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HomeMy WebLinkAbout1987-08-05; Planning Commission; MinutesMINUTES Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: August 5, 1987 7 Place of Meeting: City Council Chambers COMMISSIONERS \ I CALLTO ORDER: Vice-Chairman McFadden called the Meeting to order at 6:07 p.m. PLEDGE OF ALLEGIANCE was led by Commissioner Holmes. ROLL CALL: Present - Vice-Chairman McFadden, Commissioners Hall, Holmes, McBane, and Schlehuber Absent - Chairman Marcus, Commissioner Schramm Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Mike Howes, Senior Planner Bobbie Hoder, Senior Management Analyst Ron Ball, Assistant City Attorney David Hauser, Assistant City Engineer PLANNING COMMISSION PROCEDURES: Vice-Chairman McFadden reviewed the Planning Commission procedures shown on the overhead 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: The were no agenda additions, deletions, or items to be continued. PUBLIC HEARINGS: 1) SDP 87-2/CUP 87-4 (HAWKINS) - Request for approval of a site development plan and also approval of a conditional use permit to allow a delicatessen at the southeast corner of El Camino Real and Faraday Avenue in the M-Q Zone. Charles Grimm, Assistant Planning Director, reviewed the background of the request and stated that the proposed project is located in the M-Q Zone on a 1.5 acre site at the southeast corner of El Camino Real and Faraday Avenue. There are two applications being considered: 1) the site development plan (SDP) which is a requirement of the Q overlay zone, and 2) the conditional use permit (CUP) for the delicatessen use. The SDP would affect the entire 1.5 acre site and not just the delicatessen. There is an existing 14,000 sq. ft. building with approximately 5,000 sq. ft. currently in office use. The deli would occupy 1,700 sq. ft. and would be located in the center of the building. The remaining 9,200 sq. ft. would be vacant at the present time. The Planning Commission has approved a Federal Express kiosk to be located on the site. The M zone is one of the older zones and contains a number of uses which are not particularly desirable at this location, i.e. certain manufacturing, MINUTES August 5, 1987 PLANNING COMMISSION Page 2 rendering plants, etc. The Q overlay restricts some of the uses making it similar in nature to the P-M zone which comprises most of the industrial area. This restriction was necessitated by the high visibility of the site. The building meets the zone standards as well as the 30 ft. setback required by the El Camino corridor standards. Required parking is 67 spaces and the site provides 79 spaces so there is more than sufficient parking. Parking is the main issue in a delicatessen CUP, however, in this case parking will be the same as a restaurant since there will be interior seating. Staff feels that the location and the site of the deli is adequate. All standards have been met and staff considers the deli desirable for this area because there are no delicatessens in this region of the industrial park. Mr. Grimm distributed and explained some last minute revisions to the resolution which were distributed by memo to the Commissioners. Staff recommends that: 1) trash receptacles shall be enclosed by a six-foot masonry wall and be compatible with the building; 2) the hours of operation be limited to 7:00 a.m. to 5:00 p.m. or the applicant shall provide parking lot lighting; and 3) the CUP be granted for five years and reviewed on an annual basis which is a standard requirement for CUP's. Staff recommends approval. Commissioner McBane inquired if the entire deli (restaurant) would be built in increments or at one time and Mr. Grimm replied that standards, including parking, have been met to allow it to be built up front, however he did not know what the applicant would do. Michael Holzmiller, Planning Director, was recognized and stated that he had been reminded by Mr. Ball, Assistant City Attorney, that whenever a project has an approved local facilities plan, a finding should be included noting that the project is consistent with the citywide facilities plan and applicable local facilities plan. Vice-Chairman McFadden declared the public hearing open and issued the invitation to speak. Don Shepardson, 5580 El Camino Real, Carlsbad, a partner in El Camino Real partners, applicant, addressed the Commission and stated that he would like to request that the SDP and CUP be considered separately by the Commission. There were no objections voiced by the Commissioners and Mr. Ball confirmed that there was no problem addressing the items separately. Mr. Shepardson referred to Condition H9, page 3, of the Resolution regarding signage. The SDP shows a location and configuration for a sign, however, he understands that although the sign concept can be approved tonight, it will still be necessary for him to return to the Planning Department to ascertain that the proposed sign meets all of the sign ordinances. Mr. Shepardson referred to Conditions H22 and 1123, page 4, of the Resolution. He understood that since the building was preexisting that: 1) Condition iI22 did not apply unless a prospective tenant required sprinklers for hazardous reasons; P MINUTES August 5, 1987 PLANNING COMMISSION Page 3 and that 2) Condition 1123 only applies to future rooftop appurtenances which may be added later. Mr. Shepardson stated that El Camino Real Partners has no problem providing trash receptacle areas which are compatible with the building. Vice-Chairman McFadden requested clarification from staff on Condition #22 as to whether sprinklers were necessary now or at a future date. Mr. Grimm was unable to reply. Mr. Shepardson then stated that when the offices of Shepardson Engineering Associates made their improvements and moved into the building, they researched the need for sprinklers with the Fire Chief and Tony Mata of the Building Department. At that time, it was determined that since the building was preexisting, normal office use did not require fire sprinklers unless volatile materials were stored on the premises. Mr. Grimm replied that this concurred with staff's interpretation of the conditions but he would have to verify this interpretation with the Fire Department. Mr. Shepardson referred to Condition 1121, page 4, of the Resolution and stated that he understood bridge and thoroughfare fees only applied to new construction such as a building addition. Since there will be no addition to the building, he feels that the bridge and thoroughfare fees are not applicable. Mr. John Nordstrom, 2086 Plaza Road, Carlsbad, representing the applicant, Lee's Deli, addressed the Commission and asked for a continuation of the CUP to the next meeting since they have some questions which need to be answered by staff. Vice-Chairman McFadden asked Michael Holzmiller, Planning Director, if there would be a problem approving the CUP at the next meeting. He replied that the CUP is tied to all the conditions of the SDP so if one is continued, both should be continued. Mr. Grimm felt that the SDP could be approved now and the CUP conditioned later to agree with the SDP. Mr. Ball, Assistant City Attorney, concurred that Mr. Grimm's suggestion was proper. There being no other person to address the Commission on this topic, Vice-Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. Commissioner Schlehuber inquired if the public hearing for the CUP had to be continued. Mr. Ball replied that the public hearing for the CUP can be closed and continued for a vote or the public hearing can be held open until the next meeting, at the discretion of the Commission. Since Vice-Chairman McFadden had already closed the public hearing, Mr. Ball stated that she could reopen it for continuance because no person had left the room. Vice-Chairman McFadden reopened the public hearing for a motion. Mr. Holzmiller inquired about the CUP applicant's request for clarification and was advised that it concerned a condition of the CUP and not the SDP. I. i- ,^: MINUTES August 5, 1987 PLANNING COMMISSION Page 4 Motion was duly made, seconded, and carried to continue action on the CUP and Resolution No. 2673 until the next meeting on August 19, 1987. Vice-Chairman McFadden opened the SDP application for discussion among the Commission members. Commissioner McBane inquired if the long dead-end driveway is satisfactory to the traffic engineer. Mr. Grimm replied that it is satisfactory to both the Fire Department and the Traffic Engineer. Commissioner Schlehuber inquired if staff agrees with the interpretation on the bridge and thoroughfare fees. Mr. Grimm replied that if the fee was applicable, it would be collected at the time of building permit. He understands that it only applies to new construction. Mr. Ball, Assistant City Attorney, requested a few moments to read the code and respond. Vice-Chairman McFadden stated her concern on the type of use allowed. She would like the SDP conditioned for office or retail and feels that manufacturing should be prohibited because the driveway is inadequate for loading. Mr. Shepardson was recognized and stated that the overhead doors will be closed and the building is being modified for office/retail. Mr. Grimm stated that the P-M zone restricts the type of retail such as print shops and office supply stores to service an industrial area. Retail such as a supermarket is restricted. The SDP could be conditioned to eliminate manufacturing. Mr. Ball, Assistant City Attorney, was recognized and stated that bridge and thoroughfare fees are imposed pursuant to Section 20.08.140 and construction is defined to include renovation and not just new construction. Motion was duly made, seconded, and carried to adopt Resolution No. 2671 approving SDP 87-2 based on the findings and subject to the conditions contained therein, including the new conditions set forth by memo dated 8/S/87, the finding that the plan is consistent with the local facilities management plan for the area, and to prohibit manufacturing. 2) PCD 87-l (LOUIS JONES) - Request for approval of a Planning Commission Determination to allow the expansion of the existing Carlsbad Mitsubishi auto dealership located in Car Country Carlsbad at 5424 Paseo de1 Norte. Mike Howes, Senior Planner, reviewed the background of the request and stated that this expansion includes 32 additional work bays, a 592 sq. ft. lunch room, a 6552 sq. ft. auto parts warehouse and office, a 2,880 sq. ft. new car showroom for a new Subaru dealership, and a 375 sq. ft. addition to an existing body shop office, which is basically an expansion to an existing Mitsubishi car lot to help relieve existing congestion at the site. Presently there are no striped or designated parking spaces on the site. One of the Hall Holmes McBane McFadden Schlehuber Hall Holmes McBane McFadden Schlehuber X r‘ 7 MINUTES August 5, 1987 PLANNING COMMISSION Page 5 COMMISSIONERS requirements for approval of this project is that parking spaces be striped and labeled on the site prior to occupancy of any of the buildings. As proposed, this project appears to comply with the City's parking standards. The proposed expansion is consistent with existing buildings and the specific plan for Car Country. Staff reconxnends approval. Commissioner McBane asked if the plan met current city standards, including new additional showroom space, and was informed that it did. Vice-Chairman McFadden asked for the number of employees projected. Mr. Howes replied that the applicant currently has 33 employees and project a maximum of 45. Vice-Chairman McFadden noted that the site map contained no provision for employee parking. Mr. Howes replied that the applicant has indicated the omission was inadvertent and there will be a total of 27 spaces available for employees. A detailed parking layout will be provided as a condition of approval. Vice-Chairman McFadden inquired about the gas pump located in the northeast corner since it did not appear on either the existing or the proposed plan. Mr. Howes replied that staff overlooked the plan omission and a gas pump is on the spot indicated in the upper left hand corner of the exhibit. It may eliminate a couple of parking spaces that were going to be used for storage of automobiles. Vice-Chairman McFadden declared the public hearing open and issued the invitation to speak. Mr. Richard Doan, Bldg. 3B, 1375 Ranch0 Santa Fe, addressed the Commission and expressed concerns with Condition H34, page 6, of the resolution, concerning an offering to dedicate a portion of Plaza de1 Norte across the southern boundary of this development. Mr. Doan stated that Mr. Lou Jones (present at the hearing) did not understand why he had to give up the land and mentioned that previous City plans for taking a portion of land had been modified to permit the extension of the cul-de-sac. He understood that Hoehn Motors had dedicated land. Mr. Jones does not understand what the City wants and why. With the exception of the dedication requirement, the staff report meets with the approval of the applicant. Mr. Lou Jones addressed the Commission and answered Commissioner McFadden's concern about employee parking. He corrected a mistake on the exhibit which indicated a "used car showroom." He explained that the showroom was for a Subaru new car dealership which he had recently acquired, and the change in space allocation was required in order that dealer preparation for new cars could be carried out without interference with regular auto servicing. David Hauser, Assistant City Engineer, reviewed the planning procedure at the time of creating the Lou Jones parcel and the offer of dedication required at that time, pointing out the difference between an offer of dedication and a dedication. The offer of dedication was required since only half of the street was concerned with this project. The other half is in the Don Sharp parcel and the City does not yet have this dedication. Several proposals have been made for the Car Country expansion to have a through road placed along the boundary of this project, but thus far the details P -I MINUTES August 5, 1987 PLANNING COMMISSION Page 6 Vice-Chairman McFadden asked Mr. Hauser to define exactly what the Engineering Department is ask that the City would normally ask for a which amounts to 30-35 feet. ing for. He stated half-street dedication Commissioner Schlehuber confirmed that Condition H34 called for an irrevocable dedication of 30-35 feet on the southerly have not solidified and staff has not accepted any of the proposals. Staff is attempting to get some sort of an alley behind the expansion area in order to eliminate trucks off-loading vehicles on Paseo De1 Norte. Negotiations are continuing with the dealerships in the expansion project to bring this about. end only, and not on the east side of the property. Vice-Chairman McFadden inquired if the applicant now understood what the city was requesting and the applicant described the location of retaining walls along the back and stated that topography of the land is such that the extension of Carlsbad Car County will be graded about 10 feet higher than down on Paseo de1 Norte. The retaining walls along the back property line are 6-10 feet high. Half of Carlsbad Car Country has service stalls backed up to the wall. Mr. Jones feels that putting a service alley in there to get cars down into the dealerships is a little optimistic. Vice-Chairman McFadden noted that this meeting was not to design the Car Country expansion site, but to deal with the resolution before the Commission. She inquired if Mr. Jones was in agreement with the condition. Mr. Jones stated he was not in agreement. He further stated that by giving up the 35 feet at the southerly end of the property he would lose parking spaces for both customers and employees, and it would require elimination of the driveway as well. There being no other person to address the Commission on this topic, Vice-Chairman McFadden declared the public hearing closed and opened the item for discussion among the Commission members. Commissioner Schlehuber feels the dedication is necessary but wonders if the project is too big with the 35 feet taken. Mr. Howes replied that present parking for the project just barely meets requirements. Vice-Chairman McFadden inquired if Condition 1133 refers to storm drains or sewer lines. Mr. Hauser replied that the plan showed storm drains hooked to sewer lines which may not be correct. The condition was added to make sure that adequate drainage is available. Vice-Chairman McFadden stated that she noticed a lot of drainage when she visited the site and wondered if the City code provides for keeping grease out of the drainage system. She said it looked like grease was going directly into the storm drains. Mr. Hauser replied that other than environmental requirements, City codes do not make specific reference to grease traps other than saying that greasing agents cannot be dropped directly into the sewer system. Commissioner Hall stated that the Health Department regulates industrial waste very closely and that Dixon Ford was fined for dumping wastes into the storm drains. He added that the Health Department makes inspections approximately twice a year and that only dirty water may be spilled into the sewer ? MINUTES August 5, 1987 PLANNING COMMISSION Page 7 lines. No chemicals may be put into the storm drains or the sewer system. Commissioner Schlehuber stated that this matter is also covered by State law and that heavy fines are imposed on violators. The applicant stated that there are two existing sand and grease traps. Mr. Hauser stated that the intent of the condition is to ensure conformity to all applicable codes. Commissioner Holmes referred to Condition H9 where the Code Enforcement Officer will monitor parking facilities and would like him to also monitor private driveways and fire lanes required by Condition i/23. He added that Condition #12 should require trash receptacles to be the color of the building. Motion was duly made, seconded, and carried to approve the Negative Declaration issued by the Planning Director and adopt Resolution No. 2664 approving PCD 87-1, based on the findings and subject to the conditions contained therein with the following additions: 1) amending Condition #12 to require trash receptacles to be the same color as the building; and 2) adding a separate finding that Condition 1134 is deemed necessary for the overall circulation of this project. INFORMATION ITEMS:: 3) May Stores - Minor adjustment to the east entrance to the Plaza Camino Real parking lot, from El Camino Real. Charles Grimm, Assistant Planning Director, reviewed the background of the request and stated that May Centers, Inc. has submitted for staff review a conceptual plan to improve the Plaza Camino Real east entrance. As proposed, the plan would entail the construction of a T-intersection with correctly aligned geometries to eliminate confusion for motorists and improve the traffic flow. This action does not require discretionary review, however, staff believes that the Planning Commission should be aware of the proposed redesign. An overhead diagram of the existing and proposed plan was shown. The proposed T-intersection will be made a three-way stop to allow exiting vehicles an equal opportunity to leave from either direction within the parking lot without conflicting with entering vehicles. Prior to construction of the proposed entrance intersection and driveway improvement, May Centers shall be required to submit a detailed improvement plan subject to the approval of the City Engineer. Overall, it is felt that the proposed redesign will function more efficiently and will reduce traffic congestion. Staff recommends approval. Commissioner Holmes inquired if traffic would back up at a three-way stop and Mr. Grimm replied that stacking would occur farther back with the proposed three-way stop. Mr. Hauser added that a two-way stop was recommended by the traffic engineer to allow free flow for incoming traffic. Commissioner Hall inquired if a three-way stop would cause congestion and Mr. Hauser replied that it would improve stacking over the current plan. He added that the peak Hall Holmes McBane McFadden Schlehuber r‘ T MINUTES August 5, 1987 PLANNING COMMISSION Page 8 traffic is at Christmas time and May Co. has people directing traffic at that time. Commissioner Schlehuber feels a three-way stop is better because people on the lower lot cannot get out; he likes the proposed plan. Commissioner McBane inquired if islands on El Camino Real need to be modified and Mr. Hauser replied that detailed plans must be approved before actual construction can begin. Vice-Chairman McFadden doesn't think the proposed plan will accomplish an ultimate remedy since the intersection is too close to Highway 78. She feels there will be stacking problems and that maybe the entrance should be closed from El Camino Real. Motion was duly made, seconded, and carried to approve the conceptual plan for the redesign of the east entrance to Plaza Camino Real. Mr. Hauser added that perhaps the stop issue should be brought before the Traffic Safety Commission and Vice-Chairman McFadden replied that this would be at staff's discretion. 4) La Costa Ranch - Phasing of CT 85-6 (La Costa Southwest). Mike Howes, Senior Planner, reviewed the background of the request and stated that the 789 unit tentative map was originally approved in September 1985. At that time the project consisted of a variety of product types, including single family on average size lots, single family on small lots, townhouses, flat over flat condominiums, and apartments. At the present time, the applicant no longer desires to build the multi-family portion of this project. In the near future, the applicant would like to return with a revised tentative map for the Area 2 on Exhibit A (Previously approved phasing), replacing the multi-family units with single family units which would reduce the density in this area. The applicant would like to change the phasing so that he can record a final map on Area 1 with the understanding that he will be coming back at some future date with a new tentative map for Area 2. Staff has no problems with the proposed changes since they will have no impact on the provision for public facilities. Generally this is an administrative decision but due to the complexity of this project, it is brought before the Planning Commission for input. Commissioner McBane inquired how many rental units will be lost and Mr. Howes replied that a 126 unit apartment project would be removed from a small portion of the large Area 2. Commissioner Holmes stated that his calculations show that 400 total units would be lost at buildout with the single family plan and Mr. Howes replied that this figure sounded about right. Commissioner Schlehuber stated that he is in favor of the proposal since it will reduce the density in La Costa. Hall Holmes McBane McFadden Schlehuber ‘I MINUTES August 5, 1987 PLANNING COMMISSION Page 9 Commissioner McBane inquired if the single family lots would be a standard size and Mr. Howes replied that some of the lots would be smaller, in the 5,000-6,000 sq. ft. range. Vice-Chairman McFadden wonders why the change is being made. She is uncomfortable with piecemeal approval. She feels that a reduction in the number of units is an integral part of the local facilities plan for zone 12. Mr. Holzmiller replied that they can get a final map for Area 1 but they cannot get building permits on any of the development until they do their local facilities management plan. He added that if Commissioners are concerned specifically with facilities, none of the project can be built until the facilities plan is completed. Design would not be addressed under the facilities plan. Vice-Chairman McFadden feels that noise mitigation on Ranch0 Santa Fe Road needs to be addressed before approval of this request so that past mistakes will not be repeated. Commissioner Schlehuber feels the proposal to reduce density is a positive gesture and he would like to see it approved. Commissioner Hall inquired if a representative of the applicant is in attendance to answer questions. Mr. Steve Tate, Hunsaker & Associates, representing the La Costa Ranch Company, addressed the Commission and stated that his firm has been requested by the La Costa Ranch Company to redesign the area and lower the density. La Costa Ranch Company wants to proceed with the existing single family areas and redesign that portion where multi-family was approved. He added that La Costa Ranch Company is very concerned about the existing problems and hopes to avoid future problems by lowering the density in Area 2. Vice-Chairman McFadden stated that she is aware that conditions may not be changed once a project has been approved and, as a result, she had no questions of the applicant. Ron Ball, Assistant City Attorney, was recognized and stated that Vice-Chairman McFadden was correct in assuming that additional conditions may not be added once a tentative map has been approved, however an applicant cannot file multiple final maps unless disclosures were made at the time of filing tentative maps or concurrence is received. Commissioner McBane inquired as to when the local facilities plan for this area would be completed and Mr. Howes replied that it would probably be done before the end of 1987. Motion was duly made and seconded to accept staff's recommendation to allow the applicant to proceed with the final map for Phase 1 as proposed. Motion failed. MINUTES: The Planning Commission approved the minutes of July 15, 1987 as presented. Hall Holmes McBane McFadden Schlehuber Hall Holmes McBane McFadden Schlehuber X X X L MINUTES August 5, 1987 PLANNING COMMISSION Page 10 COMMISSIONERS ADJOURNMENT: By proper motion, the meeting of August 5, 1987 was adjourned at 7:28 p.m. Respectfully submitted, MICHAEL HOLZMILLER Planning Director BETTY BUCKNER Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED. Hall Holmes McBane McFadden Schlehuber