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HomeMy WebLinkAbout1987-04-01; Planning Commission; Minutes.- c *; Meeting of: MINUTES PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: April 1, 1987 Place of Meeting: City Council Chambers COMMISSIONERS CALL TO ORDER: Chairman Marcus called the Meeting to order at 6:15 p.m. PLEDGE OF ALLEGIANCE was led by Chairman Marcus. ROLL CALL: Present - Chairman Marcus, Commissioners Hall, McBane, Schramm, and Schlehuber Absent - Commissioners Holmes and McFadden Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Gary Wayne, Senior Planner Bobbie Hoder, Senior Management Analyst Ron Ball, Assistant City Attorney Lloyd Hubbs, City Engineer David Hauser, Assistant City Engineer PLANNING COMMISSION PROCEDURES: Chairman Marcus reviewed the Planning Commission procedures for the benefit of the audience. COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA: There were no comments from the audience. AGENDA ADDITIONS, DELETIONS OR ITEMS TO BE CONTINUED: At the request of staff, Agenda Item No. 1) ZCA-198 CITY OF CARLSBAD (PC ZONE - PARES), was continued to May 6, 1987. At the request of staff, Agenda Item No. 5) SP-199 CENTRE DEVELOPMENT (Crib Wall along Palomar Airport Road) was continued to April 15, 1987. PUBLIC HEARINGS: 2) SP-187(A)/CUP-304 - LINCOLN SAVINGS AND LOAN - Request for a Specific Plan Amendment and a Conditional Use Permit to develop a Lincoln Savings and Loan financial institution with a drive-through facility at the northwest corner of the North County Plaza. Gary Wayne, Senior Planner, reviewed the background of the request and stated that on July 5, 1983 the City Council approved Specific Plan 187 and its associated site plan for the North County Plaza which included a commercial core building composed of four anchor department stores and ten outlying individual commercial buildings located along the Marron Road frontage of the site. This plan, as proposed, met the intent of the Intensive Regional Retail classification of the General Plan. Subsequent to that approval, the project applicants have processed a number of site plan amendments reducing the anchor stores to two and Hall Marcus McBane Schlehuber Schramm Hall Marcus McBane Schlehuber Schramm - r MINUTES \ April 1, 1987 PLANNING COMMISSION Page 2 \ 9 COMMISSIONERS ’ with proportionate square footage reduction of the outlying general commercial area. The applicants contend that these site plan amendments have changed the nature of the Plaza from a "regional shopping center" to a "community commercial center." Staff believes that this project still qualifies as a regional shopping center because it still meets the intent of the General Plan which states that an Intensive Regional shopping center shall have a single major department store with peripheral service facilities which supplement and compliment the department store. In addition, because the project is adjacent to the El Camino Plaza it benefits from that close proximity and contributes to the regional nature of the El Camino Plaza. The project, a financial institution at the northwest corner of the site plan, is requesting a drive-through as part of its operation. The drive-through would require a 10 ft. driveway which would necessitate the design of the remaining parking area to be modified reducing one driveway from 24 ft. to 16 ft. and a parking isle width from 24 ft. to 21 ft. With the revisions, the parking ratio still meets the City's amended Parking Ordinance. The proposed drive-through facility would include an automatic teller machine which could be used 24 hours per day. Drive-through facilities are not generally considered compatible with regional shopping centers because they are generally single trip oriented and have a high trip generation ratio. The drive-through facility is expected to generate 300 additional daily trips. Staff recommends denial of SP-187(A)/CUP-304 because use is not compatible with the Intensive Regional Retail intent of the General Plan and the design has caused a reduction in a number of traffic circulation standards that do not conform with the City's existing standards. Chairman Marcus declared the public hearing open and issued the invitation to speak. Ron Roberts, 3482 Jackaw Street, San Diego, an architect representing the applicant, Hughes Investment, addressed the Commission and stated that he was dismayed to hear that the project does not meet standards and read a portion of the General Plan which described the uses of Intensive Regional Retail. He stated that this designation permits a wide variety of uses and does not single out drive-throughs as inappropriate; further, that the General Plan originally allowed drive-throughs other than fast food and also indicated the potential for financial institutions with drive-throughs. He went on to say that the current project is basically an automatic teller machine which is accessible by car, that the drive-through facility is positioned so that it should pose no threat to traffic flow due to low demand, and that even with the reduced width of the lanes the project still exceeds requirements. He felt that the staff estimate of 300 daily trips was high but would be willing to work with staff to make traffic lanes one-way in the parking lot, if necessary. He believes the project is well planned and will be an attractive addition to the community. Commissioner Schlehuber stated that the main issue appeared to be traffic generation for the entire site because the driveway was not meant to be there originally. Mr. Roberts c MINUTES April 1, 1987 PLANNING COMMISSION Page 3 -< COMMISSIONERS \ replied that since the square footage of the center has been scaled down that there should be less traffic, and that the driveways were designed for more traffic. Robert J. Mulhern, Lincoln Savings, 18200 Von Karman, Irvine, addressed the Commission and stated that the savings facility at maturity should be a $50 million branch. In comparison, a current $50 million branch in Arcadia last month processed a total of 900 transactions through their drive-through teller machine and that this is a 24-hour ATM for a 31 day month, or about 30 uses per day. Another branch in Anaheim Hills, located in a center similar to this project, was used a total of 400 times. He went on to say that an ATM facility is very expensive but that Lincoln Savings feels it is necessary for customer convenience. Marty Bouman, the City traffic consultant, addressed the Commission and stated that the issue is not the number of vehicles, that the center is designed for multi-purpose trips, and that a drive-through facility tends to convert the parking lot to a street. He stated that any type of drive-through is contrary to the concept of a regional center. Commissioner Schlehuber inquired about the 24 ft. aisle and Mr. Bouman replied that 24 ft. aisles are normally required for right-angle stalls but that the design of this parking lot permits a more narrow aisle. Ron Roberts, representing the applicant, returned to the podium and stated that the current project represents a reduction of 20,000 sq. ft. from the original plan and that the traffic generation is significantly reduced. There being no others to address the Commission on this topic, Chairman Marcus declared the public hearing closed and opened the item for discussion among the Commission members. Chairman Marcus inquired if financial institutions had been overlooked in the drive-through issue. Michael Holzmiller, Planning Director, responded by saying that it was his understanding that Planning Commission members, at the time the original plan was presented, did not support any drive-throughs. He said that the project came before the Commission and Council many times and there were several disagreements about drive-throughs, that the applicant had convinced the City that drive-through restaurants would be totally eliminated, but there could be a financial institution. He stated that the City has consistently denied drive-through facilities in regional centers. Chairman Marcus inquired about the definition of regional retail and stated that because of its proximity to the El Camino Plaza, she feels it will get increased usage. She sees the project as a continuation of the regional center. Commissioner Schlehuber inquired if an ATM facility would generate a single trip to the bank rather than multiple trips to the center and Mr. Bouman replied yes. Commissioner Schlehuber then inquired about the reduction of the aisle from 24 ft. to 16 feet. Mr. Bouman replied that the Fire Department would like to see 18-20 ft. but that 16 ft. would be adequate for more than one car to pass. Commissioner McBane inquired about the statistics of drive-up versus walk-up ATM's. Mr. Bouman replied that his statistics MINUTES April 1, 1987 PLANNING COMMISSION Page 4 COMMISSIONERS do not specifically break out ATM drive-through facilities but that SANDAG's recent statistics presumably include financial institutions with walk-ups. He sees very little difference between the two. Commissioner McBane stated that he is more concerned with the circulation factor even though the project has some characteristics of a community shopping center. Commissioner Schlehuber stated that he is concerned with the interior circulation of the parking lot. He feels he can support the drive-through ATM but he cannot support the aisle reduction to 16 ft. due to the circulation factor. Commissioner Schramm requested and was granted permission to hear again from Mr. Roberts as to whether he could accept the condition of maintaining the 24 ft. aisle. Mr. Roberts replied that if the Commission would instruct staff to work cooperatively with him, he feels that the problems could be remedied. Commissioner McBane suggested to Mr. Roberts that the conflict appears to occur at the northernmost entrance. Gary Wayne, Senior Planner, asked the Commission for direction in working with the applicant and if landscape should be sacrificed in order to correct the circulation problem. Commissioner Schlehuber responded by saying that the City should not be required to make any concessions, that his motion would only give the applicant an opportunity to correct the circulation problem, and that he would only support a first class facility. Motion was duly made and seconded to send SP-187(A)/CUP-304, Lincoln Savings and Loan, back to staff for revisions to maintain existing circulation standards. 3) SDP 87-l LIN - Request for approval of a Site Development Plan to allow a motel with twenty-nine rooms and sixteen interconnecting suites located at the southeast corner of Pio Pica and Magnolia Avenue. Charles Grimm, Assistant Planning Director, reviewed the background of the request and stated that the applicant is requesting approval of a site development plan to allow a three-story motel with forty-six rooms and a swimming pool located at the southeast corner of Pio Pica and Magnolia Avenue. The proposed setbacks are 20 ft. along Pio Pica Drive, 10 ft. along Magnolia Avenue, 10 ft. along the property line next to the First Baptist Church, and 49.5 ft. from the building to the single family residence on the east side. The zoning for this property is CT. The applicant has tried to lessen impact on surrounding uses by providing a 49 foot building setback but staff feels that a three-story building will still impact adjacent residents because of the height. In addition, although applicant is providing a 10 ft. setback on Magnolia , other residents on Magnolia have a 20 ft. setback. Staff feels that the massive design of the building is not compatible with the existing neighborhood. Staff recommends approval of Resolution No. 2649 denying SDP 87-1, based on the findings contained therein. Chairman Marcus declared the public hearing open and issued the invitation to speak. Hall Marcus McBane Schlehuber Schramm MINUTES April 1, 1987 PLANNING COMMISSION Page 5 William Teer, 2160 Fletcher Parkway, El Cajon, representing the applicant, addressed the Commission and stated that they have been working with staff for many months and felt that they had complied with all regulations for that particular zone. He went on to say that the first negative criticism regarding the appearance of the building was received one week ago which did not allow sufficient time to address the situation. When the neighbors were questioned about the project a year ago, there seemed to be no opposition except for a driveway which was on the plans at the insistence of a traffic engineer. Mr. Teer stated that he feels architecture is an opinionated thing. For the record, Chairman Marcus stated that each Commissioner had received letters of opposition to this project, including a letter from Councilman Pettine. Barbara Tuck, 1055 Magnolia Avenue, Carlsbad, addressed the Commission and stated that the biggest opposition to the motel is the three-story height of the building with windows and doors overlooking homes and yards. She does not feel that trees will help the situation since there are trees behind the adjacent Travel Inn and from the second story of that motel you can still see into neighboring homes and yards. She believes that area residents have a right to privacy. Sam Lavenal, 1045 Magnolia Avenue, Carlsbad, addressed the Commission and stated that his property is directly adjacent to the proposed 6 ft. wall on the back side of the motel. He has lived at this address for 18 years and has enjoyed privacy and a cool breeze which would be eliminated with a three-story building. He would appreciate consideration in reducing the height of the building. There being no others to address the Commission on this topic, Chairman Marcus declared the public hearing closed and opened the item for discussion among the Commission members. Chairman Marcus inquired about the other motel in that area and was advised that it is two stories high. Commissioner Schlehuber stated that he could not support the project because the building is too massive. He is concerned about the setbacks and the parking lot. He feels that windows on Magnolia may enhance the design but would be bad for residents to the east. He believes the Commission has a duty to protect the residential area. Mr. Grimm replied that it might be possible to swing the building in the other direction. Chairman Marcus inquired about the exit on Magnolia and the balconies and wondered if a two-story building would be feasible. Mr. Grimm replied that two stories would be possible from a design standpoint. Commissioner Schlehuber stated that the building needs to be compatible with the surrounding neighborhood, that a motel might fit the area but should be compatible. Chairman Marcus stated that she has no problem with a motel but agrees with staff about the poor design and feels the building should be no more than two stories. Commissioner Schramm stated that she cannot accept the current proposal but that two stories and less cars might be . Z’ _ MINUTES April 1, 1987 PLANNING COMMISSION Page 6 COMMISSIONERS okay. She would like to see the setback along Magnolia be uniform. Commissioner Hall stated that a two story building might enable larger setbacks. Commissioner McBane stated that there is another motel in Carlsbad that does not have windows facing surrounding residents. He feels the design could be improved if the building had a self-contained courtyard which would provide more privacy to residents in addition to better security. Commissioner Schramm inquired if the driveway to Magnolia was required and Mr. Grimm replied that, he thought the applicant had proposed two driveways on Pio Pica and one was shifted to Magnolia. He stated that two driveways may not be necessary. David Hauser, Assistant City Engineer, stated that he generally liked to see two exits for 53 parking spaces but that if the project were reduced, one exit would be sufficient. Commissioner Schlehuber stated that the City of Carlsbad is in a position to demand quality and cited crime problems with motels on Palomar Road and on Elm Avenue. He feels the Commission should strive for quality and perhaps the project should be sent back to staff to work with the applicant. Chairman Marcus stated that she agrees with Commissioner McBane that redesign of the project could correct the problems which have been identified. Mr. Teer was queried if applicant would like an outright denial or a continuation and he replied that applicant would prefer a continuation in order to address the problems. Commissioner Hall inquired about time constraints. Mr. Grimm indicated that he thought the project still had time left for; continuance. Ron Ball, Assistant City Attorney, responded that there are two important time periods with regard to a Negative Declaration: 1) a one-time period of six months from the time the project is deemed complete, and 2) a one year period for environmental impact reports. The time can be waived once by the applicant for 90 days, with the concurrence of the public agency. Mr. Ball recommended that the Negative Declaration not be adopted until and if denial is made by the Commission. Motion was duly made and seconded to return SDP 87-l to staff for up to 90 days for redesign. After discussion, motion was duly made and seconded to require applicant to submit a waiver request to staff within two weeks or the project will be returned to the Commission with a recommendation for denial. William Tuck, 1055 Magnolia Avenue, Carlsbad, addressed the Commission and requested that Commissioners take time to drive by and look at the site. Hall Marcus McBane Schlehuber Schramm Hall Marcus McBane Schlehuber Schramm MINUTES \ % April 1, 1987 PLANNING COMMISSION Page 7 4 COMMISSIONERS ’ INFORMATION ITEMS: 4) SP-31(A)/CT 74-22 PAPAGAYO. Modification to approved recreation facilities - Agua Hedionda Homeowner's Association, APN 206-222-18. Gary Wayne, Senior Planner, reviewed the modification and stated that the request is to demolish a 50 ft. view tower and 2,304 sq. ft. recreation building and replace these facilities with a 570 sq. ft. recreation building. He stated that the replacement structure will continue to exceed the current minimum standards for common recreation facilities in condominium projects. Michael Holzmiller, Planning Director, reported that Commissioner McFadden had inquired whether there would still be recreation facilities in the westerly part of the project and he assured her that facilities will still exceed the minimum standards. Mr. Wayne stated that Commissioner McFadden also had questions on the open space easement and she was advised that public access is provided from Harbor Drive. Commissioner McBane stated that when he visited the site, he noted that the gate was locked at 3:00 p.m. in the afternoon. Staff will investigate the locked gate since denial of access is subject to penalties by the Coastal Commission. The Planning Commission approved SP-31(A)/CT 74-22, Modification of recreational facilities at Papagayo, based on the findings and subject to the conditions contained therein. MINUTES: The Planning Commission approved the minutes of March 18, 1987 as presented. ADJOURNMENT: By proper motion, the meeting of April 1, 1987 was adjourned at 7:30 p.m. Respectfully submitted, Planning Director BETTY BUCKNER Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED. Hall Marcus McBane Schlehuber Schramm Hall Marcus McBane Schlehuber Schramm Hall Marcus McBane Schlehuber Schramm I I I 1 I I I I 2 I I 2 I I I