HomeMy WebLinkAbout1991-06-05; Planning Commission; ; CT 91-06|SDP 91-06|CUP 91-04|PUD 91-03 - TIENDA DE LA ESOUINA' APPLIC, _1uN COMPLETE DATE:
APRIL 3, 1991
Sf AFF REPORT
DATE: JUNE 5, 1991
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 91-6/SDP 91-6/CUP 91-4/l!UD 91-3 TIENDA DE LA ESOUINA -A
request for the approval of a 7 lot neighborhood retail center on 7.6 acres
which includes a convenience store and gas station in the PC Zone and La
Costa Master Plan, generally located at the southeast comer of Rancho Santa
Fe Road and Camino de los Coches in Local Facilities Management Zone 11.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3134
APPROVING the Negative Declaration issued by the Planning Director, and ADOPT
Planning Commission Resolution Nos., 3135, 3136, 3137, and 3138, APPROVING CT 91-6,
SDP 91-6, CUP 91-4, PUD 91-3, based on the findings and subject to the conditions
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The site is located at the southwest comer of Rancho Santa Fe Road and Camino de los
Coches within the La Costa Master Plan. The General Plan designation is Community
Commercial and the zoning is Planned Community. The property is vacant, graded into
a bi-level pad, and devoid of any significant vegetation. There are no development
proposals contiguous to the site, however, there is an Open Space corridor adjacent to the
south and a housing development proposal to the south of the Open Space corridor on an
opposing slope.
The site has been designed to provide strong but separate pedestrian and vehicular
circulation. Vehicular access to the site which includes a deceleration lane is from Rancho
Santa Fe Road for the north bound traffic only. Access to and from the site is provided on
Camino de los Coches. A traffic spine which has no parking, connects the two access
points. Pedestrian paths link all but the AM/PM market together via sidewalk. Crosswalks
are identified throughout the site by enhanced paving. Parking blocks are separated and
accessed from the traffic spine.
The architectural style of the project is a composite which uses wood siding, shingles, hip
and gable roofs. The buildings are single story with a maximum height to the ridge of 27
feet. The commercial square footage is 39,400, the financial institution (Building "A") is
8,550 square feet, and the Arco AM/PM convenience commercial is 2,700 square feet for
a total of 50,000 square feet. The buildings are generally located around the perimeter of
the site with an interior orientation toward the parking and circulation as shown on
Exhibit "C".
CT 91-6/SDP 91-6/CUP 71.-4/PUD 91-3
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Two planted crib walls are proposed on the site. The first is located adjacent to the ARCO
AM/PM and varies in height from 4 feet to 15 feet. The second is located along the
southern property line and varies up to 12 feet in height. Both walls will be landscaped
and irrigated. A lesser retaining wall is proposed north of building A. The retaining wall
is adjacent to the parking area for the building and varies from 1 to 6 feet in height. A
second retaining wall is proposed as part of the deceleration lane offsite. The second wall
varies from 2 to 6 feet in height.
The project is being processed under multiple applications. A Tentative Map (CT)
subdivides the property into seven parcels for the purpose of providing individual
ownership. Required by the La Costa Master Plan, the Site Development Plan (SOP)
provides the mechanism to ensure compatibility of the project to the surrounding properties
and the resolution of site specific issues such as access. A Conditional Use Permit (CUP)
is required by the Zoning Ordinance for projects which include automobile service stations.
The Planned Unit Development (PUD) allows the applicant to subdivide the property
without providing individual access to a public right-of-way for each lot by creating a
common lot for access. Because all individual lots within the subdivision are reliant on this
common lot for access, the responsibility of its maintenance is shared by all owners within
the subdivision.
III. ANALYSIS
1. Is the application consistent with the goals and policies of the General Plan?
2. Does the project conform to the development standards of the La Costa Master Plan.
3. Does the project meet the intent of the non-residential Planned Development
Ordinance.
4. Is the proposal consistent with the Local Facilities Management Plan Zone 11.
5. Has the project been reviewed under CEQA Guidelines?
GENERAL PLAN
The site is located in a Community Commercial designation. The General Plan
characterizes this use as having a wide range of facilities for retail trade, convenience
goods, services and professional offices. They are usually closely related to residential
development.
No specific uses other than the gas station and bank have been identified. However as a
speculation project it has been designed to accommodate uses typically found in
neighborhood centers. This type of development is needed because at present there are no
commercial facilities provided for in this eastern section of Carlsbad.
CT 91-6/SDP 91-6/CUP ,, _._ -4/PUD 91-3
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PAGE 3
LA COSTA MASTER PLAN
Processing within the Master Plan area can be done in two ways, either the standard
review process or the La Costa development plan review process. The standard review
process is subject to the requirements of the Zoning Ordinance and applicable standards
from the Master Plan. The development plan review process is wholly subject to the
Master Plan. The applicant chose the standard process using the Non-Residential Planned
Development Ordinance regulations. ..
Planning areas within the La Costa Master Plan are identified by a number and quadrant
location. The Tienda de la Esquina project area is designated as Southeast 17, Community
Commercial. The Master Plan has identified special guidelines for this planning area which
include the approval of a Site Development Plan with a main focus of concern on access
to and from the site.
The main entrance/exit onto Camino de los Coches will be at a future signalized
intersection which will align with the future northerly extension of Calle Timiteo. There
is approximately 140 feet of stacking onsite at this entrance. The stacking distance
considered adequate by traffic standards is 120 feet. A secondary access to the project is
proposed from Rancho Santa Fe Road as ingress only. This second right-in only access
from Rancho Santa Fe Road is needed for project access and circulation. The Rancho Santa
Fe Road entrance has a 12 foot wide 530 foot long deceleration lane with a 90 foot
transition for safety. This entrance has approximately 150 feet of vehicular stacking.
With the exception of the gas station, the uses proposed are allowed by right under a C-1
designation. The gas station requires a conditional use permit. The maximum building
height allowed is 35 feet. Buildings are single story and heights vary up to 27 feet. As a
commercial development there are no building setback requirements. However, buildings
have been set back a minimum of 35 feet from Rancho Santa Fe Road and a minimum of
40 feet from Camino de los Coches.
The project is consistent with the findings for a Conditional Use Permit and Site
Development Plan within the La Costa Master Plan. The proposed uses fall into categories
allowed by the Master Plan and the Zoning Ordinance. Because the buildings are single
story the project mass relates well to the site. The deceleration lane and signalized
intersection will adequately control traffic onto and out of the project. Landscaping and
setbacks have been provided and will be maintained as a buffer to adjacent properties. The
proposed uses are needed in the area and will provide a benefit to the existing and future
residents.
NON-RESIDENTIAL PLANNED DEVELOPMENT ORDINANCE
The Non-Residential Planned Development Ordinance is being used on this constrained
parcel to allow individual ownership of buildings with a common ownership of access to
Rancho Santa Fe Road and Camino de los Coches. The ordinance defers to the underlying
CT 91-6/SDP 91-6/CUP :,, 1-4/PUD 91-3
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zone and Title 20 (subdivision ordinance) for the development standards. However, there
is one exception to those standards which allows lot sizes to be less than the minimum
required by the zone.
The project is a 7 lot subdivision which proposes five "postage stamp" lots the size of the
footprint on buildings "A" through "E". A sixth lot is for common circulation and parking.
Lot seven is the AM/PM which includes the gas pumps and related areas directly adjacent.
The implementation of this planned development concept has the advantage of securing
a common interest in maintenance for the entire site excluding individual buildings and to
allow for individual ownership of land and buildings.
The project complies with the Non-Residential Planned Development Ordinance by
adhering to the development standards of the C-1 Zone. Also, the general character of the
single story buildings is compatible with the surrounding neighborhood. Unlike the
residential Planned Development Ordinance, a finding on design quality is not required.
The project architecture has however been well articulated through the use of materials
and arcades, and there is an efficient pedestrian circulation system.
SCENIC CORRIDOR GUIDELINES
Rancho Santa Fe Road is a prime arterial and development adjac'ent to the road is subject
to scenic corridor guidelines. Those guidelines encourage a landscaped setback (even
though the underlying C-1 Zone has no setback requirement) and establish plant materials
for use in the parkway. A varying 35' to 45' setback has been proposed. The
recommended landscape theme for the Rancho Santa Fe Road Parkway is an informal
planting of 70% Torrey Pines and 30% Western Cottonwood. This planting scheme has
been shown on the landscape plans.
PARKING
USE PROVIDED SQUARE FEET RATIO NUMBER NUMBER
PROVIDED REQUIRED
Shopping 50,000 1 space per 250 250
Center 200 sq. ft.
TOTALS 250 250
As a shopping center, parking is required at one space per 200 gross square feet of floor
area for the entire site per Section 21.44.020 of the Zoning Ordinance. The ratio of 1/200
accounts for the parking needs of a variety of uses within the center versus a requirement
based on individual uses. 250 parking spaces are required, by code, and 250 spaces have
been provided for this center.
CT 91-6/SDP 91-6/CUP ~1-4/PUD 91-3
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A condition has been placed on the project which limits restaurant use to a maximum of
15% of the total floor area. Because restaurants have a higher individual parking ratio
than retail ( 1:100 square feet up to 4,000 square feet versus 1:300) there is the potential
for a large percentage of restaurant space to skew the availability of parking. The
limitation on the square feet available for restaurant use will ensure an equitable
distribution of parking within the site. As tenant improvements and business license
applications are filed with the City, a continuing account of floor space available will be
reviewed and modified to enforce the condition.
LOCAL FAClLITIES MANAGEMENT PLAN
The subject property is located within Local Facilities Management Plan Zone 11. The
impacts on public facilities created by the proposed project and compliance with the
adopted performance standards are summarized below:
I FACILI1Y I I COMPLIANCE I STANDARD IMPACTS Willi
City Administration NIA Yes
Library NIA Yes
Wastewater NIA Yes
Parks NIA Yes
Drainage NIA See Discussion
Circulation 6,321 ADT See Discussion
Fire Stations #6 Yes
Open Space NIA Yes
Schools NIA Yes
Sewer Collection System 31.1 EDU's Yes
Water Redistribution System 6,842 GPO Yes
DlSCUSSlON
Drainage and circulation have been identified as operating below the adopted performance
standard for Local Facilities Management Plan Zone 11.
Discretionary approvals can be granted for projects within this zone however, no building
or grading permits may be issued until the performance standards are complied with. The
plan proposes mitigation measures to bring these facilities into compliance, but there is no
approved financing plan to guarantee that mitigation will be available when needed.
CT 91-6/SDP 91-6/CUP ;, .1-4/PUD 91-3
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i
JUNE 5, 1991
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This project has been conditioned to comply with all of the mitigation measures of the
Local Facilities Management Plan which qualify it as being in compliance with Growth
Management requirements. However, until a finance plan is approved which can
implement those measures no development may occur.
Interim Open Space Ordinance
Safe access to the site requires an additional 12 feet of right-of-way for a deceleration lane
off of Rancho Santa Fe Road. If the deceleration lane is constructed, it will encroach about
4,000 square feet into General Plan Open Space and open space as designated on the
Comprehensive Open Space Network Map.
There are three findings which must be made to allow such development affecting open
space. They are:
A)
B)
C)
The (replacement) Open Space area is of equal or greater area. A total of
70,000 square feet is shown on the proposed project as replacement open
space. The greatest portion of that area is project slope at 2:1 and a sewer
maintenance road and easement. 14,250 square feet of the replacement
open space is flat.
OPEN SPACE TABLE
ORIGINAL REPLACEMENT NET GAIN
4,000 sq.ft. 14,250 sq.ft. 10,250 sq.ft.
The (replacement) Open Space area is of equal or greater environmental
quality. The area of encroachment is within an approximate 2:1
manufactured slope. The slope was created by the construction of Rancho
Santa Fe Road and is covered with grass. There is no evidence that this
slope has any •biological significance. The replacement open space is of
greater quality in that it is flat usable area that will be landscaped.
The adjusted Open Space is contiguous or within close proximity to the Open
Space shown on the map. The proposed open space areas shown on the
project are contiguous to open space shown on the Open Space Network
Map. Although not required at this time, there may be the opportunity to
link the replacement open space to the future City trail designated on the
Comprehensive Open Space Network Map.
The proposed project complies with the requirements of the Interim Open Space Ordinance.
An Open Space Easement will be placed over all or a portion of the replacement open
space areas and an irrevocable offer of dedication will be recorded along with the final
CT 91-6/SDP 91-6/CUP _ ... -4/PUD 91-3
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JUNE 5, 1991
PAGE 7
map. A General Plan Amendment will be processed at a later date to bring these areas into
the Open Space designation.
The Open Space Advisory Committee reviewed the project on April 25, 1991 and
determined that the project proposal is consistent with the Interim Open Space Ordinance.
IV. ENVIRONMENTAL REVIEW
The site has been previously disturbed and is cfevoid of any significant animal life or plant
materials. The proposed uses are compatible with surrounding uses and are consistent with
the General Plan and Zoning. Based on additional findings of the initial study Part II, the
Planning Director has determined that no significant environmental impacts will result from
this project, and a Negative Declaration was issued on May 2, 1991.
SUMMARY
The proposed project (1) is in conformance with the Non-Residential Planned Development
Ordinance; (2) is consistent with the goals and policies of the General Plan; (3) conforms
to the development standards of the La Costa Master Plan; ( 4) complies with the Zone 11
Local Facilities Management Plan; (5) has complied with the requirements for
environmental review under the California Environmental Quality Act. Therefore, staff
recommends approval of CT 91-6, SDP 91-6, CUP 91-4 and PUD 91-3 based on the
findings and subject to the conditions found in the attached resolutions.
ATTACHMENTS:
1. Planning Commission Resolution No. 3134
2. Planning Commission Resolution No. 3135
3. Planning Commission Resolution No. 3136
4. Planning Commission Resolution No. 3137
5. Planning Commission Resolution No. 3138
6. Location Map
7. Background Data Sheet
8. Disclosure Form
9. Local Facilities Impacts Assessment Form
10. Exhibits "A" -"K", dated June 5, 1991
CW:lh
September 17, 1990
April 25, 1991