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HomeMy WebLinkAboutRP 84-11; Tamarack Beach Resort; Redevelopment Permits (RP)APPLICATION SUBMITTAL DATE: MAY A, 1984 C2L c 5' 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 CDN:ad 9/4/84 -2- 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? -2- 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. -3- 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. -4- 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 CDN:bw 7/26/84 LOCATION MAP J I ' ' ' LJ L OUANO AVI Ji I ' " ' SYCAMORE AVf MAPLI k\ rl ILM AVI fl OAK AVI WALNUr AVI CMISTNUT AVI TT 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 /^i^^c L/^-^-^PT^ wij.1 Agent, OuTier, Partner iam L. Canepa