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HomeMy WebLinkAboutCUP 239; Pacific Riviera; Conditional Use Permit (CUP)APPLICATION SUBMITTAL DATE: gn 27, 1983 STAFF REPORT DATE: August 8, 1984 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: CUP-239 - PACIFIC RIVIERA - Request for a conditional use permit to allow a 121 unit senior resort hotel on a 3.6 acre site, immediately north of 7204 Ponto Drive (Coast Waste Management). I. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution No. 2323 APPROVING CUP-239, based on the findings and subject to the conditions contained therein. II. PROJECT BACKGROUND AND DESCRIPTION This item is a request for a conditional use permit to allow the development of a senior resort hotel in the Ponto area. The request has been before the Commission several times and in various forms over the last six months. At the most recent meeting where the item was discussed, July 11, 1984 the Commission was reluctant to approve the project for the following reasons: A) The proposed circulation system to serve the site was opposed by the property owner to the north (Lusk). B) The project appeared congested, with an over-abundance of asphalt. Since this meeting, staff and the applicant have held several meetings to alleviate the above concerns. As a result, both the circulation system and the project have been redesigned. As shown in Exhibit "G", a temporary, emergency-access only intersection is proposed within the City's Carlsbad Boulevard right-of-way. It does not extend into the Lusk property. This intersection will allow emergency vehicle entrance to the site without their having to travel through the circuitous Ponto interchange several hundred feet to the south. Private (non- emergency) vehicles will be prohibited from utilizing this temporary access as entrance or exit to the Ponto area by a temporary cul-de-sac, situated at the north-west corner of the subject property. The project proponent and the City Engineer have stated their concurrence with this temporary plan. When the Lusk property develops, a permanent solution must be achieved. The hotel project has been reduced in scale to alleviate Commission and staff concerns about on-site congestion, dominance of asphalt, and overall building mass. Twenty-five units have been deleted from the original plan. This results in an overall density of 33.6 du/ac. Although this density is higher than anticipated future uses in the area, the relatively lesser impacts associated with senior projects should render the project compatible with surrounding uses. Staff believes this density to be much more reasonable and compatible that the previously requested density of 39.34 du/ac. In addition, the site has been greatly opened up by the utilization of a 64-vehicle subterranean garage. Landscape areas have been greatly expanded, and asphalt greatly reduced. The on-site circulation system is much improved over the previous plan. The project continues to be designed with undulating rooflines, two and three stories high. One parking space is provided per unit in conformance with the minimum requirement for hotels. Staff concludes that the proposed project is much superior to the previous plans, and can now make the four findings required for approval of a conditional use permit. The project is in harmony with the elements of the general plan, and is not detrimental to uses permitted in this zone. The site is adequate in size and shape to accommodate the project. Yards, walls, fences, landscaping, and other features necessary to adjust the requested use to future uses in the neighborhood will be provided. As conditioned, the public street system can properly handle all traffic generated by the proposed use. III. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact in the Environment, and, therefore, issued a negative Declaration on June 18, 1984. Attachments 1. Planning Commission Resolution No. 2323 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Environmental Document 6. Exhibits "A" - "G", dated August 8, 1984 PJKrad 8/2/84 -2- LOCATION MAP*" BMH (10-20 DU/AC) SITE PACIFIC RIVIERA | CUP-239 i STAFF REPORT DATE: February 22, 1984 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: CUP-239 - PACIFIC RIVIERA - Request for Conditional Use Permit to allow a 146-unit senior resort hotel on a 3.6 acre site, immediately north of 7204 Ponto Drive (Coast Waste Management). I. RECOMMENDATION It is recommended that the Planning Commission ADOPT Resolution No. 2240 DENYING CUP-239, based on the findings contained therein. II. BACKGROUND At their meeting of January 25, 1984, the Planning Commission requested that staff further examine CUP-239 and return with additional information regarding the use, possible conditions and other issues that may affect the project. III. Discussion At the previous Planning Commission meeting there was some question as to whether this project was a senior resort hotel or a senior housing project. Staff has concluded that this project will function as a senior resort hotel. The fact that it will have long term residents, the vast majority of which will be over 60 years of age, however, does render the project somewhat different than the traditional hotel/motel concept. After further review staff has continued concern with the proposed site for the project. The industrial uses in the Ponto area are only temporary. The General Plan designates both the subject property and the area northerly and southerly of the project site for residential development at 10-20 du/ac. In staff's opinion, dividing this area with a hotel would be detrimental from a planning standpoint as it will differ in appearance and function from future residential uses. Staff's major objection to this project, however, is that it is considerably premature. Staff feels that the Ponto area could be a good location for a senior project of this nature in the future but currently there are no supporting facilities within walking distance of the site. The developer has indicated that these facilities aren't necessary. Staff feels that they are important. The clientele of this type of development are still very active. A similar example may be the Lutheran home in downtown Carlsbad. The residents are active and can be seen walking downtown, shopping, utilizing most of the restaurants within walking distance, and walking on the beach. At the project site there is nothing to walk to except the beach, and presently, there is no safe beach access from the site. Staff's conclusion is that the project is, at best, premature. As such, a denial resolution has been included with this report. If the Commission does not share staff's concerns as to the appropriateness of the project site, they may approve the project in concept and send it back to staff for further review and conditions. Since the Land Use Element of the General Plan encourages hotel uses on arterials (easily accessible to the traveling public), and provides that they be "carefully controlled so as to protect the residential character of the community", the City Attorney's Office has advised that it would be appropriate for the Commission to state reasons why the project location is not contradictory to these concepts. It should be kept in mind that eventual approval of the project will require making the findings required for approval of a CUP. These include land use compatibility, site and street system adequacy, and site plan acceptance. The Planning Commission asked staff for a brief rundown of potential off-site problems and/or conditions, were the project approved. The are as follows: 1 ) Traffic Circulation Since the proposed project is the first ultimate development in the area, now is the time to work out the most desirable street system for the entire area. Time constraints and workload, however, have not allowed staff to sufficiently review all the possible alternative circulation patterns for the Ponto area. Staff has identified several alternative systems. None of these are ideal basically because access from the Ponto interchange at Carlsbad Boulevard is poor. The existing frontage road is too narrow. As a result, staff would recommend that the developer hire a traffic engineer to study the entire area. The study should consider approved, planned and projected projects, and provide the City with the most desirable circulation alternative. This should be completed prior to approval of this project. Specific public street improvement conditions could then be made. 2) Sanitary Sewer The Ponto area west of the Santa Fe Railroad has no sewers. The project can be served by the 27-inch diameter sewer that runs northerly along the easterly -2- side of the Santa Fe right-of-way. Staff would recommend a condition which states that the developers obtain the necessary easements and construct the connection. 3) Storm Sewer The project site will be served by the DA storm drain as shown on the City Master Drainage Plan. The existing storm drain patterns and facilities are poor at best. The project will make a poor situation worse. The staff would propose that the developer construct the storm drain and enter into a pro-rata agreement with the City. As the remaining properties are developed, the City can collect drainage fees and reimburse the developer. 4) Fire Protection The Fire Marshall has indicated that his office would require all structures to be fully sprinklered due to the age and mobility of the occupants, and distance from existing fire stations (one is planned in this quandrant in the future). These are the areas of main concern to the staff and the developer. Some of the questions raised can only be solved through more detailed analysis. If the Commission wishes to approve the project on this site, in concept, staff would recommend that CUP-239 be continued for detailed review, pending the outcome of a traffic study for the area. At that point, staff could make close analysis of the project, and include specific conditions. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager is unable to make a finding of nonsignificant environmental impacts on this project due to potential land use compatibility and traffic impact issues. Therefore, a Negative Declaration has not been issued for this project. ATTACHMENTS 1) Planning Commission Resolution No. 2240 2) Location Map 3) Staff Report, dated January 25, 1984 4) Background Data Sheet 5) Disclosure Form 6) Exhibits "A" - "G", dated February 22, 1984 PJK:bw 2/9/84 — 3— .OCATION MAP RMH (10-20 DU/AC) RM (4-10 DU/AC) SITE PACIFIC RIVIERA CUP-239 APPUCATION SUBMITTAL DATE: • M STAFF REPORT DATE: January 25, 1984 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: CUP-239 - PACIFIC RIVIERA - Request for Conditional Use Permit to allow a 146-unit senior resort hotel on a 3.6 acre site, immediately north of 7204 Ponto Drive (Coast Waste Management). I. RECOMMENDATION It is recommended that the Planning Commission ADOPT Resolution No. 2240 DENYING CUP-239, based on the findings contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The proposed project involves the development of 3.66 acres into a senior resort hotel, consisting of nine residential buildings, housing 146 units. The resulting density is 39.9 du/ac. The General Plan allows for a density in the 10-20 du/ac range in this area, however, Section 21.24.120 of the zoning ordinance states that hotel uses in the RD-M zone may double the density allowed by the General Plan. The project is proposed on a site that slopes gradually down from Carlsbad Boulevard at the western boundary of the site, to the railroad tracks along the eastern boundary. The Coast Waste Management business and Hi-Lo Flower Warehouse are adjacent to the southern boundary of the site. Property to the north is presently vacant. While part of the site is used as a truck storage lot for Coast Waste Management, the site is generally vacant. The project proposes two access points, one at the existing unimproved frontage road adjacent to Carlsbad Boulevard and a second access utilizing the existing easement serving the Ponto industrial uses south of the site. The only existing improved access into the entire area is through the Ponto interchange at Carlsbad Boulevard. The General Plan designates properties in the vicinity of this project for multi-family residential uses at 10-20 du/ac. This is true of the entire area between Carlsbad Boulevard and the railroad tracks in the southern part of the city. Densities are reduced as one goes east from the site. Staff anticipates that this area around and including Ponto will eventually become a large, multi-family residential community. The subject site is situated in the middle of this area. The project is proposed as a senior resort hotel. The applicant has indicated that the average length of stay for guests would be 1-4 weeks, but could be from single nights to several months. In terms of site design, the plan proposes a single centralized dining room which will provide daily meals for patrons. Individual rooms will not contain kitchens. On-site recreational facilities include shuffleboard courts, an exercise room, game room, and private and common roof deck and balcony sunning areas. The majority of the buildings will stand 35 feet high, with both tuck-under and open parking. III. ANALYSIS Planning Issues 1) Can the required finding for approval of a Conditional Use Permit, be made? Specifically: a) That the requested use is necessary or 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 proposed use is to be located; b) That the site for the intended use is adequate 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 traffic generated by the proposed use. DISCUSSION The proposed project is defined as a "senior resort hotel" by the applicant. The Land Use Element of the General Plan encourages hotel uses in areas "accessible to interregional traffic". As a result of restricted access along Carlsbad Boulevard and prohibited access along the railroad tracks and at the Poinsettia bridge, tourist access to the site would be very circuitous, an additional hazard for nonresidents of the area. The Land Use Element further states that "destination tourist facilities should be carefully controlled so as to protect the residential character of the community". Since the project is proposed in the middle of what staff foresees as a large, cohesive, multi-family community, it is probable that such a tourist-oriented development would disrupt the continuity of the area. -2- Since the applicant has indicated, however, that the project is not intended to cater to the travelling public, but to senior guests only, who may stay for months at a time, the project more closely resembles a senior housing project. The zoning ordinance requires that approval of senior housing projects include a finding that such project affords its residents easy access to community, commercial and service facilities. The City's intent is that such projects be within walking distance of these facilities, most preferably near the downtown area. The proposed project is several miles from downtown. The applicant has indicated a willingness to provide regular daily transportation to the downtown area. In addition, the proposed density of 39.9 du/ac is much higher than surrounding properties of 10-20 du/ac and lower. Staff foresees this as a land use incompatibility. The applicant, however, has indicated that the project will have smaller units, and in his opinion, less traffic and less overall impact than a conforming residential project might have on the site. Senior housing projects must also be accompanied by a conversion plan which demonstrates how the project can be altered to bring it into compliance with RD-M zoning requirements if its feasibility as a senior housing project diminishes. Since the City has encouraged these projects near the downtown area, and the project is several miles from downtown and no conversion plan has been submitted, staff could not support the development as a senior housing project. As a result of these factors, staff concludes that the proposed project could be defined as either a hotel or senior housing project, but the findings required for approval of either cannot be made. Defined as a hotel, staff cannot make the Conditional Use Permit findings of land use compatibility, harmony with the General Plan, and street system adequacy. Defined as a senior housing project, staff cannot make the Conditional Use Permit findings of land use compatibility (double surrounding density), convenient access to community, commercial, and service facilities, and adequate conversion plan. The applicant has been informed that a purely residential project, scaled down to within the allowable density range, compatible with development that will eventually surround it, would much more likely be looked upon favorably by staff. As it now stands, the project most closely resembles a hotel or senior project, but, from a planning standpoint, the site is most appropriate for an apartment or condominium project, consistent with existing zoning. Staff believes that the City ordinances include provisions for all three different land uses which include required findings, reflecting the City's goals regarding location for such uses. The project, as proposed, does not fit comfortably into any of the categories. -3- IV.ENVIRONMENTAL REVIEW The Land Use Planning Manager is unable to make a finding of nonsignificant environmental impacts on this project due to peotential land use compatibility and traffic impact issues. Therefore, a Negative Declaration has not been issued for this project. Attachments 1) Planning Commission Resolution No. 2240 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Exhibits "A" through "F", dated December 14, 1983 PJK:ad 1/10/84 -4- BACKGROUND DATA SHEET CASE NO: CUP-239 APPLICANT: PACIFIC RIVIERA REQUEST AND LOCATION: Conditional Use Permit to allow senior resort hotel just north of Coast Waste Management LEGAL DESCRIPTION: All that portion of the south two-thirds of Lot 4 (Southeast Quarter of the southeast Quarter) of Section 29, Twp. 12 South, Range 4 West, San Bernardino Meridian, in Cty of SD, State of CA APN; 214-160-19 214_160_24- Acres 3.66 Proposed No. of Lots/Units 121 units GENERAL PLAN AND ZONING Land Use Designation RMH Density Allowed 10-20 du/ac Density Proposed 33.6 Existing Zone RD-M Proposed Zone no change Surrounding Zoning and Land Use: joning Land Use Site RD-M Vacant North P-C Vacant South RD-M Industrial East Railroad Railroad West Carlsbad Blvd. Carlsbad Blvd. PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 121 Public Facilities Fee Agreement, dated October 25, 1983 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued June 18, 1984 E.I.R. Certified, dated Other, arcer tna \t further information APPLICANT: AGENT: MEI-SE3S: j^^ , you will be so Pacific Riviera Ltd., A California Limited Partnership Name (individual, partnership, joint venture, corporation, syndication) 401 West "A" Street. Suite 1200. San Die.go.'Ca. 92101 Business Address 456-0494 Telephone Number Balboa Canlt.alT.nrn.. ft Hal vf ni-ni a f.nrnnra ti nn (General Partner Name 401 West "A" Street, Suite 1200, San Diego; Ca. 92101 Business Address . • ... ; 619) 456-0494 Telephone Number .;•'•.."-'•*'' Max L. Eberh'-ardt', Pre's . Sole Shareholder, 6405 Cam. Aronimink Najtne -(individual, partner, joint . Home Addx-ess venture, corporation, syndication) . ' - ,^a Jolla Ca'. 92037 401 West "A" Street, Suite 1 2.Q_Q_>... San Diego. Ca. Q21JD1 Business Address . 619) 456-0494 Telephone Nuaher Telephone Number . Thomas,. R^_ Wa.dd.pJ ]._ .,...Limited, .Partner Borne Address 401 W. "A" Street, Suite 1200, San Diego, Ca. 92101 Business Address • . ' 238-1356 •.. Telephone Nuxiber Limited"Partners Telephone Number Ralph. Pesqueira, 401 W. "A" Street, .S. 1200, San Diego, Ca. 92101238-1356 paie p.rewg±± 1 03R Howard Ave.. Escondido. Ca . 92025 745-2015 747-3265Carl A_._ Becker ' P.O. Box 3393, Escondido, Ca-. 92025_ Ram S. Ratan, M.D. 5883.5. .San. Marino. Dr., .Yucca Valley, Ca:.. 92025(Attach more sheets zr necessary) ' . ' 365-7191 I/He declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it. will remain true and correct and may be' relied upon as being true and correct until amended. Pacific Riviera Ltd. by Balboa Capital ' Applicant Corp. U. P~ Agent, Ovmer, Partner DEVELOPMENTAL SERVICES LAND USE PLANNING OFFICE 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008-1989 (619) 438-5591 City of Cartebab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: (Coast Waste Management). Immediately north of 7204 Ponto Drive PROJECT DESCRIPTION: Conditional Use Permit to allow a 144-unit senior resort hotel on 3.6 acres. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Land Use Planning Office. A copy of the Negative Declaration with supportive documents is on file in the Land Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Comments from the public are invited. Please submit comments in writing to the Land Use Planning Office within ten (10) days of date of issuance. DATED: June 18, 1984 CASE NO: CUP-239 APPLICANT: Pacific Riviera PUBLISH DATE: June 23, 1984 MICHAEL J. HOMMILLER~> Land Use Planning Manager ND-4 5/81