policies and implementing ordinances. This section
addresses only conformance with the Land Use Plan since implementing ordinance conformance
is addressed in Sections C - F below. The policies of the Mello II segment emphasize topics
such as preservation of agricultural and scenic resources, protection of environmentally sensitive
resources, provision of shoreline access, and prevention of geologic instability and erosion.
The land uses allowed through the Local Coastal Program (LCP) segments are the same as those
allowed through the General Plan, therefore the proposed commercial use is consistent with the
LCP. There are no steep slopes on the property. All grading will conform to the City of
Carlsbad Grading Ordinance and the City's National Pollutant Discharge Elimination System
CUP 04-14/SDP 82-03(D)/~P 04-22-POINSETTIA VILLAGE clDIT UNION
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(NPDES) Permit, therefore, no erosion issues exist. There are no agricultural lands or significant
scenic resources on or near the site. The property is located on a public dedicated street and is
not adjacent to any coastal resources, therefore no existing or future coastal access routes exist
on the site. Given the above, the proposed Poinsettia Village Credit Union project is consistent
with the Mello II land use policies.
C. General Commercial Zone with a Qualified Development Overlay
The Poinsettia Village site is zoned C-2-Q and is therefore subject to the provisions of Chapters
21.06 and 21.28 of the Zoning Ordinance. Chapter 21.06 contains the findings necessary to
approve a Site Development Plan, which are contained in Planning Commission Resolution No.
5834. These findings are very similar to the findings required for a Conditional Use Permit and
are discussed in more detail in Section E below.
The General Commercial (C-2) zone contains use allowances and development standards that
apply to the proposed drive-thru credit union. The zone allows any service business catering
directly to the consumer, such as a financial institution. With regard to development standards,
the C-2 zone controls only the building height and placement of buildings adjacent to residential
zones. The maximum building height in the C-2 zone is 35 feet to the peak of the roof. Allowed
height protrusions are listed in Section 21.46.020 of the Zoning Ordinance and include
architectural features or towers that do not provide for additional floor area. The proposed
building would measure 30 feet to the peak of the roof with a tower element that would reach 38
feet in height. Therefore, the Poinsettia Village Credit Union proposal is consistent with the
underlying zoning.
D. CommerciaJNisitor-Serving Overlay Zone
The Poinsettia Village site is located within the Commercial/Visitor-Serving Overlay Zone and is
therefore subject to the provisions contained in Chapter 21.208 of the Zoning Ordinance. The
Overlay zone contains regulations regarding the allowed uses, development standards, and
architectural styles. With the exception of stand-alone liquor stores, outdoor storage, temporary
display and sales, and incidental outdoor dining areas, all uses allowed in the underlying zone are
allowed in the Overlay zone. Therefore, the proposed credit union is an allowed use ip. the
Overlay zone.
The development standards address building setbacks, signage, and parking. The Overlay zone
requires a minimum street setback of 30 feet, a minimum of 20 feet of which must be
landscaped. The proposed credit union structure is setback 45 feet from Avenida Encinas, with
the drive-thru circulation aisle being 30 feet from the street right-of-way. All signage for the
proposed project will be reviewed under a separate permit and, therefore, is not discussed in this
report. The architectural styles allowed by the Overlay zone include Contemporary Southwest,
with Spanish/mission style clay roof tiles on rectangular buildings with stucco walls and arches.
This architectural theme is already the dominant theme at the Poinsettia Village shopping center
and the proposed credit union building fits within that theme.
With regard to parking the uses at Poinsettia Village, the Commercial/Visitor-Serving Overlay
Zone contains parking standards for shopping center retail, restaurant, and gas station uses. For
all other uses not listed in the ordinance, it refers to the Parking Ordinance. According to the
Parking Ordinance, financial institutions require one space per 250 square feet of gross floor
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area. The parking required for the existing center, office building, and the newly developed
gasoline station totals 866 spaces. The proposed 5,000 square foot credit union would require 20
spaces; bringing the total parking required up to 886 spaces. According to the site plan on
Exhibit "A," dated February 2, 2005, and field verifications, the proposed parking lot layout
would provide 893 spaces. Therefore, given the above, the Poinsettia Village Credit Union
proposal meets the requirements of the Commercial/Visitor-Serving Zone and Parking
Ordinance.
E. Conditional Use Ordinance
According to Section 21.42.0lO(S)(N), drive-thru businesses that are not restaurants are
permitted in all zones except residential and Community Facilities Zones with the approval of a
CUP pursuant to the provisions contained in Chapters 21.42 and 21.50 of the Zoning Ordinance.
Four findings must be made in order to approve a CUP. These findings, elaborated in Planning
Commission Resolution No. 5833, deal mostly with the project's consistency with the General
Plan, desirability for the community, and compatibility with its site and surroundings.
The proposed credit union with drive-thru facilities is desirable for the community in that it
provides increased accessibility to the financial institution. The proposed structure and drive-
thru aisle would be set back from A venida Encinas and be surrounded with landscaping. The
proposed financial institutional use is similar to other commercial and office uses in the shopping
center therefore there are no issues of compatibility of the uses with the surroundings. All
proposed improvements can fit on the site without the need for significant modifications to the
original site plan and the proposed structure would meet all applicable development standards.
The credit union would not generate any additional traffic not already envisioned with the
original shopping center Site Development Plan approval, therefore no increased traffic impacts
would result. Given the above, the Poinsettia Village Credit Union proposal is consistent with
the Conditional Use Ordinance.
F. Growth Management Ordinance
The Poinsettia Village Credit Union proposal is a non-residential project, therefore many of the
Growth Management performance standards do not apply. Table 2 below details the project's
compliance with those applicable standards.
TABLE 2 -GROWTH MANAGEMENT COMPLIANCE
Standard Impacts/Standard Compliance
City Administration NIA NIA
Library NIA NIA
Waste Water Treatment 2.77EDU Yes
Parks NIA NIA
Drainage PLDAD Yes
Circulation 1,000 ADT Yes
Fire Station #4 Yes
Open Space NIA NIA
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TABLE 2 -GROWTH MANAGEMENT COMPLIANCE CONTINUED
Standard Impacts/Standard Compliance
Schools NIA NIA
Water 609 GPD Yes
The Poinsettia Village site is located within Local Facilities Management Zone 9. No special
development requirements, such as roadway construction or other infrastructure requirements,
apply to this project. The Local Facilities Management Plan (LFMP) does require that all
facilities and services necessary to serve the project be in place concurrent with, or prior to, need.
The proposed credit union with drive-thru facilities will be served by the existing facilities within
the shopping center site and the adjacent public rights-of-way.
Given the above, the Poinsettia Village Credit Union project is consistent with the Growth
Management Ordinance.
V. ENVIRONMENTAL REVIEW
The proposed 5,000 square foot credit union building with drive-thru facilities represents the new
construction of a small structure. The building is within an urbanized area and is less than
10,000 square feet in area. The site is zoned for the proposed commercial use and the project
does not include significant amounts of hazardous materials. All public services and facilities
needed to serve the use are in place and the surrounding areas are developed and are not
environmentally sensitive. Therefore, the project is exempt from further environmental
documentation pursuant to Section 15303(c) -New Construction or Conversion of Small
Structures-of the State CEQA Guidelines. A Notice of Exemption will be filed upon final
project determination.
ATTACHMENTS:
1. Planning Commission Resolution No. 5833 (CUP)
2. Planning Commission Resolution No. 5834 (SDP Amendment)
3. Planning Commission Resolution No. 5835 (CDP)
4. Location Map
5. Disclosure Statement
6. Local Facilities Impact Assessment
7. Background Data Sheet
8. Planning Commission Resolution No. 2541-CT 81-06(B)/PUD 94
9. Planning Commission Resolution No. 4738 -SDP 82-03(B)
10. Exhibits "A" -"D" dated February 2, 2005
SITE
POINSETTIA VILLAGE
CREDIT UNION
CUP 04-14/SDP 83-02(0)/CDP 04-22
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMP ACT ASSESSMENT:
FILE NAME AND NO: Poinsettia Village Credit Union-CUP 04-14ISDP 82-03(D)ICDP 04-22
LOCAL FACILITY MANAGEMENT ZONE: .2_ GENERAL PLAN: -=T-=-R/=L=---------
ZONING: C-2-0 -General Commercial with a Qualified Development Overlay
DEVELOPER'SNAME:~Ar=c=h=it~ec~ts~O~r=an=-ge~----------------
ADDRESS: 144 N. Orange St., Orange, CA 92866
PHONE NO.: 714-639-9860 ASSESSOR'S PARCEL NO.: 214-430-22 -24 ---~--------
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): _______ _
ESTIMATED COMPLETION DATE: -------------------
A. City Administrative Facilities: Demand in Square Footage= NIA
B. Library: Demand in Square Footage = NIA
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 2.77
D. Park: Demand in Acreage = NIA
E. Drainage: Identify Drainage Basin = PLDAD
F. Circulation: Demand in ADT = 1 000
G. Fire: Served by Fire Station No. = Station #4
H. Open Space: Acreage Provided = NIA
I. Schools: NIA
J. Sewer: Demands in EDU 2.77
K. Water: Demand in GPD = 609
e e
BACKGROUND DATA SHEET
CASE NO: CUP 04-14/SDP 82-03(D)ICDP 04-22
CASE NAME: Poinsettia Village Credit Union
APPLICANT: Architects Orange
REQUEST AND LOCATION: Request for a Conditional Use Permit, Site Development Plan
Amendment, and Coastal Development Permit to allow the construction and operation of a 5,000
square foot credit union with a drive-thru facility, located within the Poinsettia Village shopping
center, on the east side of Avenida Encinas, between Poinsettia Lane and Loganberry Drive.
LEGAL DESCRIPTION: Parcels 1-14 of Map No. 10829, Carlsbad Tract No. CT 81-6, filed
in the Office of the County Recorder of San Diego County on January 26, 1984, in the City of
Carlsbad, County of San Diego, State of California.
APN: 214-430-22, -24 Acres: 22.88 Proposed No. ofLots/Units:N :::..;::...:/A=----------
GENERAL PLAN AND ZONING
Land Use Designation: Travel/Recreation Commercial/Local Shopping Center
Density Allowed: =-N~/A=-------Density Proposed: =-N:!..::/A=------------
Proposed Zone: =-N=/A=-=---------------Existing Zone: '"'"C-'-2=--_,,0 ______ _
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site C-2-Q T-R/L Shopping center
North C-2 T-R Hotels
South RMHP RM Mobile home park
East T-C TC Interstate 5
West RMHP RM Mobile home park
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: -=C=ar=l=sb=a=d'-----
Equivalent Dwelling Units (Sewer Capacity): =2.'-'-7..,_7 _______________ _
ENVIRONMENTAL IMPACT ASSESSMENT
D Negative Declaration, issued. ____________________ _
D Certified Environmental Impact Report, dated. ______________ _
1:8:1 Other, Exempt pursuant to Section 15303(c) of the State CEOA Guidelines