HomeMy WebLinkAboutRP 84-11; Tamarack Beach Resort; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE:
MAY A, 1984 C2L
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SUPPLEMENTAL
STAFF REPORT
DATE: September 12, 1984
TO: Design Review Board/Planning Commission
FROM: Land Use Planning Office
SUBJECT: RP/CUP 84-11/CT 84-21 - TAMARACK BEACH RESORT - Request
for approval of a Redevelopment Permit, Conditional Use
Permit, Tentative Subdivision Map and Condominium Permit
to develop a hotel, restaurant and time-share
condominium project on the east side of Carlsbad
Boulevard between Walnut Avenue and Pine Avenue in the
V-R zone.
I. RECOMMENDATION
It is recommended that the Design Review Board and Planning
Commission APPROVE the Negative Declaration issued by the Land
Use Planning Manager. It is also recommended that the Design
Review Board ADOPT Resolution No. 038, recommending APPROVAL of
RP/CUP 84-11/CP-290 and that the Planning Commission ADOPT
Resolution No. 2331 recommending APPROVAL of CT 84-21 based on
the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is proposing to develop a combination hotel, time-
share condominium and restaurant project on 1.56 acres, located
as described above. To accommodate the proposed development, the
applicant is making the following requests:
1)
2)
3)
A Redevelopment Permit
A Tentative Subdivision Map and Condominium Permit to
create 54 time-share, one hotel and one restaurant
condominium
A Conditional Use Permit for 54 time-share condominiums
This project was considered on August 8, 1984 at a joint hearing
of the Design Review Board and Planning Commission. At that
meeting, concerns were expressed that the proposed parking would
not be adequate to accommodate the use, particularly with respect
to the number of two-bedroom time-share units. The request was
continued to tonight's meeting to allow the applicant the
opportunity to address this concern.
The applicant has redesigned the plans to provide additional
parking and to reduce the scale of the project. Eleven
additional compact spaces have been added to the underground
garage near the Pine Avenue entrance. The restaurant has been
reduced from 4350 square feet to 3600 square feet in size. The
hotel would include 23 as opposed to 27 rooms. The time-share
portion of the project, originally proposed as 54 two-bedroom
units has been revised to 30 one-bedroom and 24 two-bedroom
units.
The revised parking counts and ratios are as follows
Time Share Units
30 one-bedroom
one per unit 30 spaces
24 two-bedroom
two per unit 48 spaces
Hotel
23 rooms
one per room 23
Restaurant
one space/100 square feet 36
Total Required 137
Total Provided 138
The ratio of parking which has been significantly revised
pertains to two-bedroom time-share units. Two parking spaces
per two-bedroom unit would now be provided. Parking for one-
bedroom units would be provided at a ratio of one space per
unit.
In revising many of the two-bedroom units to one-bedroom units,
room sizes were reduced and, consequently, the scale of the
project. Units were deleted over the restaurant, lending a
stepped-back appearance from Walnut Avenue. The reduction in
building area was also utilized to provide a 40-foot break in
the Carlsbad Boulevard elevation, over the lobby. This area, on
the third floor, would become a sun deck, providing a view
corridor from the east and increased sunlight into the
recreation area.
Staff believes that the additional parking and reduction in
scale of the project should mitigate concern regarding adequacy
of parking, while providing view corridors and greater
architectural interest.
Attachments
1. Design Review Board Resolution No. 038
2. Planning Commission Resolution No. 2331
3. Planning Commission Staff Report, dated August 8, 1984, with
attachments
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APPLICATION SUBMITTAL DATE:
STAFF REPORT (D
DATE: August 8, 1984
TO: Design Review Board/Planning Commission
FROM: Land Use Planning Office
SUBJECT: RP/CUP 84-11/CP-290 CT 84-21 - TAMARACK BEACH RESORT
Request for approval of a Redevelopment Permit,
Conditional Use Permit, Tentative Subdivision Map and
Condominium Permit to develop a 27 unit hotel,
restaurant and 54 unit time-share condominium project on
the east side of Carlsbad Boulevard between Walnut
Avenue and Pine Avenue in the V-R zone.
I. RECOMMENDATION
It is recommended that the Design Review Board and Planning
Commission APPROVE the Negative Declaration issued by the Land
Use Planning Manager. It is also recommended that the Design
Review Board ADOPT Resolution No. 0 38, recommending APPROVAL of
RP/CUP 84-11/CP-290 and that the Planning Commission ADOPT
Resolution No. 2331 recommending APPROVAL of CT 84-21 based on
the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION
The applicant is proposing to develop a combination hotel, time-
share condominium and restaurant project on 1.56 acres, located
as described above. To accommodate the proposed development, the
applicant is making the following requests:
1)
2)
3)
A Redevelopment Permit
A Tentative Subdivision Map and Condominium Permit to
create 54 time-share, one hotel and one restaurant
condominium
A Conditional Use Permit for 54 time-share condominiums
The project site is comprised of three lots fronting on Pine
Avenue, Carlsbad Boulevard and Walnut Avenue. The subject
property is currently occupied by three structures, Carlsbad
Market, Seaside Yogurt House and Jeanne Garcia's Beachwear and
Real Estate Shop. All would be removed to accommodate the
proposed development.
The project would include 27 hotel rooms, 54 time-share
condominium units and a 4350 sq. ft. restaurant and patio area.
The mixed use project would be developed in a single, three story
building. Parking would be provided underground and in a smaller
lot, at street grade, covered by the structure. A semi-circular
driveway off Carlsbad Boulevard would accommodate hotel guests
checking in and provide access to the underground lot. Access to
both the street grade and subterranean parking lots would be
derived from Walnut Avenue. An additional entry to the
underground lot would be provided from Pine Avenue.
The General Plan shows Travel Service (TS) for the subject
property. The hotel and restaurant are specifically listed in
the designation. The time-share units are consistent in that
they are a resort use developed in conjunction with specific
travel service uses.
III. ANALYSIS
Planning Issues
1) Is the proposed project consistent with the goals and
objectives of the Village Design Manual?
2) Is the site design and on-site circulation
satisfactory?
3) Since the Time-Share Ordinance (Section 21.04.357)
allows time-share projects only upon approval of a
conditional use permit, can the findings required for
such approval be made? Specifically;
a) That the requested use is desirable for the
developmentt of the community;
b) That the site for 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;
e) That this project is located in reasonable
proximity to an existing resort or public
recreation area;
f) That this project can function financially and
geographically as a successful time share project;
g) That this project will not be disruptive to
existing or future uses in the surrounding
neighborhood.
4) Can all of the findings, required for approval of a non-
residential planned development, be made? Specifically;
a) Will the granting of this permit be consistent with
the code, the general plan, applicable specific
plans, master plans, and all adopted plans of the
City and other governmental agencies?
b) Is the proposed use at the particular location
necessary and desirable to provide a service or
facility which will contribute to the general well-
being of the neighborhood and the community?
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c) will such use be detrimental to the health, safety
or general welfare of persons residing or working
in the vicinity, or injurious to property or
improvements in the vicinity?
d) Does the proposed non-residential planned
development meet all of minimum development
standards of the underlying zone, except for lot
area?
Discussion
The proposed project is located in Subarea 5 of the Village
Redevelopment Area. This subarea is envisioned to serve as the
major tourist/tourist commercial related center for the
Redevelopment Project Area. The Village Design Manual states
that travel-service areas and bonafide restaurants are
encouraged uses within the subarea. As such, the proposed
hotel, time-share, restaurant project would be consistent with
the goals and compatible with the uses designated for this area.
Staff believes that the site is well-designed with adequate
parking and circulation. The building is sited to maximize
ocean views and stepped back from street corners to soften the
building mass. The use of underground parking allows greater
utilization of the site. On-grade parking would be screened
from Carlsbad Boulevard by the restaurant, planters, pillars and
arches.
Staff also believes that on-site circulation would function
well. Three driveways, one from each of the adjoining streets,
would provide access to the subterranean parking lot. Driveways
to the street grade and underground parking lots would be
constructed side-by-side on Walnut Avenue. To avoid traffic
conflicts, the developer would install a traffic control light
activated by a sensor loop in the ramp to the subterranean lot.
The Time-Share Ordinance allows that, with City Council
approval, parking requirements for such projects may be reduced
to one space per unit. Since the proposed time-share project is
clearly a vacation resort, with owners seldom using more than
one vehicle while on vacation, staff recommends this reduction.
By code, parking requirements for hotels are one space per unit.
Restaurant requirements are one space per 100 square feet of
floor area, up to 4,000 sq. ft. and one space per 50 square feet
thereafter.
A such, parking space totals for the site are:
Time-share 54
Hotel 27
Restaurant 47
127 Total space required
As shown on Exhibits "C" and "D", the underground garage would
accommodate 93 parking spaces and the surface lot, 36 spaces.
This would provide 129 spaces, or two more than the requirement.
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staff believes that the findings required for approval of time-
share condominiums can be made. The proposed project is
consistent with the TS, Travel Service, land use designation
specified for this property by the General Plan. As previously
noted, the project is also consistent with the goals and
objectives of the Village Redevelopment Plan. Staff, therefore,
believes that approval of the requested use is desirable for the
development of the community and village redevelopment.
The site is adequate in size and shape to accommodate the
proposed use. The project, as conditioned, would incorporate
all of the yards, setbacks, walls, landscaping and other
features necessary to adjust the use to other uses, existing and
permitted in the area. The street system serving the site has
also been determined to be adequate to accommodate traffic
generated by the proposed use.
The subject property is directly across Carlsbad Boulevard from
the beach and City picnic facilities. Public access to the
beach and the village central business district are in close
proximity to the site. Staff believes that the project
location, within walking distance to shopping and the beach,
assures a high probabilitiy of a successful time-share project.
Staff does not anticipate that the project would be disruptive
to existing or future uses in the surrounding neighborhood.
Time-share projects are neither commercial nor residential in
nature. Rather, they are viewed as a "resort" use. As such,
they are considered compatible with either category of use.
Staff believes that, at this location, the proposed project
would create a good transition between commercial and multiple-
family residential uses.
The Time-Share Ordinance requires that, if a project is proposed
with reduced standards, the applicant shall provide a conversion
plan demonstrating how the project could be altered to bring it
into conformance with the City's Planned Development Ordinance.
Previously approved projects included plans converting time-
share units to residential condominium units. In this instance,
however, while time-share units are consistent with the
underlying Travel Service land use designation, residential
condominium units would not.
In light of the project location, amenities provided and in close
proximity, relationship with the Village and consistency with the
General Plan, staff believes that the interests of the community
would be better served by conversion to a hotel use should the
project become infeasible as a time-share. The project satisfies
all requirements of the non-residential Planned Development
Ordinance and standards for hotels. A conversion plan,
therefore, would not be necessary. Staff is, however,
recommending as a condition of approval that the developer enter
into agreement with the City for the operation of the project as
a hotel should conversion be necessary.
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The applicant is proposing to subdivide the property into 56
airspace condominiums. The proposed condominiums would encompass
54 time-share units, a hotel unit and restaurant unit. Staff
believes that the proposed subdivision satisfies all requirements
of the Zoning Ordinance and Subdivision Map Act and that all
findings necessary for approval of a non-residential planned
development can be made.
As previously discussed, the proposed project is consistent with
the City's General Plan and Village Redevelopment Plan and a
desirable use at this location. The project would not be
detrimental to the health, safety or general welfare of persons
residing or working in the vicinity. Staff believes that the
proposed project would be compatible with adjoining uses. A
condition of approval is being recommended to require a solid
masonry wall along the easterly property line to provide an
additional buffer.
Finally, the project satisfies all development standards of the
V-R zone. No reduction in zoning standards is being proposed.
The Non-Residential Planned Development process is being utilized
only to accommodate the condominium subdivision. The project
satisfies all zoning requirements as proposed or as a hotel,
should conversion ever become necessary.
Overall, staff believes that the proposed project is consistent
with the goals and objectives of the Village Design Manual, is
well-designed and that all of the findings necessary for approval
of the requested conditional use permit and non-residential
planned development.
IV. ARCHITECTURE/DESIGN
The project would be constructed in a California Mediterranean
style. The building would feature a terra cota tile roof against
pale terra cotta/peach walls. Aqua to turquoise accent colors
would highlight trim and canvas awnings. The use of pillars and
arches would provide interest and shadow relief. An extensive
landscaping plan is also proposed.
V. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and,
therefore, issued a Negative Declaration on July 17, 1984.
ATTACHMENTS
1) Planning Commission Resolution No. 2331
2) Design Review Board Resolution No. 038
3) Location Map
4) Background Data Sheet
5) Disclosure Form
6) Environmental Documents
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LOCATION MAP
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TAMARACK BEACH RESORT
RP/CUP 84-11
CP-290
CT 84-21
BACKGROUND DATA SHEET
CASE NO: RP/CUP 84-11/CT 84-21/CP-290
APPLICANT: Tamarack Beach Resort
REQUEST AND LOCATION: RP, CUP, tentative subdiv. map and CP to develop a 27
unit hotel, restaurant & 54 unit time-share oondominium project on the east"
side of Carlsbad Blvd between Walnut Ave, and Pine Ave, in the V-R zone.
LEGAL DESCRIPTION: A portion of Tracts 201 & 202 of Thum Lands, in the City of
Carlsbad, according to Map thereof No. 1681, filed in the Office of the County
Recorder, Decentoer 9, 1915 APN: 204-123-09,lOTTl
Acres 1.56 Prcposed No. of Lots/Units 56
GENERAL PLAN AND ZONING
Land Use Designation TS
Density Allowed N/k Density Proposed
Existing Zone V-R Proposed Zone
Surrounding Zoning and Land Use:
Zoning Land Use
Site VR MarketAogui^t Shop/Beach Wear/
Real Estate Shop/Vac/Beach
North VR View Lodge
South R-3 Vac/Ppts
East R-3 j^ts/Condos
West 06 Ocean
PUBLIC FACILITIES
School District N/A Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued July 17, 1984
E.I.R. Certified, dated
Other,
If aft«r the information "ou have submitted has been rev-•wed, it is determined
Oiat further information ^required, you will be so ad Ad.
APPLICANT;
AGENT:
MEMBERS:
Wave Crest II, A California Ltd. Partnership
Name (individual, partinership, joint venture, corporation, syndication)
1400 Ocean Ave., Del Mar, CA 92014
Business Address
(619) 755-1513
Telephone Number
Luke-Dudek, Civil. Engineers
Name
575 Second St., Encinitas, CA 92024
Business Address
(619) 942-5147
Telephone number
William L. Ccuiepa
Name (individual, partner, joint
venture, corporation, syndication)
1400 Ocean Ave., Del Mar, CA
532 Neptune Ave., Encinitas
Home Address
Business Address
755-1513
Telephone Nuzsber
Stephen W. Adams
Telephone Number
1010 Hermes Ave., Leucadia
Eome Address
1400 Ocean Ave., Del Mar, CA
Business Address
755-1513
Telephone Nuaber
Jeffrey T. Adams
Telephone ^tumber
1761 Haydn, Cardiff
Home Address
1400 Ocean Ave.. Del Mar
Business Address
755-1513
Business Phone
(Attach more sheets if necessary)
lA^e 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.
y27n,^y3^A^
Paj^l R. Wopschal ner
Wave Crest II, A California Ltd. Partnership
Applicant
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Agent, OuTier, Partner
iam L. Canepa