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HomeMy WebLinkAbout1989-02-01; Planning Commission; MinutesMINUTES Place of Meeting: City Council Chambers COMMISSIONERS y CALL TO ORDER: Chairman Hall called the Meeting to order at 6:05 p.m. PLEDGE OF ALLEGIANCE was led by Commissioner Holmes. ROLL CALL: Present - Chairman Hall, Commissioners Erwin, Holmes, Marcus, McFadden, Schlehuber, and Schramm Staff Members Present: Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Mike Howes, Principal Planner Lance Schulte, Associate Planner Bobbie Hoder, Senior Management Analyst Ron Ball, Assistant City Attorney David Hauser, Assistant City Engineer Bob Wojcik, Principal Civil Engineer PLANNING COMMISSION PROCEDLJRES: Chairman Hall reviewed the Planning Commission procedures 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. Meeting of: PLANNING COMMISSION Time of Meeting: 6:00 p.m. Date of Meeting: February 1, 1989 PUBLIC HEARING ITEMS: 1) SDP 88-14/V 88-2 BAGHERI - Request for approval of a Site Development Plan to develop an eight unit apartment project along with a variance to allow 5 substandard width garages located on the south side of Navarra Drive, west of Viejo Castilla Way. The subject property is zoned RD-M and is located in Local Facilities Management Zone 6. Mike Howes, Principal Planner, reviewed the background of the request and stated that the applicant is requesting approval of a Site Development Plan and a Variance to develop an eight unit apartment project located on the south side of Navarra Drive, west of Viejo Castilla Way. The SDP is being requested because SDP's are required for all apartment projects of five units or more. The variance is being requested because five of the eight garages proposed in this project do not meet the city's minimum width requirement for two car garages. The project complies with the minimum development standards of the RDM zone except for the garage widths of the five garages in the rear of the project. The city's zoning ordinance requires a minimum width of 20' for two garages; the proposed garages have a minimum interior width of 19'6". Staff met with the applicant before the plan was submitted and made him aware of this deficiency. Staff cannot make the four findings required for a variance and feels that approval of the variance would be detrimental to other property owners and would encourage other developers to submit project requests which do not comply with city ordinances. Staff cannot support the required SDP because the project is dominated by asphalt, the four required guest spaces will be awkward to use, some of the backup areas between the garage P MINUTES PLANNING COMMISSION February 1, 1989 and recreation areas do not meet city standards, and there is concern about the box-like architecture of the buildings. Staff recommends denial. Chairman Hall opened the public testimony and issued the invitation to speak. Hamid Bagheri, applicant, 1394 Tiverton Road, San Diego, CA 92130, addressed the Commission and stated that he had handed out a packet to each of the Commissioners reviewing the problems and some possible solutions. He feels that the architectural design is good and that the variance was requested because the results would have a better visual effect. Jerome Klipp, 2535 Navarra Drive, Carlsbad, addressed the Commission and stated that he lives directly to the east of the proposed project. He received notice in the mail about the impending project but was not given enough information. He is concerned about the type of architecture and would like time to advise the condominium homeowners association regarding the particulars of the project. He would like to know the size of the units, if they will be owner-occupied or rentals, the intended cost of the units, and where Navarra Drive is in relation to the project. Chairman Hall advised Mr. Klipp that the law requires that a ten day notice be given to surrounding property owners, which is what he received in the mail. It is then up to the property owner to request additional details from the Planning Department located at 2075 Las Palmas Drive, Carlsbad. The applicant did not wish to respond to Mr. Klipp's comments. There being no other persons desiring to address the Commission on this topic, Chairman Hall declared the public testimony closed and opened the item for discussion among the Commission members. Commissioner Schlehuber stated that he is unable to vote in favor of the project. He agrees with the staff concerns and does not feel that the applicant has overcome the problems addressed. Commissioner Marcus agrees with staff and thinks that the project needs more work. Commissioner Erwin supports the staff recommendation. Commissioner McFadden supports staff and feels that the design needs to be redone. Commissioner Schramm cannot support the project and would like the applicant to work with staff to resubmit a better design. Commissioner Holmes agrees with staff and the other Commissioners. He cannot make the findings. Chairman Hall also agrees with staff. He feels the project is too intense and the architecture and amenities do not offset the problems. p MINUTES February 1, 1989 PLANNING COMMISSION Page 3 COMMISSIONERS Motion was duly made, seconded, and carried to adopt Resolution No. 2824, without prejudice, denying SDP 88-14 and Resolution No. 2825 denying V 88-2, based on the findings contained therein. Mike Howes, Principal Planner, noted that there was an error on the staff report regarding the resolution numbers and requested that the motion be restated. Motion was duly made, seconded, and carried to adopt Resolution Nos. 2823 and 2824 denying SDP 88-14 and V 88-2, without prejudice, and Resolution No. 2825 approving the Negative Declaration issued by the Planning Director. 2) SDP 86-ll(A)/HDP 88-ll/SUP 88-l/CUP/PCD/GPC 87-9/ CUP 88-14/CUP 88-15/ZC 88-l/LCPA 88-2/LFMP 6(A) VON DER AHE - Request for approval of various related actions to develop an approximately 27 acre commercial/governmental center at the northwest corner of El Camino Real and Alga Road within Local Facilities Management Zone 6. Mike Howes, Principal Planner, reviewed the background of the request and stated that the proposed project on a 27 acre site is located on the northwest corner of Alga Road and El Camino Real. The site was previously approved for a condominium project and a small commercial center. The northern portion of the property consists of disturbed native vegetation. Using visuals, he described the site plan which proposes two interconnected levels. The lower level, at the southeastern end, is largely retail and would consist of a major grocery store, a restaurant site, groups of smaller retail space, a recycling facility, an outdoor plaza, and a pad for a South Carlsbad post office. The upper level, at the northwestern end, is oriented to cultural and entertainment, and would consist of a South Carlsbad library, a 4-5 screen theatre, an outdoor plaza with seating and landscaping for informal cultural events. Also included would be building pads for some restaurant/retail and a potential drive-thru restaurant. Lance Schulte, Associate Planner, continued with the staff presentation and stated that the site plan meets all the requirements of the city to provide an environmentally sensitive, orderly, and attractive site which is compatible with existing and future surrounding residential land uses and is consistent with the city's local coastal program. He reviewed the components of the sensitivity: (1) Dove Lane alignment west of El Camino Real, (2) the two interconnected levels of the project which will eliminate excessive grading and major grade changes, (3) existing residential units which face landscaped areas and the rear of major buildings to screen parking lot views, and (4) internal layout of the site area which will adequately handle all sizes of vehicles, including very large delivery trucks and tractors, down to bicycles. The project is conditioned to reduce light and glare from signage of the commercial uses along Alga Road. Due to the stepped foundations, crib walls will not be required for the majority of the site and the grading volumes Erwin Hall Holmes Marcus McFadden Schlehuber Schramm Erwin Hall Holmes Marcus McFadden Schlehuber Schramm X rn MINUTES February 1, 1989 PLANNING COMMISSION Page 4 COMMISSIONERS are acceptable. The architecture is Old California/Hispanic and the project meets the requirements for limited signage under the special use permit. The applicant has agreed to screen all rooftop equipment unless it is determined that screening is unnecessary. Conditional Use Permits are required for the post office, library, and recycling facility. All three uses are necessary and desirable additions to the community. A minor boundary adjustment is required between commercial and residential land uses to reflect the project's separation between the commercial center and the post office and library sites. The net acreage change in commercial and residential zoning is negligible. A very small boundary amendment is also required to add a 3.03 acre area to LFMP Zone 6 in order to accommodate the project which provides needed public facilities to South Carlsbad. Dove Lane would separate Zones 6 and 21. The project presents no unmitigated environmental impacts. Staff recommends approval of the projects as conditioned. Commissioner Erwin referred to Condition #12(b), page 5, of Resolution No. 2812 and inquired who decides how often the paleontologist provides inspections. Mr. Schulte replied that at the initial grading conference the contractor, applicant, and staff will decide how often and under what circumstances the paleontologist will conduct their inspections. If there is any conflict, the Planning Director is the final authority. Commissioner Erwin referred to Condition i/18, page 7, of Resolution No. 2812 and inquired if the 'grease catching' devices to prevent urban pollutants from entering the Lagoon are permanent, and not just temporary during the course of construction. Bob Wojcik, Principal Civil Engineer, replied that the devices would be permanently incorporated into all of the catch basins onsite. The catch basins will be privately maintained by the property owners. Commissioner Erwin inquired if staff monitors the desiltation basins from time-to-time to make sure they are maintained and operating properly. Mr. Wojcik replied that this is written into their CC&R's. Commissioner Erwin recommended the following added conditions: (1) That no carts, displays, or other objects may be placed outside the front of any retail store which block free passage by pedestrians passing in front of those stores. (2) That all exterior lighting, except for business signs and logos, use low sodium lighting to reduce glare in the neighboring residential areas and help preserve the night skies for Palomar Observatory. Commissioner Erwin voiced his appreciation to the applicant for the 9' x 20' parking spaces. Commissioner Schlehuber expressed concern that the condition on retention of the water basin did not specify fencing around the basin. Mr. Wojcik replied that this basin was designed to merely slow down water flows and would only contain water during large rainfalls. Staff did not feel that fencing was necessary. Commissioner Schlehuber would like to see a condition for attractive fencing to avoid danger to children. ’ : . I P MINUTES February 1, 1989 PLANNING COMMISSION Page 5 COMMISSIONERS Commissioner McFadden inquired where the property sits in relation to the private residence to the north. Mr. Schulte indicated on the wall map where the residence is located in relation to the terminus of Dove Road. Mr. Schulte replied that their access would be to El Camino Real rather than Dove Road. Commissioner McFadden would like to see more benches provided and suggested that the lips of the planters around the palm trees could be extended to provide more seating areas. She would also like to see where the two restaurants will be located. Mr. Schulte deferred comment to the applicant but suggested the most likely places would be at the corner of El Camino Real/Alga and near the theatre. Commissioner McFadden wants the outdoor seating/food service situation resolved now rather than waiting. Commissioner McFadden expressed concern about the post office parking and would like to see more parking available to accommodate customers as well as postal employees. Commissioner Schramm inquired if a Q-overlay had been added to the post office and library. Mr. Schulte replied that the site presently has a Q-overlay and conditions are stated in the SDP that if the post office and library are not developed exactly as now proposed, they would have to come back for amendments. Commissioner Schramm inquired if the Planning Commission would have the ability to approve the actual plans. She is concerned about the optional crib wall as well as the crowding of our present post office, and wants to make sure this same problem is not repeated. Mr. Schulte replied that the best way to address this would be to request a condition to the CUP to require Design Review approval or an information item before the Planning Commission when designs are available. Commissioner Holmes feels that handicapped parking is inadequate for the size of the project. He would like to see provisions for handicapped parking increased considerably and closer to entrances to buildings. Mr. Schulte replied that handicapped parking meets the requirements but the applicant could address this problem. Chairman Hall concurs with Commissioner Schramm regarding the post office. He also inquired if there will be a desiltation basin near the library. Mr. Wojcik replied that there would be a temporary desiltation basins on the site during construction, but nothing permanent. The permanent desiltation basin maintained by the city is located near Arena1 Road. All storm drain systems leading to and through this project will feed into that permanent desiltation basin. Chairman Hall inquired if staff sees a problem with runoff flowing easterly from the crest of the hill, prior to flowing into the storm drains. Mr. Wojcik feels that the heavy vegetation will stabilize the area and a basin is unnecessary. Chairman Hall opened the public testimony and issued the invitation to speak. Mitchell Brown, Project Manager for Carlsbad Retail Associates, 1602 Dove Street, Suite 242, Newport Beach, CA 92660 addressed the Commission and stated that Carlsbad . * ’ . February 1, 1989 P MINUTES PLANNING COMMISSION Page 6 Retail Associates is a joint venture of Fred T. Von der Ahe and Johnson Wax Development Corporation. He noted that Bob Wilkinson, Rick Engineering, and Tom Dugan, Facilities Specialist of the U. S. Postal Service, were present and available to answer questions. He did not have a formal presentation but agreed with all of the recommendations in the staff report. He addressed the issues that were raised by the Commissioners: (1) (2) (3) (4) (5) Free passage in front of the stores - He stated that the new trend is to store carts outside. The canopy in front of the market is 12' and there is also an 8' walk in front of that. The conceptual cart storage area will be approximately 5' wide to handle two rows of carts, which would leave 6' under the arcade and the 8' walk outside of the arcade. He can accept the wording of Commissioner Erwin's proposed condition. Outdoor eating areas - He stated that staff had proposed the following condition which Mr. Schulte read, "No outside food or beverage service shall be allowed on the site. Outdoor cafes or seating in conjunction with established food or beverage service buildings are allowed upon review by the Planning Director. No employees are allowed to serve customers in the outside cafe. Customers must pick up and dispose of food items by themselves." Mr. Brown noted that the restaurant might want to have a patio but it would be included in the pad footage. Commissioner McFadden inquired if all outdoor eating would be unserved. Mike Howes replied that all food service in public patio areas will be self service. Commissioner Schlehuber inquired about a patio for the restaurant. Mike Howes replied that the applicant can have a patio with food service, only if the dimensions are included within the restaurant pad footage. Handicapped parking - There is a total of 11 handicapped parking spaces throughout the site which meets the requirements, however Mr. Brown feels they may be able to add to that since they are in excess of the overall parking requirement. He noted that two spaces are located near the elevator so that the handicapped would be able to use the elevator to reach the upper level. Low Sodium Lighting - There is a condition requiring submittal of a detailed lighting plan to be approved by the Planning Director. Commissioner Erwin stated that he would like to make it a condition. Michael Holzmiller, Planning Director, inquired if Commissioner Erwin's condition referred to the parking lot lighting. He confirmed that it did. Signage and street lighting would not be affected. Mr. Brown would like time to study the lighting and perhaps use low intensity lighting in some instances. He suggested bringing the lighting plan back as an information item. Grease Catching Devices - They are aware that they must maintain the devices as required by both the state and the city. . . * , P MINUTES February 1, 1989 PLANNING COMMISSION Page 7 (6) Fencing around the Basin - They are willing to install a fence but are concerned with aesthetics. (7) Increase in Benches - They can foresee no problem in widening the planter boxes to provide additional seating. (8) Parking - Parking meets the city code and during peak hours was in excess of code. (9) Siltation - Once the site is paved and landscaped it should stop producing silt. Chairman Hall inquired about the rendering for the theatre and where the entrance would be located. Mr. Brown replied that the entrance is on the corner and has drop off zones on both sides. There would be covered waiting areas due to the 12' arcade as well as outdoor benches. Chairman Hall inquired what types of uses would be closest to the theatre. Mr. Brown replied that it would probably be something like yogurt and/or cookies. Commissioner Erwin inquired why the stores are mostly 18' wide throughout the center. Mr. Brown replied that 18' is a single module due to the arcade arches, but that most of the stores would probably encompass two modules or 36'. The industry average is 20-22'. Commissioner Erwin reiterated his concern over the passage way in front of the market. Mr. Brown replied that there would be no more than 6' of cart storage which would leave another 6' of walkway under the canopy. Seena Trigas, 6430 Flamenco Street, Carlsbad, addressed the Commission and stated that she is a member of the Carlsbad Library Board of Trustees. The Board is very pleased with the project and especially the unique blending of public and commercial uses. The location is ideal. John Rinaldi, 7235 Columbine Drive, Carlsbad, addressed the Commission and stated that he is concerned that there is no signal light on El Camino and Arena1 and that more cars will cut through his neighborhood to reach the project. He would also like to know where Dove Road will end. Mr. Wojcik replied that there will be a future signal light at Arena1 and Columbine. Joan Enright, a resident of Quail Drive, Carlsbad, addressed the Commission and stated that she is pleased with the design of the project but would like to see a gas station on the west side of El Camino Real. Many people make illegal turns to reach the gas station on the east side of El Camino Real at the corner of La Costa Avenue. Due to the heavy traffic, she usually has to go to Encinitas to get gasoline and it is an inconvenience. Mr. Schulte replied that there is no land designation on the General Plan along the west side of El Camino Real which would accommodate a gas station. Maria Ramirez, 1782 Cottonwood Avenue, and Dana Denault, 1790 Cottonwood Avenue, Carlsbad, addressed the Commission and stated that they are representing the homeowners association of Seaport Villas. They have been working with Mr. Brown for the last two years and are very happy with the landscaping plans for the project which resulted. The landscaping plans I . l , P MINUTES February 1, 1989 PLANNING COMMISSION Page 8 COMMISSIONERS y were submitted to staff and will be on file in the Planning Department. There being no other persons desiring to address the Commission on this topic, Chairman Hall declared the public testimony closed and opened the item for discussion among the Commission members. Mitchell Brown, applicant, was given time for rebuttal. He stated that his company will be making many offsite street improvements and creating a third through lane along Alga Road to accommodate the additional traffic. They have been bonded to provide a traffic signal at Alga and Manzanita when traffic warrants one. Regarding the location of Dove Lane, several possible alignments have been proposed but no decision has yet been made. Commissioner Erwin inquired about how long it will take the trees to mature. Mr. Brown replied that the trees being planted must be a minimum of 15 gallon; the palm trees will be mature. Perimeter planting will begin immediately so that it will have a head start on the construction. Plants which will affect the Seaport Villas are specified in detail on the landscape plan. Bob Wilkinson, 2271 Cameo Road, Carlsbad, representing Rick Engineering, addressed the Commission and stated that two-thirds of the planting will be mature in 3-5 years. Chairman Hall inquired if there was ever any discussion on the gas station. Mr. Brown replied that there was only one spot where a gas station could be placed but it did not materialize. Commissioner Erwin inquired of Tom Dugan (U. S. Postal Service) regarding safety of the proposed location of the fuel island. Mr. Dugan replied that the post office has had some problems with fuel islands but the proposed location is the only logical place. Chairman Hall inquired if the proposed post office will be a secondary site to the downtown post office. Mr. Dugan replied that it will be a branch site and mail delivered to La Costa from the main post office will be pre-sorted. There may be minor sorting at La Costa. Chairman Hall inquired how many employees are proposed for the branch site. Mr. Dugan replied that 43 employees are projected for move-in, with 60 employees after ten years. Commissioner McFadden inquired if there may be a need for a traffic signal at Arena1 Road; she remembered a condition from the HPI/Hillman project. Mr. Wojcik replied that there is a condition to monitor that intersection and when traffic (from anywhere) warrants, a signal will be installed. Chairman Hall inquired if staff wished to comment on the alignment of Dove Lane. Mr. Schulte replied that there is no fixed alignment yet for Dove Lane; the alignment is contingent on development. Commissioner Schlehuber feels that the applicant should be given time to address the lighting situation and does not feel that a condition should be imposed tonight; he is not too concerned about the handicapped parking because quite often those spaces are empty --he is primarily concerned that p MINUTES February 1, 1989 PLANNING COMMISSION Page 9 COMMISSIONERS handicapped parking meets code requirements. He would like to see staff look at extending the median to rectify the problems associated with the existing gas station on the corner of La Costa Boulevard and El Camino Real. Commissioner Marcus agrees with the comments regarding aesthetics of the lighting design and could accept approval by the Planning Director or as an information item; she feels that a fence is needed around the catch basin which could be approved by the Planning Director; she can accept staff's condition on outdoor food/beverage uses; she would like to see what the post office and library will look like as an information item but doesn't feel that the Planning Commission should redesign them. Commissioner Erwin can support the project but wants the condition he proposed regarding pedestrian passage; he is very concerned about the impact of exterior lighting on nearby residents and would like to see the lighting plan brought back for approval. Ron Ball, Assistant City Attorney, noted that the Commission cannot require the lighting plan be brought back for approval but they can require the lighting to meet certain performance standards. Condition 825 requires the detailed lighting plan to be approved by the Planning Director. Mr. Schulte read Condition i/25 out loud. Chairman Hall inquired if the Planning Director has a problem with the lighting plan, the applicant's options would be for the plan to be brought to the Commission or be redone. Mr. Schulte replied to the affirmative. Commissioner McFadden likes the project; she is concerned about revisions to the site plans of the post office and library; she is not concerned about architecture as much as the engineering; she wants the final plan for the post office and library to come back for approval and is particularly concerned about post office parking; she is in favor of the fence around the basin; she is happy that the applicant is willing to increase the outdoor seating; she shares Commissioner Erwin's concerns regarding the lighting and environment but feels that this concern should be brought to the Council as a separate issue; she is happy with the condition on food service; she was concerned about the zone boundary changes but feels that since it is providing much needed facilities she can accept it. Commissioner Schramm feels it is an excellent project; she agrees with the fencing around the catch basin; she agrees with Commissioner McFadden's lighting concerns and the outdoor seating; her biggest concern is being able to look at the final plans for the post office and library and requested that both CUP's have a Q-overlay. Commissioner Holmes thinks it is a great project and can accept the recommendations which have been made. Chairman Hall feels the condition is adequate on the lighting; he would like to see the plans return on the post office and library; he is very pleased with the design and thanked both the applicant and staff for their efforts. 1. .: . P MINUTES February 1, 1989 PLANNING COMMISSION Page 10 COMMISSIONERS Motion was duly made, seconded, and carried to adopt Resolution No. 2811 recommending approval of the Mitigated Negative Declaration (SCH f88090722) issued by the Planning Director and adopt Resolution Nos. 2812, 2813, 2814, 2815, 2816, and 2817 approving SDP 86-11(A), HDP 88-11, SUP 88-1, CUP/PCD/GPC 87-9, CUP 88-14, and CUP 88-15, and adopt Resolution Nos. 2818, 2819, 2820 recommending approval of ZC 88-1, LCPA 88-2, and LFMP 6(A), with the added conditions for grocery cart parking which will not obstruct pedestrian passage, Commission approval of the final design of the post office and library, fencing of the catch basin approved by the Planning Director, expansion of outdoor seating to the satisfaction of the Planning Director, and no food or beverage service outside of an approved building pad. RECESS The Planning Commission recessed at 7:58 p.m. and reconvened at 8:02 p.m. DISCUSSION ITEMS: 3) Goals and Objectives, 1989 - Commissioner McFadden noted that the city newsletter was not mentioned; she would like to see the newsletter continued because it provides needed information to the citizens of Carlsbad. 4) Monthly Status Report for Growth Management - There was no discussion. MINUTES: The Planning Commission approved the minutes of January 18, 1989 as presented. ADJOURNMENT: By proper motion, the meeting of February 1, 1989 was adjourned at 8:12 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. Erwin Hall Holmes Marcus McFadden Schlehuber Schramm Erwin Hall Holmes Marcus McFadden Schlehuber Schramm Erwin Hall Holmes Marcus McFadden Schlehuber Schramm c Y < < < t X X X K X K K