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HomeMy WebLinkAbout1977-04-13; Planning Commission; ; SDP 77-02|CUP 135 - SANTA ANITA DEVELOPMENT CORPORATION_ SHOPPING CENTER AND CARL'S JUNIOR RESTAURANT., STAFF REPORT DATE: APRIL 13, 1977 PLANNING COMMISSION PLANNING DEPARTMENT SOP 77-2 TO: FROM: CASE NO: REQUEST: APPLICANT: CUP-135 APPROVAL OF A SITE DEVELOPMENT PLAN FOR A SHOPPING CENTER ON AN 11.6 ACRE SITE AND A CONDITIONAL USE PERMIT· FOR A DRIVE-THROUGH RESTAURANT WITHIN THE CENTER. SANTA ANITA DEVELOPMENT CORPORATION. SECTION I: RECOMMENDATION Staff recommends APPROVAL of SOP 7_7-2 and CUP-135 based on the following findings and subject to the following conditions: FINDINGS (SDF 77-2) 1) The proposed development is compatible with "surrounding land uses because: a) Proper vehicular a~cess and traffic controls are being provided; b) The project area is separated topographically from the resid_ential areas to the east, south and west; and c) The design of this development will be consistent with the shopping center to the north being.developed by the applica"nt. • 2) The project has complied with the· requirements of the Carlsbad Environmental Protection Ordinance of 1972 because: a) An Environmental Impact Report (EIR-171) was certified as complete for a previously issued entitlement for this project and the Planning Director has found this project to be in prior compliance. 3) The application is consistent with applicable City Public Facilities Policies and Ordinances because: a) At this time, all.necessary public facilities, -incl~ding sewer service, are available to serve the subject project as proposed. _However, sewer facilities may not be avail- able when applications are made·for building permits. ~r sewer facilities are not available at the time of building permit application, building permits will not be issued until arrangements satisfactory to the City Council can . 1 • -----' be made to guarantee that all necessary sewer facilities will be availab~e prior to occupancy. CONDITIONS (SOP 77-2) 1) A looped water system with hydrants as required by the Fire Department shall be in service prior to combustables being placed on site. 2) Prior to final occupancy, the· applicant shall mark all areas ·of no parking for fire access· as required by the Fire Dept- ment. 3) All existing structures on the site shall be removed or demolished in conjunction with the issuance of building permits per the requirements of the Director of Building and Safety. 4) The final Site Development Plan shall show the following: a) All.pertinent dimensions from lot lines and between buildings; b) The approximate location of the proposed storm drain, and c) A typical parking layout. d) The elimination of the drive-thru lane to the financial building at the south end ~f the property. e) Additional parking spaces to meet the following ratio: f) Location and method of enclosing trash·areas. 1) 1 space per 200 sq.ft of commercial/retail gross building . area. 2) 1 _space per 300 sq.ft of office/rest~urant gross building area. 5) Prior to the issuance of building permits, the applicant shall submit a landscape and irrigation plan to the Parks and Recreation Director for review and approval. All approved im- i;>rovement shall be installed prior to final occupancy. 6) 7) 8) 9) The applicant or his agent shall review and approve all tenant's interior drawings prior to submittal to the City for building permits. All special fees, such as inclusion fees and pipeline fees, shall be paid to the City prior to the issuance of building permits. The sign program as submitted by the applicant (Exhibit B) is not approved.-Exhibit c~ dated April 4, icn.7, shall be the • approved sign program. • • All public improvements, as determined ·by the City Engineer, shall be installed in conjunction· with the. issuance of building permits for the first phase of development. • 10) All landscaping and parking, as determined by the Planning Director, shall be installed in conjunction with the issuance of bu~lding permits for the ~irst ph~se of development. 11) The applicant shall execute a secured agreement for½ the cost of installing a traffic signal at the intersection of El Camino Real and Hosp Way; however, if a traffic signal policy is adopted by the City Council prior to issuance of any building permit within the site development plan area,· the applicant shall contribute to the cost of traffic signals according to the provisions of that policy. 12) The applicant shall improve El Camino Real and Marron Road along the parcel frontage, according to City of Carlsbad Standards, Marron Road being based on a 42 foot half street section and El Camino Real being based on a 63 foot half street section. FINDINGS (CUP -135) 1) The requested use is desirable for the development of the Community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the p~oposed use is to be located because: a)· The drive-through restaurant will serve a need not presently available in the project area; b} The proposed use is included within a comprehensively designed community shopping center; and • c) The General Plan Land Use Element designates this area as Community Commercial. 2) The site for the intended use is adequate in size and shape to accommodate the use because: a) The drive-through restaurant is part of an 11.6 acre comprehensively designed community shopping center. 3) All the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained because: a) The shopping center which this facility is a part, is under the purview of a Site Development Plan approved by the City that.requires ~11 of the pertinent items mentioned above. 4) The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use because: a) The shopping center and drive-through restaurant will be served by El Camino Real, a prime arterial, and Marron Road, a secondary arterial. The capacity of thes~ streets are adequate to handle the traffic generated by this facility; and • 3 . . . b) Proper traffic controls will be installed prior to the cormnencement of this use. CONDITIONS "(CUP -135) 1) The approval is granted for the land described in ·the application and attachments hereto, and as shoWn on the plot plan labeled Exhibit A, dated 4/1/77. Buildings, parking areas and landscaping shall be located substantially as shown on Exhibit A, except or unless indicated otherwise herein. 2) The signing as shown on Exhibit A is not approved. All signing shall conform to the approved sign program for SOP 77-2. SECTION II: BACKGROUND Location and Description of Property The 11.6 acres of the Site Development Plan are located at the south- east intersection of El Camino Real and Marron Road. The proposed drive-through restaurant is located at the north end of the site along Marron Road. The appli_cant is presently completing a similar shopping center immediately to the north of Marron Road. There is an existing residen~e on the property. Existing Zoning ~ubject Property: North: East: South: West: Existing Land Use Subject Property: North: East: South: West: C-2-Q and R-P-Q C-2 P-C R-1-10 P-C SFR and Vacant Carlsbad Plaza Tanglewood Vacant Grove Apartments Past History and Related Cases Ordinance No. 9436 was ~pproved on September 16, 1975, changing the ·zone from R-1-10,000 to C-2-Q and R-P-Q. EIR-171 was certified.at that time. General Plan Information The General Plan Land Use Map designates the northerly portion (two-thirds) of the subject property of Community Commercial and the southerly portion (one-third) as Professional and Related Comme~cial •. Public Facilities The site is within the water and sewer service area of the City of Carlsbad. .4 . . At this time, all necessary public facilities, including sewer service are available to serve the subject project as proposed. However, sewer facilities may not be available when applications are made for building permits. If sewer facilities are not available at the time of building permit application, building pefmits will not be issued until arrange- ments satisfactory to the City Council can be made to guarantee that all necessary sewer facilities will be available prior to oc_cupancy. All other public improvements will be provided through conditions of approval. Although the site is proposed to be developed in phases ("C-2" area within 18 months and "R-P" area within 36 months), all public improve- ments are required with the first phase of development as determined by the City Engineer. Major Planning Considerations 1) Is the proposed parking adequate to meet the expected demand? 2) Is the street system adequate to handle the additional traffic that will be generated by this project? ·3} Will the project cause. significant.adverse impacts on surrounding land uses? 4) Is the drive-through restaurant necessary or desirable in this • area? SECTION III: DISCUSSiON 1) If parking was computed on an individual-use basis, the Zoning Ordinance would require a total of 663 parking spaces. The Site De~elopment Plan shows a total of 476 spaces (1 space/248 Sq.Ft . of building). This method of computation would leave the dev- elopment short by 187·spaces. However, parking for planned shopping centers is usually calculated by a different method . . The Community Builders Handbook, prepared by the Urban Land • Institute, recommends 5.5 spaces per 1000 sq. ft, (1 space/182• sq. ft.) However, the inclusion of office space and restaurants have an effect on this ratio. Using their guidelines, the applicant would need a total of 506 spaces. The City of San Diego uses· the standard of 1 space per 200 sq.ft, of retail area and 1 space per 300 sq. ft. of office and restaurant area. For this project, 525 spaces would be required. Plaza Camino Real has a parking ratio of 5 spaces per 1000 sq. ft. of building. With this ratio, the proposed center would need 591. spaces. However, this ratio is used for_ a regional shopping center which does not have anywhere near the high percentage qf office space as the proposed center. Staff feels that the ~ta~dardj used by the City of San Diego ar~ · adequate and suggest that the proposed development plan be modified • to include an additional 49 spaces . . s 2) 3) Marron Road, a planned secondary arterial, and El Camino Real, a prime arterial, will provide adequate street capacity to serve the traffic expected to be gene~ated by this project. Also, traffic control facilites such as signals, medians and turn-lanes will aid in controlling the expected traffic.· The applicant is required to participate in the installation of these facilities. During the Land Use Element hearings in 1974, the possibility of strip commercial along El Camino Real was a great concern to the City. This site was selected at that time as the cut-off area for commercial uses south of Highway 78. The southerly third of the property was designated for office use for that reason. The residential areas to the east and to the·west (across of El Camino Real) rise sharply in elevation and are substantially separated from the subject property. There is.still some concern as to whether or not this project should be required to provide access to the property to the south. The southerly parcel has poor access to Elm Avenue and access to El Camino Real would be restricted at time of development to • right-turns only. Because this ·southerly parcel is currently des- ignated as Medium Density Residential (4-10 dw:elling units per acre) and because of the topographic differences, staff has not pursued the need for access to the south from this project. 4). The question of the desirability·or necessity of a drive-through restaurant in this area is mostly subjective. As far as the technical aspects, such as traffic flow and design compatibility, staff suggests that the drive-through will function properly and be compatible in design with the rest of the center·. Although the City is currently being requested to approve ·a Conditional Use Permit for a fast-food restaurant within the center to the North, no fast-food or drive-through restaurant presently exists in the project vicinity. In this respect, the proposed use would provide a service not presently available in the area. MZ:ar 4/6/77 Attachments: Location Map Exhibit A, Dated March 29, 1977 Exhibit B, Dated March 29, 1977 Exhibit C, Dated April 4, 1977 (To be presented at meeting) .6 - !.4ARl~ON RD . . -Cuse No.SPP-77-Z_Date Rec 'd:-1.''-/:t/7 7 DCC _Date:¥.s/z_z _ _PC Date~/z~/ Description of Request: Sr"[""E: p.:5i1E!_~pt,.t,GJ-.)T Pt.Af...) F=o!<.. f-,.,1.,.yr;:, PRo~--:1•:'.'»r G-~ A _ --~ Assessor Book: ~· 1/0 7 f'.age: I')~& Pc:rcel: d-~"---------'---1 ·General Plan LancilJse'Description: __ -__ ~r....;·...._~----·----,~---•-_-_______ -1 £xist;"ir1g Zone: C-1._-Q ¢ R-P-l'J'----,--Proposed Zone:· ~~ Acres: __ Jj__,_f,.. 'No. of Lots: DU's~, __ DU/Acre.~t.~=- Sch;:101 District: ,,..; 14.o_,_,::-if~ AD LH, ... 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