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Home My WebLink About1981-01-14; Planning Commission; ; CUP 185 - McROSKEYSTAFF REPORT DATE: January 14, 1981 TO: Planning Commission FROM: Planning Department SUBJECT: CUP~l85 -McROSKEY, Request for approval of a Conditional Use Permit to develop a drive-thru bank building and temporary banking facilities during construction on the southeast corner of Palomar Airport Road and Yarrow Drive in the P-M zone. I . PROJECT DESCRIPTION The applicant is proposing to develop an 18,000 square foot branch office/drive-thru bank building, as part of a 150,000 sq.ft. office development, comprised of four buildings, on 5.41 acres, located as described above. The applicant is additionally requesting use of a temporary building, as a bank, during. construction. The project site is a relatively level, previously graded pad, fronting on both Yarrow Drive and Palomar Airport Road. The overall design includes one driveway onto Palomar Airport Road and two driveways onto Yarrow Drive. II. ANALYSIS Planning Issue 1) Is the overall site design building and circu- lation layout acceptable? 2) Can the four findings, required for approval of a Conditional Use Permit, be made? a) That the requested use is necessary or de- sirable 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 proposed use is to be located; (1 b) That the site for the intended use is ade- quate in size and shape to accommodate the use~ c) That all of 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~ d) That the street system serving the proposed use is adequate to properly handle all traf- fic generated by the proposed use. III. DISCUSSION The project site is located in the P-M (Planned Industrial) zone. This zone allows for services required for the convenience of the occupants of the zone when approved by Conditional use Permit~ Staff feels development of a bank, at this location, is.consistent with this provision and a desirable addition for the development of the Palomar Airport Business Park. The site -is adequate in si.ze and shape to accommodate the proposed use. The proposed setbacks and landscaping, would adjust the requested use to other. existing and permitted uses in the business park. As conditioned, the project is in harmony with·tne objectives of the General Plan. As a supporting service, the proposed use is consistent with the land use element. However, staff did have one concern with the project as designed. The project includes a driveway opening on Palomar Airport Road, a prime arterial. The function of a prime arterial is to move large volumes of traffic at high speeds, not to provide access to individual properties especially when the properties have adequate frontage and access on another street as is the case with. the subject property. Because of the proposed access on Palomar Airport Road,.staff is concerned that the project could be detrimental to existing and permitted uses in the business park, could adversely impact the street system serving the project and would not be consistent with the Circulation Element of .the General Plan. As a matter (i)f background, the subject parcel. (Lot 1 of attached Exhibit X) was created as a portion of CT 73-49. In accord with city policy, all acces.s rights to Palomar Airport Road, a prime arterial, were relinquished on the subdivision map. A resubdivision of the adjoining parcel, (Lot 2 of Exhibit X), created a land-locked parcel (Lot 2B). To avoid the creation of an illegal lot, the city quitclaimed 60' of access rights onto Palomar Airport Road, 30' on Lot 1 and 30' on Lot 2-B. -2- A condition of approval of the minor subdivision stipulated that ingress and egress from Palomar Airport be restricted to a single, common driveway centered between Lot 1 (the subject property) and 2-B. A subsequent resubdivision of Lots 2-A and 2-B (CT 79-14), created a 30·1 wide private ·driveway onto Palomar Airport Road. This drive has since been constructed. Due to grade differences between the existing driveway and the pad ele- vation of the subject property, a common drive, with ade- quate sight distance and clearance from the intersection, would be nearly impossible. (please refer to the attached memo from. the Engineering Department dated·December 13, 1980. A previous ·design for this.project included a·separate driveway onto Palomar Airport Road. The applicant agreed with staff .that this design created numerous potential traffic confliets 'but the applicant is still very desirous of having at least a joint use driveway onto Palomar Airport Road shared with the property to .the west .. The applicant's -plan reflects .their proposal for the joint'9use driveway. Staff is opposed to a driveway opening at any location on Palomar Airport Road. Such an access would conflict with city policy on prime arterials and result in a poor traffic design, due to the proximity to a major intersection. The potential complications associated with a driveway on Palomar Airport Road are detailed in the·attached memo from Engineering. The issue of access onto Palomar Airport Road.was the only concern staff was unable to resolvewith the applicant. Staff feels the overall site design and temporary facility layout with respect to buildings, parking ·and on-site circulation. function well. Adequate provision fordrive- thru bank s-tacking has been .made. The street system, itself, Yarrow Drive (a secondary arterial) and Palomar Airport Road. (-a prime arterial), should be adequate to handle the .increase in traffic generated by the proposed use. Staff is recommending against any access opening onto Palomar Airport Road for the reasons discussed above and in the attached memo. Staff further feels that a joint access with the adjoining property, could not be safely designed and utiTized. IV. ENV·I.RO~N'l'AL . REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and therefore has issued a Negative Declaration on November 21, 1980. -3- V. RECOMMENDATION It is recommended that the Planning .Commission APPROVE the Negative Declaration issued by the Planning Director, and ADOPT Resolution No. 1743, APPROVING CUP-185, based on the findings and· subject to the conditions contained therein. -ATTA~HMENTS Memorandum from Richard Allen, Principal Civil Engineer, dated December 13, 1980 PC Resolution No. 1743 Background Data Sheet Location Map Disclosure Form Reduced Site Plans & Elevations Environmental Documents Exhibit "A" dated Januar:Y 9,.1981 and.Exhibits "B" & "C" dated December 15, 1980 CDN:ar 1/8/81 -4- .. l . ·-,,,,...... MEMORANDUM DATE: December 13, 1980 TO: Planning Department FROM: Richard Allen, Engineering Department SUBJECT: CUP-185 -McRoskey -Discussion of why it is recommended that no access be permitte·d on Palomar Airport Road The Engineering-Department is-recommending that no access be permitted from the project to Palomar Airport Road for the following reasons: 1. Palomar Airport Road is -a prime arterial which should be uied to move large volumes of traffic. Driveways and the associated lane changes, Slowing of vehicles and additional conflicts tend to reduce the average speed and capacity of the arterial. 2. Under the City Council resolution adopting the original· .subdivision (CT 73-49, • Resolution 3272, adopted November 20, 197-3), a maximum of one access to Palomar Airport Road was permitted along. the frontage of this lot and .the neighboring lot to the east. Subsequently, access was granted for the lot to the east and this has recently been constructed. -Thus any access to the subj ·ect property would have to be by 'joint use -of this one permitted driveway. • 3. There is an existing bus stop on Palomar Airport Road approximately 200 feet east of Yarrow Drive. Traffic attempting to turn right into an entrance will conflict with bus·movements. 4 .. Left turns into a driveway access would present a haz- ard unless physically restricted. As Palomar Airport Road will not be widened on the north side in the fore~ seeable.future, a center median to restrict left turns• could not now be constructed. 5. The existing driveway entering the neighboring property to the east heads down a steep slope beginning only a short distance from the street. Any joint use driveway would :require merging traffic from the two lots at a point very close to Palomar Airport· Road~ This potentially could cause some back-up onto the public street and • conflicts between merging traffic from· the two lot·s and traffic entering from the street. The driveway, as constructed, is not designed for the high traffic volumes expected if a joint use.is permitted and therefore would present a hazard. The considerable grade differences precludes a significant change in design, therefore a joint use driveway is not recommended. • RA:ar 12/16/80 -2-. BACKGROUND DATA SHEET CASE NO: CUP-185 APPLICANT: JOHN W. McROSKEY . '• RFX.lUE.ST AND .LCX::ATION: Construct bank with 4 drive-thru tellers, 12x60 temporary bank, s/side o_:!: Palomar between Yartow Drive and El Camino Real. LEGAL DFSCRIPl'ION: __ Lo_t_l_o_f_T_r_a_c_t_7_3_-_4_9_o_f_M __ ap __ N_o_. _8_0_5_4_f_i_l_e_d ___ _ December 31, 1974.· Assessors Parcel Number: _...;2;;;.;1~3---05 or . Acres 5. 411 No. of Lots _ __,;;1;;_ ___ _ GENERAL PIAN AND ZONING General Plan Land Use Designation _P_I _____ _ Density Alla-,red ___ N_/_A ___ _ Density ~ __ N,.J../~A ___ _ Existing Zone P-M Surrounding Zoning and Land Use: Zoning North_ P-M South Fast West P-M ---- P-M P-M Proposed Zone ___ N.....:/~A ___ _ Lard Use -~irf2_~ Office/Warehouse (Under Const) Office/Warehouse (Under Const) Office PUBLIC FACll.ITIES School District Water District N/A Costa Real Sewer District Temporary Encina (Palomar} EDU's -~Nul~AL-___ _ Public Facilities Fee Agreement, dated October 23, 1980 (Other: -----------------------..:> .ENVIRONMENTAL IMPAC"l' ASSESSMENT __ x __ Negative Declaration, issued Nov. 21, 80 Log No. CUP-185 ____ E.I.R. Certified, dated _________ _ Other,--------------------------__,;~--- (j) \ CASE LOCAilON 9 -i ,., ft : i :. I : 1 I NO. ·C.Up 185 APPLICANT JoHt--l Nc.{2.osl(e.y -MAP. -r . f • I ..._~, --r ' r---: ----= ®J If after the informotion you have submitt.ed has been reviewed, it is determined that further information i.s required you will be so advised. APPLICANT: AGENT: John W. McRoskey Naine (individual, partnership, joint venture, corporation, syndication) 1915 Armacost Ave___t..os Angeles, CA 90Q25 Business Address {213} 820-1406 Telephone Number Johns. Rule, Architect Name 2160 11A11 Avenida de la Playa, La Jolla, CA 92037 Business Address ~} 459-3341 Telephone Number MEMBERS : NONE ....;.;.;;.;.;~-----------Name (individual, partner, joint Home Address venture, corporatjon, syndication} Business Address Telephone Number Telephone Number NONE Name Home Address --·-··-"l"------·------·-------------------Bu;;.:" ness Address -•~--n., __ ·---------------Telephone Nt.nnber Telephone Nwt.ber ---·-·· --------· ----- ---· --------------- (Attach more sheets if necessary) I/We de>.;;Jare under penalty of perjury that the information contain(:d in this dis- closure 1£ true and correct and that it will remain true and correct and may be relied upon as ':>eing true and correct until amended. Applicant- \ I ·. l:. /1 l. !s:r:::v'----'~i!..J-.!-- ' --:r=m=:or-: --' . :r~ amA ~~~ MASTER SITE PLAN FW.QIMAIFCIRT:...:..:...c;_:ROM>=-------------- aa.ma B ~III!! 111 I! I I~ . I j I I: I I ~!Ii I! Ii 1111 i 11 i 11 i 11 ~ Cl"lll--- LOT 1 NLOIWI /l#(Jl(f IUIINESS P~RI' CMLIUD,CAU'CINl JOHN S. RULE & ASSOCIATES •• 11•• ARCHITECT -PLANNER 11N A AVIIIDA. LA 111.AYA A _________________ -----1,. LA.~-•~~!-!!~~1.-.3341 {j) ____ PALOW.R AIFOAT _FIOAD-''-=---- ~ I .;.. I a .. ~- i I I : I ii ~,.- I I' ~I ►I n ~ • ~ ----.. + • --r J~ • ' ii I • i ' i ! '~ : I ,. f' i ., •!' t=-~ I I ' +"'"-S--~ I SITE ---·----··----·----"-#..W, i I --------_-___ _j I _____ .. ______ ~ P L A N OCNJITIONAL UE Pl!Rff +- ' ., ~ '"" " lll.!..!.fJ.IL. .,_ orr..-.. --1-•r--• .... r...,trlll..,1 lOII ..,,..r ,._rl••lrr, Gr•-•iour •rv■ 11.t!O() , ~e.! Sr.411 .,r ... 4113:. 70T ,< • ------Uff1NLOIMll.-.cllff-NM ..,.._~ JOHN S SIULE & ASSOCIATES i=,:.: ARCHITECT -PLAMER ~ ·-· ·-•LAIIUYA I • LAA&A,CAL-7 C,Ml ..... 1 I EAST ELEVATION .SOUTH ELEVATION ----u,r, ...... ....,,_ ... -■,Oiil"DI■ JOHN 8. RULE :IATEI AIICIITECT -PL ataA--IAfUIIM IAa&A,CL_, ., ....... ,