The URL can be used to link to this page

Home My WebLink About1986-03-05; Design Review Board; ; RP 85-19 - CALIFORNIA BUILDERSAPPLICATION SUBMITTAL DATE SEPTEMBER^, 1985 STAFF REPORT DATE: MARCH 5, 1986 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 85-19 - CALIFORNIA BUILDERS - Request for approval of a redevelopment perinit to construct a 70 unit hotel complex above a commercial area with underground parking at the southeast corner of Carlsbad Boulevard and Beech Street in Sub-area 5 of the V-R zone. I. RECOMMENDATION That the Design Review Board recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 068, recommending APPROVAL of RP 85-19, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a redevelopment permit to develop a 70 unit hotel complex above a commercial area on 1.1 acres, located as described above. The subject property, which is irregularly shaped, presently vacant and slopes slightly to the east. The site fronts on three streets - Carlsbad Boulevard, Beech Street, and Christiansen Way. The proposed three-story structure, averaging 32 feet in height, would be developed over semi-subterranean parking. Access to this parking area would be derived from both Beech Street and Christiansen Way. Surrounding land uses include assorted commercial uses to the south, and school offices to the north. Small, older, single family dwellings are located to the east. To the west, small commercial uses exist as well as a church and the Lutheran Home. Other, larger, commercial developments in the general area include the Twin Inns, Carlsbad Inn, the Rombotis office- commercial project, and the Tamarack Beach Resort, III. ANALYSIS Planning Issues 1) Does the proposed project conform with the goals of Sub- area 5 of the Village Redevelopment Area? 2) Does the project comply with the development standards of the Village Design Manual? 3) Can the existing circulation system adequately handle the increased traffic generated by this project? Discussion V-R Area Goals The proposed project is located towards the northern end of Sub- area 5 in the Village Redevelopment area and is "envisioned as serving as the major tourist/tourist commercial center" for this portion of the City. It also falls within the Carlsbad Boulevard Special Treatment area which encourages pedestrian traffic, specialized commercial uses and heavy streetscaping along Carlsbad Boulevard. Staff believes the proposed project meets these goals. Small specialty shops catering to tourists have been proposed at the ground-floor of the structure along Carlsbad Boulevard. A 70 unit hotel is planned for the upper two stories of both the front and the rear building. It is expected that tourists utilizing the hotel will also patronize the tourist- oriented shops. Staff believes the proposed project is consistent with both the goals and permitted uses of Sub-area 5. Village Design Manual Standards The proposed project does meet all requirements of both the Zoning Ordinance and the Design Guidelines Manual. Setbacks are not required in a commercial zone, however, the applicant has provided generous, landscaped setbacks of 19' - 20' on Beech Street, Carlsbad Boulevard and Christiansen Way. A 10' setback has been provided along the interior property line. Approximately 36% of the site consists of landscaping. One hundred sixteen parking spaces have been required for this project, 120 spaces have been provided. This parking has been located in a semi-subterranean parking garage. Staff finds this acceptable, even for the retail uses, because similar situations have worked successfully in other areas (i.e. Old Town San Diego and Carlsbad Inn). Access to the parking garage can be taken from either Beech Street or Christiansen Way. Through circulation to either street has been incorporated into the traffic design. Land Use and Compatibility As previously stated, the project site provides uses stipulated in Sub-area 5 of the Redevelopment area. This site is also designated for tourist-commercial uses under the Local Coastal Plan. It should be noted, however, that this particular block is in an area of transition. Although the subject site is vacant, -2- many lots in this block consist of older, single family homes. Since this area is desingated for tourist commercial development by the Village Design Manual, it is likely that these older single family homes will eventually be replaced with commercial uses. Staff believes, the proposed use is still justified and desirable based on other projects which have been approved for this general vicinity (listed earlier). Staff sees this project as a continuation of tourist/commercial uses on Carlsbad Boulevard and an encouragement for intervening sites to develop in a similar fashion. Architecture The three-story structure, featuring a contemporary Spanish style of architecture, has an average height of 32'. This complies with the 35' height limit of the Village Redevelopment Area. The buildings themselves will be an off-white stucco with Spanish tile roofs. As previously stated, the ground floor of the most westerly building will house specialty shops which are entered from an arched arcade accented with promenade planters and trellises for climbing vines. The roof line has been varied and augmented with a tower to add interest. The major architectural feature along the Carlsbad Boulevard frontage will be a simulated porte cochere at the entry backdropped by a two-story glass atrium over the lobby area. All the hotel units will have private balconies and the occupants will also be able to utilize the interior courtyard. This has been designed for outdoor eating and lounging, featuring both a spa and lap pool. Staff believes the modulated facade emphasized with cobalt blue tile, lattice and railings and accented with 48" box Queen Palm trees will handsomely compliment the downtown area. Traffic The transportation planner believes this project will have no significant adverse traffic impact. The typical peak hour traffic generation does not coincide with normal street peak traffic hours, thus the project's primary traffic distribution on Carlsbad Boulevard can be efficiently absorbed through the traffic signals at Carlsbad/Grand Carlsbad/Elm, and Carlsbad/Tamarack (see attached traffic plat). The driveway entrance on Beech Street is closer to the corner than is desirable, but Beech is a lightly traveled street, extending only one block easterly from Carlsbad Boulevard. Even though the developer's frontage on Beech Street is only 95 feet wide, a driveway there is a fair trade-off for not having any driveway access to the property from Carlsbad Boulevard. As proposed, this use is consistent with the design concepts of the Village Design Manual and the goals of Sub-area 5 of the Village Redevelopment Area, therefore, staff recommends approval of RP 85-19. -3- IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant effect on the environment and, therefore, has issued a Negative Declaration on February 15, 1986. ATTACHMENTS 1) Design Review Board Resolution No. 068 2) Location Map 3) Vicinity Map 4) Exhibit "B", dated January 26, 1986 5) Traffic Plat 6) Background Data Sheet 7) Disclosure Form 8) Environmental Document 9) Reduced Exhibits 10) Exhibits "A" - "F", dated February 26, 1986 AML:bn 2/19/86 -4- TOCATION MAP SITE GARLSBAD BY TKE SEA c c c ailjRCH o > X r- co OD > < a > CO "n 3} JO SF-Single Family V-Vacant C-<ianiBrcial RP 85-19 CALIFORNIA BUILDERS VICINITY MAP EXHIBIT A 1-21-86 CALIFORNIA BUILDERS RP 85-19 • • • • • • MOttVELT tT IIIMIIM Ou I ILQ to —_j 00 _l_ O Q. I III 11 111 lil II11 m-Hm tINCOLN tT 650 ^300 LEQEND PROJECT VOLUME •JfEXISTINQ VOLUMES BUILDOUT VOLUMES BEECH AVE * ro 00 -» ^ ^ u o o o o > 3 r- 09 QB > O CD r-< CHRISTIANSEN WAY 650 •^300 ^-JfN/A > 0» •n TRIPS GENERATED Site Acreage 1.16 Ac. Commercial Trip Generation (CT): Hotel: 10T/RM x Retail: 40/1000SF x 70RMS700TR 4000S160TR TOTAL: 860 Trips DISTRIBUTION Blvd North: 20%5l 72 Blvd South: 70%s602 Washington: 10%s86 ADT PK Hr: Blvd South 60s1 minute Spilt to Grand (1 00%)«1 / mInute Split to Elm (80%)«1/1.25 minutes Split to Tamarack (10%)«1/10 minutes Approx. one vehicle per signal cycle — INSIGNIFICANT CALIFORNIA BUILDERS RP 85-19 BACKGROUND DATA SHEET CASE NO: RP 85-19 APPLICANT: CALIFORNIA BUILDERS REQUEST AND LOCATION: Commercial retail and 70 unit hotel complex over an underground parking garage at the northeast corner of Carlsbad Boulevard and Beech Street. LEGAL DESCRIPTION: Portions of Block 5, Map 775 (365, 535) Town of Carlsbad. Amended ROS 8648 APN: 203-172-13 and 22 Acres 1.1 Proposed No. of Lots/tJnits 70 unit hotel G3NERAL PLAN AND ZONING Land Use Designation CBD Density Allowed N/A Density Proposed N/A Existing Zone V-R Sub-area 5 Proposed Zone N/A Surrounding Zoning and Land Use: Zoning Land Use Site V-R Vacant NbrtJi V-R School playing field South V-R Comnnercial East V-R SF West V-R Coirmercial/Lutheran Home PUBLIC FACILITIES Carlsbad/ School District Carlsbad Water Costia Real Sewer CarlslDad EDU's 70 Public Facilities Fee Agreement, dated July 1, 1985 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued February 15, 1986 ^E.I.R. Certified, dated Other, If aftar the infonaation you have suJanitted nas been revxeweci, it JS deuerminect that further infonnatioxv* s required, you will be so a^'sed^ APPLICANT: AGENT: MEMBERS: Sea Horse Investments, A General Partnership Name (individual, partnership, joint venture, corporation, syndication!) c/b P. 0.- Box 142, Carlsbad, CA 92008 Business Address 619) 434-3125 Telephone Number Charles F. Rowe-Developer/Partner Name P. O. Box 142-3138 Roosevelt St. Suite K, Carlsbad, CA 92008 Business Address 619)434-3125 Telephone Number Charles F. Rowe-Tamarack 7,Jt. Venture Name '(individual, partner, joint Home Addrese venture, corporation, syndication) P. 0. Box 142, Carlsbad, CA 92008 . Business Address 434-3125 same . • Telephone Nuiaber Telephone NuiBbexr Angelo Garaf oio, Jr.-Tanarack. 7,. A Joint Venture . - . ~ Bome Address v 22<H. Mission A!venue, Oceanside, CA 92054- N/A 3usiness Address 757-1122 Same Telephone Nuaber Valley View Investmentis Telephone iluxaber P. O. Box 189, San Lids Rey,CA 92068 757-5914 Agri-Sales Inc. c/o P. 0. Box 189, San Luis Rey,CA 757-5914 John Berutti-Tamarack 7, P. 0, Box 1939 , Oceanside,CA 434-3125 . A Joint Venture , "v. (Attach mors sheets if necessary) I/We declare under penalty of perjury that the infonnation contained in this dis- closure is trus and correct and that it will remain true and correct and may be* relied upon as being true and correct until amended. Agent, Obmer, Par|^ner loper/Ptnr. DEVELOPMENTAL •^B^H 1200 ELM AVENUE SERVICES ^SfWj^M CARLSBAD. CA 92008-1989 LAND USE PLANNING OFFICE ^^^k^r ^^'^^ 438-5591 Cit? of €axl6hdih NEGATIVE DECLARATION PROJBCT ADDRESS/LOCATION: Southeast oomer of Carlsljad Boulevsurd and Beech Street. PROJECT CESCRIPTION: Conmercial retail and 70 unit hotel complex over an mderground parking geurage. Ihe City of Carlstjad has conducted an environmental review of the above described project pursuant to the Guidelines for Inplementation of the Califomia Environmental Qualitiy Pet and the Environroental Protection Ordinance of the City of Ccurlsbad. As a result of scdd review, a Negative Declaration (declaration that the project will not have a significant impact on the environnnent) is hereby issued for the subject project. Justification for this action is on file in the Planning Departinent. A oopy of the Negative Declcuration with suK»rtive documents is on file in the Planning Department, City Efcdl, 1200 Elm Avenue, Carlsbad, CA. 92008. Conments frcm the public are invited. Please submit conments in writing to the Planning Department within ten (10) days of date of issuance. MICHAEL J. HDE2MILLEEP DATED: Etebruary 15, 1986 ^ l7^idPS7WrW^^Kj^^ CASE NO: RP 85-19 Planning Director APPLICANT: Califomia Builders PUBLISH DATE: February 15, 1986 ND4 11/85 CARLSBAD BOULBARD HOTEL Ln tin imuiM NM •IIMIM t.r. MIL.IM MIkIT MIII.IM CMUUM MVIM LAMKAPIM .UltOlM tmi* I.It acwt • M.tJO t.r C.». c.*... It' ti.H* t.r. • tJt i.tM t.r..- I.it IT,4U I.r. • M.M LOM* M1AII. MTIL MOT MW MM TOTAA. . .>,ut t.r . i,tM t.r . *,tw t.r . tt.m t.r • <•«•» t.r .MI.IM i.r MTAILl t.M. t.r. • I C»I»/1QQ t.r. . II CAM » CAM MTtL I 1* MOM t I.I CAM/MOM • it CAM «* CAM TOTAL I Ilf CAM 110 CAM <• i 1ft CARLSBAO BLVa HOTEL FIRST FLOOR HOTEL LOBBY / STREET LEVEL FLOOR PLAN CARLttAD LVD. ILIVATION (• 4.» it. THIRD FLOOR : BLOa A FLOOR PLAN SECOND FLOOR : BLDQ. A FLOOR PLAN A BLDQ. B SUN DECK LEVEL FLOOR PLAN 'iiaiii^ COURTYARD ELEVATION BLDG. A ^^me>0 art..'0*.o COURTYARD ELEVATION BLDG. B fl/mn. Kocr /rr. j^^o' tVT fLoo.K urt/mi rt-J' mmr. itAO0 REAR ELEVATION BLOa B