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Home My WebLink About2008-12-17; Planning Commission; ; SDP -06-17A - BRESSI RANCH VILLAGE CENTERThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION ltemNo. G) P.C. AGENDA OF: December 17, 2008 Application complete date: October 28, 2008 Project Planner: Christer Westman Project Engineer: Clyde Wickham SUBJECT: SDP 06-17(A}-BRESSI RANCH VILLAGE CENTER -Request for approval of a Site Development Plan Amendment (SDP 06-17(A)) to allow for the provision of common parking facilities in lieu of individual use parking requirements and approve a 5% parking reduction within the Bressi Ranch Village Center generally located north of Paradise Road, south of Gateway Road, east of Bressi Ranch Way and west of El Fuerte Street in Planning Area 15 of the Bressi Ranch Master Plan and in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6521 APPROVING Site Development Plan Amendment SDP 06-l 7(A) based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant is requesting that the Planning Commission approve an amendment to Site Development Plan SDP 06-17 to allow for the provision of common parking facilities in lieu of individual use parking requirements and approve a 5% parking reduction within the Bressi Ranch Village Center. Allowing for the provision of common parking facilities [Section 21.44.050(a)(5)] is based upon the findings that there are multiple uses within the scope of the Bressi Ranch Village Center that will have common customers and that common parking facilities in lieu of individual parking requirements are adequate to meet the parking demand. In addition, the location and site design of the Bressi Ranch Village Center was approved to serve the neighboring residential and industrial neighborhoods and to encourage nearby residents and businesses to walk to the center consistent with the General Plan Land Use Element. The designated courtyards, plazas, and parking areas are an integral part of the Bressi Ranch Village Center and are necessary for its success as a pedestrian destination and as such will require fewer parking spaces. Staff recommends the Planning Commission allow for the provision of common parking facilities and approve a 5% parking reduction within the Bressi Ranch Village Center. III. PROJECT DESCRIPTION AND BACKGROUND The Bressi Ranch Master Plan identifies that the retail commercial center in mixed-use Planning Area 15 is an integral part of the overall Bressi Ranch Master Plan and provides needed commercial services to both the residential and industrial populations in Bressi Ranch. The City Council approved the 122,740 square foot Bressi Ranch Village Center in September 2007. The center's commercial retail space is distributed among 12 buildings. Access to the center is at two locations off of Gateway Road, at a single location off of Bressi Ranch Way, and at the eastern terminus of Town Garden Road. The center is designed after the "main street" concept which introduces shops if'\ l•+;' SDP 06-17(A) -BRESSI RANCH VILLAGE CENTER December 17, 2008 Pa e2 along narrow streets with on-street parking. The center has a major grocery store (Stater Bros) and a specialty food market (Trader Joe's) as anchors at opposite ends of a "main street". Pedestrian activity is encouraged by use of wide sidewalks, a primary plaza at the main street intersection with the Village Square, and smaller pedestrian courtyards and plazas located adjacent to and in between smaller shops. The sidewalks along the storefronts vary in width from ten feet to thirteen feet, which is more than twice the width of a typical sidewalk, and are integral to the design of the center. These pedestrian areas are intended to encourage their use as outdoor public spaces. The originally approved Site Development Plan had surplus parking spaces that covered up to 2,000 square feet of outdoor dining area. It was intended that each tenant in the center that provided an outdoor area for dining would apply for an Incidental Outdoor Dining Area Permit (IODA) and supplement what may be permitted by an IODA with some portion of the "extra" 2,000 square feet. However, due to site plan changes that were necessary to accommodate tenants and Low Impact Design (LID) standards, the number of surplus spaces was reduced to only four. Elimination of these parking spaces requires a different approach to the provision of parking for the common outdoor courtyards and plazas. A discretionary action by the Planning Commission is necessary to allow for the provision of common parking facilities in lieu of individual use parking requirements and approve a 5% parking reduction. IV. ANALYSIS Common parking facilities may be provided in lieu of the individual requirements pursuant to Section 21.44.050(a)(5) of the Carlsbad Municipal Code (Parking Ordinance), but such facilities shall be approved by the Planning Commission as to size, shape and relationship to business sites to be served, provided the total of such off-street parking spaces, when used together, shall not be less than the sum of the various uses computed separately. When the common parking facility occupies a site that is greater than five thousand square feet, then the parking requirements as specified in the Parking Ordinance for each of two or more participating buildings or uses may be reduced not more than fifteen percent upon approval of development plans by the Planning Commission. The request to allow for the provision of common parking facilities is supported in that the location and site design of the Bressi Ranch Village Center was approved to serve the neighboring residential and industrial neighborhoods and to encourage nearby residents and businesses to walk to the center consistent with the General Plan Land Use Element. The designated courtyards, plazas, and parking areas are an integral part of the Bressi Ranch Village Center and are necessary for its success as a pedestrian destination and as such will require fewer parking spaces. There are multiple uses within the scope of the Bressi Ranch Village Center that will have common customers and therefore use common parking facilities. Approval of the Site Development Plan Amendment will allow tables and chairs to be located in existing common courtyards and plazas, thereby strengthening the intent of creating a pedestrian focused environment. The application of the common parking facilities provision of the Parking Ordinance and allowing a 5% parking reduction in required parking on the sight will not create an increase in traffic generation since the outdoor courtyards and plazas will be predominantly used by existing onsite customers. Because of the crossover use by customers, approval of the request will not have a greater impact on the surrounding street system than what was previously analyzed in the Bressi Ranch certified Environmental Impact Report (EIR 98-04). Pursuant to the Parking Ordinance, parking onsite is required at a ratio ofone space per every 200 square feet of gross floor area and using the individual use parking requirements. The project SDP 06-17(A) -BRESSI RANCH VILLAGE CENTER December 1 7, 2008 Pae 3 includes 122,740 square feet of retail gross floor area and therefore is required to provide 614 parking spaces. The site is designed to provide 618 parking spaces. Table 1 below provides a breakdown of building areas and their related parking requirements. TABLE 1 Parkin2 Compliance Building Sq.Ft. Standard Required Provided Pad A 5,000 1 space per 200 Sq.Ft. 25.00 25.00 PadB 4,640 1 space per 200 Sq.Ft. 23.20 23.20 Shop A 5,170 1 space per 200 Sq.Ft. 25.85 25.85 Shop B 5,980 1 space per 200 Sq.Ft. 29.90 29.90 ShopC 5,250 1 space per 200 Sq.Ft. 26.25 26.25 ShopD 8,630 1 space per 200 Sq.Ft. 43.15 43.15 Shop E 4,980 1 space per 200 Sq.Ft. 24.90 24.90 Shop F 6,020 1 space per 200 Sq.Ft. 30.10 30.10 ShopG 4,760 1 space per 200 Sq.Ft. 23.80 23.80 Major A 42,460 1 space per 200 Sq.Ft. 212.30 212.30 Major B 16,900 1 space per 200 Sq.Ft. 84.50 84.50 MajorC 12,950 1 space per 200 Sq.Ft. 64.75 64.75 Total building 122,740 1 space per 200 Sq.Ft. 614.00 614.00 Surplus Parking 4.00 Total Site Parking 618.00 Provided Outdoor dining 7,345 1 space per 200 Sq.Ft. 37.00 4.00 # of Deficient (33.00) Parking spaces Total Site Parking 651.00 618.00 Required Parking spaces for 5% of total required 33.00 33.00 Common shared for common Facilities facilities The 614 parking spaces provided onsite satisfies the parking requirement for all of the proposed building square footage. As approved the project also includes 7,345 square feet of common courtyards and plazas that were not "parked" with the original project approval. If "parked" individually (1 space per 200 square feet of gross floor area) the outdoor plazas and courtyards require an additional 33 parking spaces (37 total minus 4 surplus). Section 21 44.050(a)(5) allows the Planning Commission to approve up to a 15% reduction in parking for common parking facilities including adjacent retail uses that share customers. The proposed 33 onsite space parking reduction (5% of the total requirement) is based upon the finding that customers will be shopping at multiple tenants of the Bressi Village Center during a single visit. Approval of the request will allow for each of the designated common public courtyards and plazas to be furnished with tables and chairs for use by the general public and restaurant patrons. A secondary result is that individual Incidental Outdoor Dining Area permits will not be required for the use of the designated 7,345 square feet of courtyards and plazas. Approval of the Site Development Plan Amendment strengthens the intent of creating a pedestrian focused environment. The Site Development Plan Amendment will not have a physical affect on the SDP 06-17(A)-BRESSI RANCH VILLAGE CENTER December 17, 2008 Pa e4 property or improvements since it will not result in the need to physically alter any of the existing or future improvements. The Bressi Ranch Village Center will also attract walking patrons since it is close to both residential and employment areas. Because there are a variety of retail opportunities, the expectation is that a reasonable percentage, possibly up to 15% of the customers, will patronize more than one shop or restaurant during a single visit. Staff therefore is recommending that the Planning Commission approve the Site Development Plan Amendment to allow for the provision of common parking facilities in lieu of individual use parking requirements and approve a 5% parking reduction within the Bressi Ranch Village Center. Growth Management Project compliance the Growth Management Ordinance insures that public improvements and services will be available concurrent with development. The project is a request to reduce the number of required parking spaces onsite and will not alter any of the factors that affect the Bressi Ranch Village Center's obligation to provide its fair share of public infrastructure and services. V. ENVIRONMENTAL REVIEW Pursuant to Section 15061 of the CEQA Guidelines, the activity is covered by the General Rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The approval of a Site Development Plan Amendment (SDP 06-17(A)) to allow for the provision of common parking facilities in lieu of individual use parking requirements and approve a 5% parking reduction within the Bressi Ranch Village Center will not cause a significant effect on the environment. ATTACHMENTS: 1. Planning Commission Resolution No. 6521 (SDP) 2. Location Map 3. Background Data Sheet 4. Local Facilities Impacts Assessment Form 5. Disclosure Statement 6. Reduced Exhibits "A" -"B" 7. Full Size Exhibits "A" -"B" dated December 17, 2008 .J a. :i 0 (.) GATEWAY RD c,TOWN GARDEN RD tl'I ~ SITE MAP DD NOT TO SCALE Bressi Ranch Village Center SOP 06-17A CASE NO: BACKGROUND DATA SHEET SDP 06-l 7(A) CASE NAME: BRESSI RANCH VILLAGE CENTER APPLICANT: LNR CPI Bressi Retail LLC. REQUEST AND LOCATION: Request for approval of a Site Development Plan Amendment (SDP 06-17(A)) to allow for the provision of common parking facilities in lieu of individual use parking requirements and approve a 5% parking reduction within the Bressi Ranch Village Center generally located north of Paradise Road, south of Gateway Road, east of Bressi Ranch Way and west of El Fuerte Street in Planning Area 15 of the Bressi Ranch Master Plan and in Local Facilities Management Zone 17. LEGAL DESCRIPTION: Lots 1 through 8 of Carlsbad Tract CT 06-24, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 15689 filed in the Office of the County Recorder of said county on May 9, 2008 as Instrument No. 2008- 025154 7 of Official Records. APN: 213-191-02-00 Acres: 14.15 ac. Proposed No. of Lots: --'N::....:.'-=.IA-=------------ GENERAL PLAN AND ZONING Existing Land Use Designation: =RH==-l=L'-'IC=-=F'--------------------- Proposed Land Use Designation: N"-"-'IA~-------------------- Density Allowed: -'N~I A-=-------- Existing Zone: _P~C-=---------- Density Proposed: _N"-"---'I A--=------------- Proposed Zone: _N~IA ___________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site RD-MIC-L/CF RHIL/CF Vacant North PM PI Vacant South RD-M RMH Residential East OS OS Open Space West RD-MIC-L/CF RHIL/CF ResidentialN acant LOCAL COASTAL PROGRAM Coastal Zone: D Yes 0 No Local Coastal Program Segment: _N::....;.c_;:I A--=---------- Within Appeal Jurisdiction: D Yes [8J No Coastal Development Permit: D Yes [8J No Local Coastal Program Amendment: D Yes 0 No Existing LCP Land Use Designation: NIA Existing LCP Zone: _N_IA ______ _ Proposed LCP Land Use Designation: NIA Proposed LCP Zone: _N::....;.c_;:I A-=--------- Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -----=-==-"=------ Equivalent Dwelling Units (Sewer Capacity): _68~---------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued ____________________ _ ~ Certified Environmental Impact Report, EIR 98-04 certified on July 9, 2002 D Other, __________________________ _ Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Bressi Ranch Village Center-SDP 06-17{A) LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: =RH~/L~/C~F ____ _ ZONING: PC {RDM/C-L/CF in the Bressi Ranch Master Plan) DEVELOPER'S NAME: LNR CPI Bressi Retail LLC. ADDRESS: 4275 Executive Square Suite 210 La Jolla CA 92037 PHONE NO.: 858-410-9760 ASSESSOR'S PARCEL NO.: =-21"-"-3---'-l'-'-9-=--l-"'""'0=-2---"--00-"--_____ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 14.5 ac./122,800 sq.ft. A. City Administrative Facilities: Demand in Square Footage = NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity 68EDU D. Park: Demand in Acreage = $.40/sq.ft. E. Drainage: Demand in CFS = 35.8 cfs Identify Drainage Basin = D F. Circulation: Demand in ADT = 8 750 G. Fire: Served by Fire Station No. = 2 and 5 H. Open Space: Acreage Provided = NIA I. Schools: NIA J. Sewer: Demands in EDU 68 Identify Sub Basin = H K. Water: Demand in GPD = 14 960 City of Carlsbad IRFi,110,i·l•J4•E 1U1114hl DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ow·nership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person___________ Corp/Part. ___________ _ Title ___________ _ Title _____________ _ Address _________ _ Address ___________ _ 2. OWNER (Not the owner's agent} Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership• interest in .the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Title __________ _ Address _________ _ Corp/Part L.1-J~ CF'\ B>~-s.s\ ~~\'-1 UC Title ____________ _ Address 4-1>so \lot,J ~ A'-'E,., Sv\r"E, 7.oo \-4eN~ ~ f cA, &\ '2-b c-o 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (7601602•4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of A.tr! person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non ProfiUTrust_______ Non ProfiUTrust. ________ _ Title __________ _ Title -------------Address _________ _ Address. ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes @No If yes, please indicate person{s): __________ _ NOTE: Attach additional sheets if necessary. above information is true and correct to the best of my knowledge. Signature of applicant/date Print or type name of owner uJ~ GPJ B>.-.e~s I ?i=-l1rl~/ L-LC. Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTERIOISCLOSURE STATEMENT 12/06 Page 2 of 2 SITE PLAN ---- PROJECT DATA CROSS BULDING AREA (SO, FT.) MAJ~A" MAJOR "ll" MAJOR •c• PAO"A" PAO"tl" SHOP"A" _ ... SHOP"C" ~~:r: SHOP"F" SHOP "G" TOTAL PNO(ING PR<MDEll STANOARD COMPACT """'"'"' TOTAL PMK:ING ---·--l'AMING RATIO PRCMDm 42,460 1.J70 15.750 12.!ifill 5,000 4,640 5,170 S,980 5,250 8,630 4,980 6,020 4,760 122,IIM Ol/TDOOR DININCI AREA TABULATION AREA 'A' AREA 'B' AREA 'C' AREA 'D' AREA 'E' AREA 'F' AREA 'G' AREA 'H' AREA 'l' AREA 'J' TOTAL 410 S.F. 240 S.F. 1,000 S.F. 850 S.F. 720 S,F. 500 S.F. 600 S.f. 1,400 S.F. 500 S.F. 1,125 S.F.'" 7,345 S.F. 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 5/1,000 _ .. _ .. _._ &IIIIPI\DDOU'. 2111 SPACE! 711Sl'ACES 65SPAC£S 25SPACES 23SPACES 26SPACES JDSPACTS 26SPACES •JSPACES 25SPACES 30SPACES ✓24SPACE.S 61!1 SPACES 517SPACES 69SPACES 32SPACES lllSPACES I 5 LOCATIONS FOR STOREFRONT og;_~gN: cifui~-,N~c~~ TENANT MIX. ~N~ LOCATION DEPICTED; ACTUAL LO -EBNORTH W 160' O 20' 40' SCALE: 1" = 50'-0" CONSULTANTS TITLE PROJECT NO. SITE PLAN 9910.30 CHECK:- DATe: ~ SEP.17 2007 NOV.211 2007 FEB,12 2008 1,11,R.4 2008 r.lAR.12 2008 A.PRIL1 2008 ~ NJGUST13,2008 OCTOBER 2, 200!! A1 .1 SHOP 'A' ENLARGED SITE PLAN SCALE:1111"•1'-0" ENLARG~D SITE PLAN SCAI.E1111"•1·.{I ENLARGED SITE PLAN 18 SCAI-E·1111•~1•.q E9 19 ENLARGED SITE PLAN SCALE: 118"~ 1'-{l' SHOP 'G' SHOP 'P E9 ENLARGED SITE PLAN 15 SCAI.E.118"~1'.o" 3 CONSULTANTS 11.!:lt~. E9 TITLE ENLARGED SITE PLAN PROJECT NO. 9910.30 A1.5 5