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HomeMy WebLinkAboutLCPA 96-11; Seapointe Resort Expansion; Local Coastal Program Amendment (LCPA) ne City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: March 19,1997 Application complete date: January 15, 1997 Project Planner: Christer Westman Project Engineer: Ken Quon SUBJECT: GPA 96-04/ZC 96-05LCPA 96-11 - SEAPOINTE RESORT EXPANSION - An amendment to the General Plan and Local Coastal Program land use maps to change the designations from Office to Travel RecreatiodCommerciaI and the Zoning Map from Office to Commercial-Tourist on a .5 acre parcel located on the northeast corner of Island Way and Surfside Lane in Local Facilities Management Zone 22. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4075 RECOMMENDING APPROVAL of the Negative Declaration and addendum to EIR 93-01 and ADOPT Planning Commission Resolutions No. 4076, 4077 and 4078 RECOMMENDING APPROVAL of the General Plan Amendment, Zone Change, and Local Coastal Program Amendment based on the finding and subject to the conditions contained therein. 11. INTRODUCTION This application is a request for approval of a General Pan Amendment, Zone Change, and Local Coastal Program Amendment for a vacant .5 acre parcel located at the northeast corner of Surfside Lane and Island Way. The existing land use designation is Office. The requested land uses are Travel Services/ Commercial and Commercial-Tourist. The applicant will submit development applications for the addition of 17 timeshare units on the property if the requested land use changes are approved. 111. PROJECT DESCRIPTION AND BACKGROUND The site is located to the east of Surfside Lane at the intersection of Island Way. The site under consideration is vacant, has been previously used for agriculture, is currently used occasionally for parking, and has a General Plan and a Zoning designation of Office (0). The Mello I1 segment land use designations of the Coastal Program are consistent with the Carlsbad General Plan and Zoning. The project site was analyzed within a larger study, Seapointe Carlsbad, in 1986 to determine appropriate land uses for an approximate 340 acre area. The study recommended that the property, P3a (project site), be designated as Residential Medium High (RMH) with an alternative of Office (0). The rationale for RMH was that a residential designation would create a solid block of housing from Poinsettia Lane to just south of Palomar Airport Road. However, acknowledging the existence of the Encina Wastewater Treatment Plant to the northeast and its primarily nocturnal odor impacts, an alternative land use of Ofice was recommended. GPA 96-04/ZC 96-05/LCE.n 96-1 1 - SEAPONTE RESORT EXPALUSION MARCH 19,1997 The City chose to adopt the alternative land use of Office because of its proximity to the treatment facility. The "0" designation was considered more appropriate than residential because daytime odor impacts fkom the treatment plant are less and an office is used primarily during the daytime. Also, because there are exceptional view opportunities, the location was considered to be prime for view offices. Since the adoption of the Seapointe General Plan Amendment, extensive work has been done on the Encina Wastewater Treatment Facility to inhibit the release of odors into the surrounding area. The study included a short discussion of the site as a visitor or recreation oriented location. The study stated that because the site is located away from the Palomar Airport Road and Poinsettia Lane freeway intersections, it is less competitive as visitor or recreation serving. However, the view was noted as desirable for office or residential. In May 1994, the City approved a similar request for the property immediately to the north. That site has been developed as the Seapointe Resort. The applicant's intention is to follow favorable land use decisions at City Council and Coastal Commission with development plans for the expansion of the Seapointe timeshare resort by 17 units. IV. ANALYSIS Issues: 1) Is the proposed Travel Services land use comparable with the existing Office land use? 2) Is the proposed land use compatible with surrounding land uses? 3) Is the proposal consistent with the policies of the Local Coastal Program? 4) Will the proposal impact the Zone 22 Local Facilities Plan? The proposal is to amend the Site's General Plan designation from Office to Travel Serviced Commercial. Goals of the General Plan Land Use Element include: 1) the generation of commercial enterprises that support local industries, population and tourist trade, and 2) the encouragement of development only in those areas which can best support a change in land use without impact. The proposed use is directly associated with the tourist trade and as seen in the following discussion, it can reasonably be anticipated that development of the site will not create significant impacts. Existing vs. ProDosed A comparison of office development versus timeshare development shows that they have some potentially similar physical characteristics. Both uses are allowed up to 35 feet or 45 feet in height GPA 96-04/ZC 96-05LCkn 96-1 1 - SEAPONTE RESORT EXPAllSION MARCH 19,1997 PAGE 3 by a Site Development Plan approved by the City Council. Lot coverage for an office building with underground parking in the 0 Zone is permitted up to 75%. Lot coverage for a timeshare within the C-T Zone is similarly, but to a lesser degree, restricted by setbacks. Therefore, either use could potentially be developed with a similar height and mass. Other benchmarks for comparison are Average Daily Traffic (ADT), Equivalent Dwelling Units (EDU) for the purpose of estimating sewer capacity and Gallons Per Day (GPD) for estimating water needs. Generation rates have been established by the San Diego Association of Governments (SANDAG) which are commonly used to identify anticipated ADT. The SANDAG rate for a resort hotel is 8 ADT per room and the rate for standard office is 20 ADT per 1000 square feet of building area. As seen in Table I below an office building of approximately the same size as the proposed timeshare would produce greater daily traffic. ll TABLE 1 II AVERAGE DAILY TRAFFIC (ADT) USE RATE ADT 17 unit timeshare expansion 08 I unit 136 9,000 sq. ft. office 20 I 1000 sq. Et. 180 Offices have peak traffic in the morning and evenings and a timeshare would have traffic activity spread out during the day. The effect of fewer ADT and staggered daily trafEc activity associated with a timeshare is a reduction of potential traffic related impacts to roadways and intersections. In addition to the amount of traffic generated, the traffic patterns would also change. If the site were to develop as an individual office building, it would need to take access from either Island Way, which serves a residential area known as La Costa Downs, or from the south end of Surfside Lane near the intersection with Island Way. Merging the site with the existing project to the north allows for traffic to be directed to the northern end of Surfside Lane, away from both the intersection with Island Way and from within La Costa Downs. A review of the EDU and GPD shows that a timeshare will create a greater contribution to sewers and require a greater daily supply of water. These comparisons are shown in the following Table 11. TABLE 11 EQUIVALENT DWELLING UNITS (EDU) and GALLONS PER DAY (GPD) USE EDU RATE EDU GPD RATE GPD 17 unit hotelltimeshare .6 I unit 10.2 x 220 2,244 9,000 sq. ft. office 1 I 1800 sq. ft. 5 x 220 1,100 GPA 96-04IZC 96-05LCPi 36- 1 1 - SEAPOINTE RESORT EXPA\ dION MARCH 19,1997 How the property will be used is another factor to consider. The site would change from daytime office use, to 24 hours for a timeshare. A 24 hour site occupancy could result in evening noise and light generation. Guest room lights will be on during hours that an office building would typically be dark. Televisions or radios may be used during the evening hours while an office would typically be unoccupied by workers and would therefor be silent. However, custodial services for an office may be provided during evening hours and would require that lights be on. An office or a timeshare may have security lighting which could be on fiom dusk till dawn. A timeshare could have very similar physical characteristics as an office. However, traffic generation and peak hour intersection impacts created by a timeshare are less than an office, assuming they are equal in size. Compatibilitv with Surrounding Uses and Zones The property located immediately to the west is City-owned land containing a stretch of Carlsbad Boulevard right-of-way. Directly west of Carlsbad Boulevard is the northern end of the South Carlsbad State Beach campground. Property to the north is the Seapointe Resort and directly to the south is a vacant residential subdivision, La Costa Downs, and the Lanikai Mobilehome Park. East of the site is the NCTD railroad right-of-way and vacant land zoned for OfficePlanned Industrial. The proposed Commercial-Tourist (C-T) land use is in many ways compatible with existing surrounding uses. The state beach campground and the proposed timeshare are similar in that both are intended to attract visitors to the California coast. The length of stay and number of guests per timeshare unit or campground space could reasonably be the same. Access to both sites are separate and will therefor not conflict. The hours of activity for either site can also be expected to reasonably be the same. Carlsbad Boulevard acts as a buffer between the two uses, however, exterior lighting fiom the project site may intrude into the northernmost camp sites. The residential properties directly to the south, La Costa Downs and Lanikai Mobilehome Park, by nature of their locations and shared point of access to Carlsbad Boulevard have the greatest potential for a concern of compatibility with the proposed land use. Lots within the La Costa Downs subdivision begin approximately 70 feet south of the project site and this transitional distance does provide some buffer. However, depending on the nature of two neighboring uses, distance alone may not be adequate. Primary concerns raised by La Costa Downs lot owners are: the physical presence, height and bulk, of a multi story building; potential loss of ocean views; potential traffic related impacts and general compatibility with the surrounding area. Preliminary design studies of the subsequent 17 unit expansion illustrate that there will not be significant compatibility impacts to the La Costa Downs subdivision. Maximum allowable height within the proposed C-T Zone is 45 feet (if approved by the City Council) and the maximum height allowed in the La Costa Downs Specific Plan is 25 feet. Although there is the potential for a 20 foot height differential between developments on the two sites, the distance between sites will provide the greatest amount of relief. This is because in - - GPA 96-04/ZC 96-05/LCP, - 36-1 1 - SEAPOINTE RESORT EXPA \ &ION MARCH 19,1997 PAGE 5 addition to the width of Island Way, development on the project site as well as any future residential development within La Costa Downs will be required to incorporate setbacks. The setbacks could add another 20 feet of separation between structures. The design of development on the project site will be additional opportunities for the creation of a transition from the project site to the La Costa Downs subdivision. Natural light or air to the La Costa Downs will not be reduced or denied as a result of development of the project site. Development of the site in any form has the potential for impairing views directly to the north from the southerly properties. However, the focus of the views in the area is the Pacific Ocean which lies to the west. Those properties to the south which have views of the ocean will therefore not be impacted by development of the project site. In addition, the City has not adopted a view preservation ordinance which guarantees existing views. Views from the industrial/office properties directly east will be obstructed to some degree by any development which lies to the west. The proposed timeshare use of the property has the potential for creating noise and/or light during evening hours that may not be present with an office use. However, projects can be designed to locate noise sources away from sensitive receptors, regulated to limit hours of exterior noise production and designed to shield light sources. To date, there have been no complaints registered against the existing timeshare/hotel regarding noise and light intrusion on surrounding properties. The applicant has submitted development applications for permit approval of an additional 17 units for the exiting timeshare resort. The review of those applications will include the implementation of measures which will create a reasonable transition between properties with differing land uses. Local Coastal Promam The project site is within the Mello I1 segment of the Carlsbad Local Coastal Program and is designated as Office. Discussion of the appropriateness of the proposed Local Coastal Program Amendment (LCPA) is nearly the same as the General Plan discussion. The LCPA is required because the LCP and the City's General Plan must be consistent. The LCP encourages lateral access to the beach (Policy 7-3), visual access (Policies 7-13 & 8-1), and the inclusion of a limited amount of hotel/motel within the study area (Policy 6-5). Consistent with the intent of the LCP, access to the beach is considered a priority if the land use change is to be granted. The proposal of a timeshare/hotel will generate a greater use of the beach than the existing office designation. Future development should also be reasonably sensitive to views of the ocean and coast line. The goal of providing hotel/motel within the Coastal Zone can be achieved through implementation of the proposal. Growth Management The proposed General Plan amendment will result in a reduction of the Average Daily Traffic (ADT) and will not require that existing or planned facilities be increased. Because no new conditions will be required within the Local Facilities Management Plan (LFMP) an amendment to GPA 96-04/ZC 96-05/LCPtA 96- 1 1 - SEAPOINTE RESORT EXPAr\( jlON MARCH 19,1997 the plan has not been required. Notice of a land use change within the LFMP would be provided administratively through an addendum sheet within the zone plan. With sensitive design, the proposed land use can be compatible with the surrounding land uses. During design of a specific project, consideration should be given to the limitation of noise and light onto adjacent properties during evening hours as well as a transition between adjacent properties. V. ENVIRONMENTAL REVIEW An environmental analysis of the proposed project was conducted and no significant impacts were identified. Specifically the change of land use was assessed as not having an adverse impact on the environment and a negative declaration was issued by the Planning Director. An addendum has been included to the Master Environmental Impact Report for the General Plan, EIR 93-0 1, which amends the project description to include this property as TraveVRecreation Commercial versus Office. A brief discussion that the land use change does not have associated impacts is included. ATTACHMENTS: 1. 2. 3. 4. 5. 6. 7. 8. 9. Planning Commission Resolution No. 4075 Planning Commission Resolution No. 4076 Planning Commission Resolution No. 4077 Planning Commission Resolution No. 4078 Location Map Background Data Sheet Disclosure Statement Addendum dated March 19,1997 Exhibit “A”-“B” dated March 19, 1997. CW:bk \ SEAPOINTE RESORT EXPANSION GPA 96-04lZC 96-05lLCPA 96-1 I BACKGROUND DATA SHEET / CASE NO: GPA 96-04/ZC 93-05LCPA 93-04 CASE NAME: SEAPOINTE RESORT EXPANSION APPLICANT: Continental Commercial Corporation REQUEST AND LOCATION: Amendment to the General Plan and Local Coastal Program land use maps from Office to Travel Services Commercial and the Zoning MaD from Office to Commercial-Tourist on proDertv located east of Carlsbad Boulevard at Anacaua. LEGAL DESCRIPTION: A Dortion of Lots 1 and 2 in fractional Section 20. TownshiD 12 South, Range 4 West, San Bernardino Base and Meridian, in the City of Carlsbad, Countv of San Diego, State of California, according to Official Plat thereof. APN: 2 14-01 0-0 1 Acres: 8.02 Proposed No. of Lots/Units: 78 units GENERAL PLAN AND ZONING Land Use Designation: Office Density Allowed: N/A Density Proposed: N/A Existing Zone: Office Proposed Zone: Commercial-Tourist Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning Requirements) Zoning Land Use Site Office Office - vacant North Open Space Open Space - vacant South Office Office - vacant East Transportation Corridor West Open Space Open Space - vacant PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad - Eauivalent PFF Equivalent Dwelling Units (Sewer Capacity): N/A Public Facilities Fee Agreement, dated: August 12, 1993 ENVIRONMENTAL IMPACT ASSESSMENT (XI 0 Negative Declaration, issued March 22, 1994 Certified Environmental Impact Report, dated 0 Other, DISCLOSURE STATEMENT APPLICANT'S STATEMENT OFDISCLOSURE OR CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMIITEE (Please Print) The following information must be disclosed: 1. APDiicant List the names and addresses of all persons having a financial interest in the application. Grand Pacific Resorts 5050 Avenida Encinas Suite 200 Carlsbad, CA 92008 2. Owner List the names and addressees of all person having any ownership interest in the property involved. Kristopher & Elizabeth Sbhulte Schulte Insurance Auencv 937 1st Ave.. Ste, 701 Encinitas, C A 92024 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. DISCL 2 %%% Palm?: Dr. - Carlsbad. CA 92009-1576 - (61 9) 438-1161 - FAX (67 9?%0€?94 1 f? @ D , .. I; Disclosure Statement c- r- 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No - If yes, please indicate person@) Person is defied as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, txust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) \ Kristopher Schulte Print or type name of owner %n&V 3 skr'*e Print or &e name of applicant -%\&I 9 u&&'-&p& Signa&&% ot Owner/date 4 Elizabeth Schulte name of owner DISCLOS.FRM 2/96 PAGE 1 of 2 ,--. EIR 93-01 addendum #1 March 19,1997 ADDENDUM TO MEIR PROJECT DESCRIPTION A request has been made to change the General Plan Land Use designation of a .5 acre parcel of land from Office to TravelRecreation Commercial. The effect is a change to the EIR 93-01 project description to include the potential development of the .5 acre. piece as TraveVRecreation Commercial versus Office. CHANGE IN IMPACTS There will be no change in impacts. The proposed land use, TravelRecreation Commercial will have the same development standards as the original land use designation. The development potential of the site will not be increased nor will it be decreased by virtue of the land use change. The use of the property will be slightly altered in that as a TravelRecreation Commercial site the Average Daily Traffic (ADT) will be reduced from that of an office development. The net effect will be a reduction in impacts because there will be less traffic impacts on surrounding roads and intersections and subsequently an incremental decrease in the cumulative contribution to air quality . EXHIBIT "A" SEAPOINTE RESORT EXPANSION GPA 96-04lLCPA 964 1 EXHIBIT "B" EXISTING: 0 PROPOSED: C-T SEAPOINTE RESORT EXPANSION ZC 96-05