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HomeMy WebLinkAbout1988-04-06; Planning Commission; MinutesPlace of Meetiig: City Council Chambers COMMISSIONERS y CALL TO ORDER: Chairman McFadden called the Meeting to order at 6:04 p.m. PLEDGE OF ALLEGIANCE was led by Chairman McFadden. ROLL CALL: Present - Chairman McFadden, Commissioners Hall, Holmes, Marcus, McBane, Schlehuber, and Schramm Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Bobbie Hoder, Senior Management Analyst Phil Carter, Growth Management Manager Ron Ball, Assistant City Attorney David Hauser, Assistant City Engineer Steve Jantz, Assocfate Civil Engineer Brian Hunter, Associate Planner PLANNING COMMISSION PROCEDURES: Chairman McFadden reviewed the Planning Commission procedures on the overhead for the benefit of the audience. Commissioner McBane arrived at 6:06 p.m. COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA: There were no comments from the audience. PUBLIC HEARINGS: 1) CUP 87-10 HERRICK HOLDINGS - Conditional Use Permit to allow a 15% reduction in required parking for a mixed use project with restaurant, banquet facilities, offices, and an existing motel located on Raintree Drive off Avenida Encinas. Also included in the CUP is the sale of alcoholic beverages in the restaurant facilities. MINUTES Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meetina: April 6, 1988 Charles Grimm, Assistant Planning Director, reviewed the background of the request and stated that the applicant is requesting approval of a Conditional Use Permit for a mixed use parking reduction and for the onsite sale of alcoholic beverages in conjunction with a restaurant, coffee shop, banquet facility, office, and light retail use in the lobby of the facility. The project is located on the east side of Avenida Encinas just north of Poinsettia Avenue. This project would complete development of Specific Plan 186 which covers the four motels currently existing, the two car dealerships, the Kaiser building, and the two lots being presented now. The two lots are located just north of the Economy Inn Motel and the proposal is by the developer of the Economy Inn. The major issue on the site was the request for a mixed use parking reduction of 15% as permitted under the City's parking ordinance. Staff felt that some reduction was justified because it is highly probable that a large percentage of business for the restaurant and the banquet facility will be derived from the four adjacent motel uses and, rather than a 15% reduction, staff and the applicant have actually agreed to a 10.3% parking reduction which means that there will be 269 parking spaces which is 31 spaces less than if the spaces would have been required individually per /- /? MINUTES April 6, 1988 PLANNING COMMISSION Page 2 use. Staff felt that all other findings for this CUP could be clearly made and are described in the staff report. Using a wall exhibit, Mr. Grimm described the architecture. Specific Plan 186 requires a Spanish or Mission-type theme and the elevations displayed for the project have been determined by staff to be compatible with existing motels and the Spanish theme. There will be an interior patio area which will be heavily landscaped. In addition, there will be treated concrete and heavy landscaping on the exterior. At least two major conditions have been added by staff: 1) that in addition to enhancing the two lots being proposed for development, the applicant would be required to improve the landscaping of the adjacent Economy Inn; 2) with regard to the large office area (7,000 sq. ft.) located above the banquet and dining facilities and staff's concern about the possibility of a sublease, the applicant will be required to sign an agreement stating there will be no sublease of the office area. The applicant has agreed to both conditions. Mr. Grimm directed Commissioner's attention to the relief model provided by the applicant. Staff feels that a banquet facility in this area provides a needed service within the City. In addition, staff feels it will enhance the adjacent tourist-oriented facilities at this location. Staff recommends approval. Commissioner McBane requested an explanation from the Traffic Engineer on the two-way traffic lanes into 90 degree parking with 12 ft. drives. David Hauser, Assistant City Engineer, stated that two-way traffic normally requires 24 ft. and that 12 ft. is usually one-way. Commissioner Hall inquired about the location of signage on the tower and the type of sign currently used for the Economy Inn. Using the relief model, Mr. Grimm indicated the relationship to the freeway and the location on the tower planned for signage. The sign on the existing Economy Inn is a wall sign since the specific plan only permits monument and wall signs and does not permit free-standing signs. As far as staff could remember, there is no problem with the existing Economy Inn sign and Mr. Grimm believes that a permit is on file for that sign. Chairman McFadden feels that sidewalks are important if walk-ins are being encouraged. She would like to see a sidewalk on the east side of the driveway if plans for the project do not presently include a sidewalk. Mr. Grimm replied that a sidewalk on the east side of the driveway had not been planned. Chairman McFadden requested clarification of Condition #27 on page 7. She would like the cocktail service included in this condition. Chairman McFadden inquired about the location of the trash enclosure. Mr. Grimm replied that the trash enclosure is within a loading driveway on the south side of the building and is hidden by landscaping. Commissioner McBane inquired about page 3 and the plan to "grandfather" the Economy IM parking requirements. He would like to know what the Economy Inn parking requirement would be if it were being built today. Mr. Grimm replied that it would be 150 spaces which would mean that current parking is P A MINUTES April 6, 1988 PLANNING COMMISSION Page 3 23 short of the present standard. Staff feels it would be unfair to require the new project to remedy the parking of a previous project (the Economy Inn) just because the developer happens to be the same. At the time the Economy Inn was built, the parking standard was 1 space per room and it is currently 1.2 spaces per room. Commissioner Holmes inquired about the height of the proposed building. Mr. Grimm replied that the building will be approximately 34 feet high. Mr. Ron Whitney, 2775 Via De La Valle, Suite 204, De1 Mar, CA 92014, representing the applicant, Herrick Development, addressed the Commission and reviewed the items which were concerning the Commissioners: 1) that a meandering sidewalk could be extended to the planned colonade around the building, 2) that the trash enclosure is hidden by a stucco wall in addition to landscaping, 3) that they have been working with staff on parking for approximately 8 months and staff had requested the 12 ft. driveway. He did not understand the condition requested by Chairman McFadden regarding the patio. She stated that no dining would be permitted in the patio area without additional parking and she would like the same condition to apply to the cocktail lounge. Mr. Whitney reviewed the planned signage and the possible use of the tower for the sign; they plan to return with sign specifics at a later date. Commissioner Schlehuber requested Mr. Whitney to explain the traffic flow in the parking area. He replied that in the planned 12 ft. aisle if two cars approach simultaneously, one would have to give way, that the parking area was not designed for heavy traffic flow. Commissioner Holmes inquired how many Economy Inns are currently in operation and Mr. Whitney replied that there are 19 inns. Chairman McFadden declared the public hearing open and issued the invitation to speak. There being no persons desiring to address the Commission on this topic, Chairman McFadden declared the public testimony closed and opened the item for discussion among the Commission members. Commissioner Schlehuber is concerned about the 12 ft. aisle and wonders if the middle aisle could be blocked for one-way traffic only. David Hauser replied that something could probably be worked out, that a minimum of 16 ft. or 18 ft. for trucks is needed. He felt the landscaping could be squeezed and that a condition could be added to remedy the parking circulation satisfactory to the Planning Director prior to the issuance of building permits. Commissioner Schramm inquired how campers or RV's would manipulate the traffic aisle. Mr. Hauser replied that RV's would pull through and go around the hotel. Commissioner Marcus is interested in the type of sign to be used. She has had many complaints about the Hoehn Motors neon sign and doesn't want this type of sign repeated. Mr. Grimm replied that Condition 1121 requires signage satisfactory to the Planning Director. Commissioner Marcus would like to see subtle signage and nothing too flamboyant. P MINUTES ‘- April 6, 1988 PLANNING COMMISSION Page 4 Commissioner Schlehuber commented that if a camper gets into the parking lot past three spaces, there is no way out except to back up. Commissioner Holmes inquired if corporate headquarters are permitted in the TC zone. Mr. Grimm replied that corporate headquarters are not allowed in the TC zone which is why the condition for a sublease agreement was included. Commissioner Holmes inquired where the present Economy Inns are located. Mr. Whitney replied that 10 of the 19 inns are located in Florida and Georgia. The primary reservation center is located in Orlando. He explained that the 7,000 sq. ft. planned for the proposed project is somewhat dictated by the layout of the banquet/restaurant facilities below and that only 2,700 sq. ft. is actually usable office space. The remainder of the 7,000 sq. ft. is for access, storage, lunchrooms, and elevators. Commissioner Schramm stated that since the present parking plan needs to be remedied, she would like to see if additional parking could be added since by today's standards the project would be short 53 spaces. Although there will be some walk-ins she feels there will be many too far away to drive. She likes the idea of the tower sign and is basically in favor of the project. Commissioner Hall agrees with Commissioner Schramm. He would like to see special care given to the landscaping since the building will be facing traffic on four sides. Commissioner Marcus thinks the project will be attractive but is concerned about the signage. She feels the facility is needed and feels that the parking problem can be remedied. Commissioner McBane thinks the building will be handsome. He is concerned about the parking problem but does not want to see the landscaping sacrificed in the process. He feels the building is too large for the site. Although there is a lot of off-street parking at the present time, he is real concerned about reducing the parking standard. Commissioner Schlehuber could accept the staff recommendation but the parking really bothers him. He does not feel that the developer should be jeopardized and required to bring up the parking for the Economy Inns which is a separate parcel. He feels that staff can work out the parking problem but does not want to see less parking than proposed tonight. Commissioner Schlehuber can accept the applicant's explanation about the office situation. He would like to see a sidewalk. Commissioner Holmes is still concerned about the office space. He thinks the building is excellent. He would like to see the parking brought back because of the shortage. Chairman McFadden likes the building and feels the signage on the tower will be good. The parking worries her but she does not feel the City can require the applicant to remedy parking for a separate parcel. She would like to see the applicant be required to join any future parking district, if one is formed. Ron Ball, Assistant City Attorney, commented that it would be possible to require participation in a future parking district. P /1 MINUTES CORRRCTED April 6, 1988 PLANNING COMMISSION Page 5 COMMISSIONERS y Mr. Grimm noted that Carlsbad does not have a special parking standard for banquet facilities so parking was assessed at the restaurant standard, which is more restrictive than most cities use. Banquet parking standards is usually much less than restaurant parking standards which is why staff felt comfortable with the parking reduction. Commissioner Hall likes the parking district idea, however, he feels that the parking offenders are the employees of the car dealers. He inquired about the square footage of the banquet facilities and what the parking differential would be by other cities. Mr. Grimm replied that banquet usage will be 3,093 sq. ft. and speculated that that amount of space would probably comprise lo-15 parking spaces if a banquet parking standard were used. He feels the project is well designed and could support it; he would like to see a condition for participation in a future parking district if one is formed. Commissioner Schlehuber feels that the applicant should have an opportunity to respond to the parking district idea. Mr. Whitney could not answer regarding the parking district until he understands the details, especially financial. He could agree if all facilities in the area jointly shared the financial consideration. Chairman McFadden closed the public hearing. Commissioner Schlehuber asked if additional comment would be needed on a motion to approve the negative declaration. Mr. Ball replied that there is no adverse impact which requires comment. Motion was duly made, seconded, and carried to adopt Planning Commission Resolution No. 2722 approving the Negative Declaration issued by the Planning Director and adopt Planning Commission Resolution No. 2719 approving CUP 87-10 based on the findings and subject to the conditions contained therein, subject to the following additional conditions: 1) that a sidewalk be extended from the promenade subject to approval by the Planning Director, 2) that Condition 1127 be amended to prohibit cocktail service in the landscaped patio unless additional parking is provided, 3) that the second half of Condition #21 be deleted after the words Specific Plan 186, and 4) that the parking configuration as shown, specifically the northwest quadrant, be redesigned to solve the 12 ft. westerly drive and camper/RV circulation problems without sacrificing parking spaces and subject to the approval of the Planning Director, and 5) that if a parking district is formed this applicant would be required to contribute a portion to cover the amount of spaces he would be lacking under the present ordinance. Commissioner McBane requested that the record show he opposed the motion since he could not make Finding t2. Hall Holmes Marcus McBane McFadden Schlehuber Schramm -\ MINUTES CORRECTED April 6, 1988 PLANNING COMMISSION Page 4 COMMISSIONERS Commissioner Schlehuber commented that if a camper gets into the parking lot past three spaces, there is no way out except to back up. Commissioner Holmes inquired if corporate headquarters are permitted in the TC zone. Mr. Grinm' replied that corporate headquarters are not allowed in the TC zone which is why the condition for a sublease agreement was included. Commissioner Holmes inquired where the present Economy Inns are located. Mr. Whitney replied that 10 of the 19 inns are located in Florida and Georgia. The primary reservation center is located in Orlando. He explained that the 7,000 sq. ft. planned for the proposed project is somewhat dictated by the layout of the banquet/restaurant facilities below and that only 2,700 sq. ft. is actually usable office space. The remainder of the 7,000 sq. ft. is for access, storage, lunchrooms, and elevators. Commissioner Schramm stated that since the present parking plan needs to be remedied, she would like to see if additional parking could be added since by today's standards the project would be short 53 spaces. Although there will be some walk-ins she feels there will be many too far away who will wish to drive. She likes the idea of the tower sign and is basically in favor of the project. Commissioner Hall agrees with Commissioner Schramm. He would like to see special care given to the landscaping since the building will be facing traffic on four sides. Commissioner Marcus thinks the project will be attractive but is concerned about the signage. She feels the facility is needed and feels that the parking problem can be remedied. Commissioner McBane thinks the building will be handsome. He is concerned about the parking problem but does not want to see the landscaping sacrificed in the process. He feels the building is too large for the site. Although there is a lot of off-street parking at the present time, he is real concerned about reducing the parking standard. Commissioner Schlehuber could accept the staff recommendation but the parking really bothers him. He does not feel that the developer should be jeopardized and required to bring up the parking for the Economy Inns which is a separate parcel. He feels that staff can work out the parking problem but does not want to see less parking than proposed tonight. Commissioner Schlehuber can accept the applicant's explanation about the office situation. He would like to see a sidewalk. Commissioner Holmes is still concerned about the office space. He thinks the building is excellent. He would like to see the parking brought back because of the shortage. Chairman McFadden likes the building and feels the signage on the tower will be good. The parking worries her but she does not feel the City can require the applicant to remedy parking for a separate parcel. She would like to see the applicant be required to join any future parking district, if one is formed. Ron Ball, Assistant City Attorney, commented that it would be possible to require participation in a future parking district. ,/1 MINUTES April 6, 1988 PLANNING COMMISSION COMMISSIONERS Technical Review 8, 18, 20, 22 Staff is verifying the accuracy of the numbers and other information provided, standards for accuracy analysis for mitigation of problems, financing. Zone f18 was accepted in August 1987, #8 in November 1987, 1120 in December 1987, and 1122 in January 1988. These plans should be presented to the Commission within 3-6 months. Adopted Zones l-6, 11, 12, 19 The deed of trust was accepted by the City Council last night and this completes the overall Zone 6 Financing Plan. Building permits are now being issued in that zone. Steve Jantz, Associate Civil Engineer, presented phased circulation plans for 1990, 1995, and the year 2000. The plans were based on SANDAG and City population projections and reflected new road segments as well as those road segments which would be widened to four and six lane arterials. Commissioner Hall inquired if Zone #8 included the Kelly Ranch and Steve Jantz replied that it did. Commissioner Hall inquired if the projections were based on a 3% growth rate and how other cities are factored in. Steve Jantz replied that the projections were based on a 3% growth rate which was purposely high since other cities are factored at 2.5%. Phil Carter commented that staff is developing a monitoring program to measure traffic increases in an effort to make more accurate projections. Commissioner Hall inquired about the timetable for widening El Camino Real to six lanes between Alga and La Costa and was advised that this was projected for 1990 based on the Hunt project and the revised traffic circulation plan for Zone tl8. Commissioner McBane inquired if there is any way other than direct input to monitor traffic levels as the freeway system approaches gridlock since the traffic will grow at a faster level than the population figures. Phil Carter replied that projections include local as well as regional traffic. This overall impact is considered as part of staff's analysis. Commissioner McBane inquired how the non-auto circulation is incorporated into the analysis. Phil Carter replied that staff has not included alternative transportation in the current analysis and it has not been considered as part of the mitigation in any of the growth management plans. Michael Holzmiller, Planning Director, commented that SANDAG has indicated those corridors which will not have acceptable levels of service without alternative transportation and has . . r- -. MINUTES April 6, 1988 PLANNING COMMISSION Page 8 proposed commuter rail along the 78 corridor as well as along the coast. Commissioner McBane inquired what Carlsbad is doing to interface locally with that system, i.e. to get people from Oceanside stations into our system. Michael Holzmiller replied that a rail line to serve Carlsbad from Oceanside would not work for environmental reasons compared to the level of ridership. SANDAG has therefore proposed increased bus service to major Carlsbad points such as the regional shopping center. Commissioner McBane inquired what provisions were being considered for vehicles involved in the intermodal change between automobile and bus. Mr. Holzmiller replied that he did not think that had been discussed at this point. Phil Carter concluded the presentation by reviewing the accomplishments which have occurred as a result of the growth management program: a) b) cl d) e) f) 8) Library - Guaranteed construction of a library in South Carlsbad. The library will comprise approximately 58,000 sq. ft. and will be operating in about four years. Parks 4 Up front dedication of Phase II Calavera Hills 4 24.25 acres of park land dedicated in Zone 1119 and a guarantee to finance the construction of 15 acres 4 A La Costa Ranch parks agreement 4 A recreational fee in Zone #5. Circulation 4 I-5/La Costa interchange 4 El Camino Real/La Costa interchange 4 Alga connection (up front) 4 Elm/I-5 improvement (restriping) 4 Elm/El Camino Real intersection 4 El Camino Real/Tamarack intersection Sewer 4 Kelly interceptor Fire 4 Fire Station #5 4 Fire Station 116 Schools 4 Carlsbad Elementary School in Zone #19 Project Redesigns/Extensions (density reduction) 4 Highland 4 Villages Q and T 4 Kelly Ranch Chairman McFadden inquired if redesigns will actually be redesigns and she cited Alga Hills as an example. Mike Holzmiller replied that in the case of Alga Hills, they did not request discretionary approval from the City; however, in the above three instances, extensions were approved subject to adding new conditions (substantial conformance). r‘ r7 MINUTES April 6, 1988 PLANNING COMMISSION Page 9 Chairman McFadden inquired if all bridge and thoroughfare funds have been pledged. Phil Carter replied that the bridge and thoroughfare funds have been pledged to the La Costa/I-5 interchange in order to ensure that the improvement can be made. At the same time, the City Council has requested to use Proposition A funds at La Costa/I-5 as well as Palomar/I-5. If those funds are made available, the bridge and thoroughfare funds would then be redirected to the Poinsettia/I-5 interchange. Palomar/I-5 is the next interchange which is projected to need improvement. La Costa/I-5 is projected for 1991 and Poinsettia/I-5 is projected in 7-10 years. Chairman McFadden is happy about all of the excellent projections which have resulted from growth management, i.e. schools, water, sewer, etc. Commissioner Schlehuber commented that special recognition should be given to Chairman McFadden and other Commissioners on the Zone 5 recreational fee. Michael Holzmiller stated that the City Council had recently approved the building of Fire Station N5 in La Costa and negotiations for Fire Station #6 are moving forward. He believes that both stations will be built by next year, which would complete the total fire facility requirements identified by growth management , unless the standards are revised. In addition, last night the City Council approved the deed of trust to finalize the Zone i/6 financing plan which will now permit issuance of building permits in Zone H6 (only) l However, he only expects to see a few hundred units move forward before year end 1988. Currently, building permits (residential and industrial) are below the staff projections. 4) PC WORK PROGRAM Commissioner McBane reported that at the January 29, 1988 workshop it was decided to establish a subcommittee workplan. Input was gathered during February and on February 22, 1988 the subcommittee met and reviewed 19 items. After consolidation, this number was prioritized and reduced to eight items which were identified in a memo dated February 25, 1988. The subcommittees are as follows: General Plan Update McFadden (chair) Schramm McBane Noise El-t Building Height McFadden Holmes (chair) McBane Hall NorthBeachPlaming Schramm (chair) McBane Holmes Project Quality Control Hall (chair) Schramm McFadden /? T MINUTES April 6, 1988 PLANNING COMMISSION Page 10 View Protection Alternatives Holmes (chair) Marcus Schlehuber Michael Holzmiller commented that staff members will be assigned to each subcommittee. Motion was duly made, seconded, and carried to send the Planning Commission goals and work program for 1988 forward to the City Council. ADDED ITEMS AND REPORTS: Charles Grimm announced the Brown Bag Lunch Seminars which have been scheduled for staff. Each seminar, with a leader, will discuss the various ordinances. Commissioners were invited to attend the seminars if they choose. Chairman McFadden inquired about the consequence of all Commissioners showing up at any one seminar. Ron Ball replied that four Commissioners would have to leave. Michael Holzmiller commented that Commissioners should indicate their desire to attend said seminars so that, if necessary, the prior Planning Commission meeting could be adjourned to the seminar in order to comply with the Brown Act. Charles Grimm commented that the seminar scheduled for April 13, 1988 has been changed to landscape plans. A new planner, formerly from Escondido with a background in landscape architecture, will be conducting the meeting. Commissioner Schlehuber was the only Commissioner to indicate possible interest in the seminar scheduled for April 7, 1988. Commissioner McBane suggested taping the seminars for those unable to attend who would be interested in the information. Michael Holzmiller announced the first meeting of the Citizens Committee to study growth will be held on Monday, April 18, 1988 in the Planning Conference Room from 5-7 p.m. This is basically an organizational meeting. Commissioners Schlehuber and Hall are ad hoc members. MINUTES: The Planning Commission approved the minutes of March 2, 1988 as presented. Commissioner McBane arrived late at the meeting of March 2, 1988 and approved only that portion of the meeting which he attended, and abstained from the remainder. Hall Holmes Marcus McBane McFadden Schlehuber Schramm Hall Holmes Marcus McBane McFadden Schlehuber Schramm 9 I7 \ X X X X X X X . . April 6, 1988 P MINUTES PLANNING COMMISSION Page 11 rl ADJOURNMENT: By proper motion, the meeting of April 6, 1988 was adjourned at 8:03 p.m. Respectfully submitted, MICHAEL HOLZMILLS Planning Director BETTY BUCKNER Minutes Clerk MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED. Hall Holmes Marcus McBane McFadden Schlehuber Schramm 9 \ ? X X X X X X X