HomeMy WebLinkAbout1996-09-18; Planning Commission; Resolution 3986e e
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PLANNING COMMISSION RESOLUTION NO. 3986
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
FOR 161 TIMESHARE UNITS, 90 HOTEL UNITS AND 3
RESTAURANTS ON 12.20 ACRES GENERALLY LOCATED
ON THE WEST SIDE OF ARMADA DRIVE NORTH OF
PALOMAR AIRPORT ROAD WITHIN PLANNING AREA 3 OF
THE CAFUSBAD RANCH SPECIFIC PLAN
CASENAME: CARLSBAD RANCH HOTEL AND
CASE NO.: SDP 96-01
WHEREAS, Grand Pacific Resorts, Inc. “Developer”, has filed a verifie
application with the City of Carlsbad regarding property owned by CARLTAS, “Ownel
described as
APPROVAL OF SITE DEVELOPMENT PLAN NO. SDP 96-01
TIMESHARE RESORT
Lot 14 of Carlsbad Tract No. 92-7 in the City of Carlsbad,
County of San Diego, State of California, according to map
thereof No. 13215, filed in the Office of the County Recorder
of San Diego County on June 30,1995
(the “Property”); and
WHEREAS, said verified application constitutes a request for a Si
Development Permit as shown on Exhibits “A” - “P”, dated September 18, 1996, on file
the Planning Department (Carlsbad Ranch Hotel and Timeshare Resort, SDP 96-01), a
as provided by Chapter 2 1.06 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the lSfh day of Septembc
1996, hold a duly noticed public hearing to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering 2
testimony and arguments, if any, of all persons desiring to be heard, said Commissic
considered all factors relating to SDP 96-01.
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plannir
Commission of the City of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commissic
RECOMMENDS APPROVAL of Site Development Plan, SDP 96-01, bas(
on the following findings and subject to the following conditions:
Findings: -
1. That the requested use is properly related to the site, surroundings and environment
settings, is consistent with the various elements and objectives of the General Pla
will not be detrimental to existing uses or to uses specifically permitted in the area
which the proposed use is to be located, and will not adversely impact the si1
surroundings or traffic circulation, in that the project design complies with tl
requirements of the Carlsbad Ranch Specific Plan which was found to 1
consistent with the various elements and objectives of the General Plan. Varyil
building setbacks have been incorporated into the project design. Sever
pedestrian connections to the promenade walkway which runs along the westel
and southern edges of the site have been provided to encourage pedestris
usage. The proposed uses are permitted by the Carlsbad Ranch Specific Pla
No adverse impacts onsite or on surrounding properties are expected to occu
based on the project design which contains adequate building and landsca]
setbacks to provide a transition to adjacent properties.
2. That the site for the intended use is adequate in size and shape to accommodate tl
use, in that all applicable code requirements have been met, building coverage
27.3 % while 50% is permitted, 38% of the total site area will be landscape
and 11% of the surface parking lot area will be landscaped while tl
requirement is for a minimum of 3% landscaping in the parking area.
3. That all yards, setbacks, walls, fences, landscaping, and other features necessary
adjust the requested use to existing or permitted future uses in the neighborhood w
be provided and maintained, in that the promenade wall and required buildil
setbacks will provide a buffer with the adjacent agricultural area. Varyil
building setbacks have been provided to reduce the amount of building ma
along the perimeter setback areas. Adequate vehicle circulation has bel
provided, in addition to loading spaces, and a shuttle bus parking space. T:
project is proposed to be developed in phases and staff has conditioned t
future phase building areas to be landscaped as required by the Landsca
Manual since the site has been identified as being highly visible to the pub1
warranting immediate treatment (Landscape Manual Section E.3-1.2-2.1~).
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PC RES0 NO. 3986 -2-
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4. That the street systems serving the proposed use is adequate to properly handle 2
traffic generated by the proposed use, in that the project will generate 3,600 averaj
daily trips (ADT) which corresponds to the maximum ADT projected in tl
Carlsbad Ranch Specific Plan Program EIR for this planning area. T1
required circulation improvements identified for the Carlsbad Ranch WI
therefore still be adequate to accommodate the vehicle trips generated by th
project.
5. The project complies with the development standards and design guidelines 1
the Carlsbad Ranch Specific Plan (SP 207(A)).
6. A growth management park fee of 40 cents per square foot of non-residenti
development will be collected at the time of building permit issuance. This fc
will be used to construct recreational facilities to offset the demand created l
employees within Zone 13.
7. The following findings are made to permit the building height of the project
exceed a height of 35 feet and 3 levels as provided for in the Carlsbad Rant
Specific Plan:
a) The buildings do not contain more than three levels as shown on tl
project exhibits.
b) The required setbacks are not required to be increased pursuant
Section 111. D. 1. b. as the setbacks required for Planning Area 3 are E
greater than the requirements of the C-T Zone.
c) The buildings conform to the requirements of Section 18.04.170 of tl
Carlsbad Municipal Code.
d) The allowed height protrusions as described in Section 21.46.020 of tl
Carlsbad Municipal Code do not exceed 45; with the exception
architectural features which do not exceed a height of 55 feet and: (1) (
not function to provide usable floor area; (2) do not accommodate and/(
screen building equipment; (3) do not adversely impact adjace
properties; (4) are necessary to ensure a building’s design excellence; a1
(5) are restricted to no more than 3 percent of the total roof surface area
the structure from which it protrudes as demonstrated on the proje
exhibits.
8. The Planning Commission finds that:
a) there was an EIR certified in connection with the prior Specific P1:
Amendment (SP 207(A)) and related actions;
b) the project has no new significant environmental effect not analyzed
significant in the prior EIR; and ll PC RES0 NO. 3986 -3-
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c) none of the circumstances requiring Subsequent 6r a Supplemental EIR undc
CEQA Guidelines Sections 15 162 or 15 163 exist.
9. The Planning Commission finds that all feasible mitigation measures or proje
alternatives identified in the EIR 94-01 which are appropriate to this Subseque:
Project have been incorporated into this Subsequent Project.
10. The project is consistent with the City-Wide Facilities and Improvements Plan, tl
applicable local facilities management plan, and all City public facility policies ar
ordinances since:
a) The project has been conditioned to ensure that the final map will not 1
approved unless the City Council finds that sewer service is available to serc
the project. In addition, the project is conditioned such that a note shall 1
placed on the final map that building permits may not be issued for the proje
unless the District Engineer determines that sewer service is available, ar
building cannot occur within the project unless sewer service remail
available, and the District Engineer is satisfied that the requirements of tl
Public Facilities Element of the General Plan have been met insofar as thc
apply to sewer service for this project.
b) Statutory School fees will be paid to ensure the availability of school faciliti
in the Carlsbad Unified School District.
c) All necessary public improvements have been provided or are required
conditions of approval.
d) The Developer has agreed and is required by the inclusion of an appropria
condition to pay a public facilities fee. Performance of that contract a~
payment of the fee will enable this body to find that public facilities will '
available concurrent with need as required by the General Plan.
1 1. The project has been conditioned to pay any increase in public facility fee, or ne
construction tax, or development fees, and has agreed to abide by any additior
requirements established by a Local Facilities Management Plan prepared pursuant
Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continul
availability of public facilities and will mitigate any cumulative impacts created 1
the project.
12. This project has been conditioned to comply with any requirement approved as part
the Local Facilities Management Plan for Zone 13.
13. The project is consistent with the Comprehensive Land Use Plan (CLUP) for t
McClellan-Palomar Airport, dated April 1994, in that as conditioned an acoustic
study is required to show how the interior noise level will attenuate to 45 decibc
CNEL and the applicant shall record an avigation easement. The project
compatible with the projected noise levels of the CLUP; and, based on the noise/la
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use compatibility matrix of the CLUP, the proposed land use is compatible with tl
airport, in that exterior noise levels on-site are acceptable for the proposed us
interior noise levels will be attenuated to 45 decibels CNEL, and an avigatia
easement will be recorded.
14. The project is consistent with the City’s Landscape Manual, adopted by City Counc
Resolution No. 90-384.
15. The Planning Commission has reviewed each of the exactions imposed on tl
Developer contained in this resolution, and hereby finds, in this case, that tl
exactions are imposed to mitigate impacts caused by or reasonably related to tl
project, and the extent and the degree of the exaction is in rough proportionality to tl
impact caused by the project.
16. The Planning Commission finds pursuant to section 21.42.010(10)(vi) that tl
timeshare project is located in reasonable proximity to an existing resort t
public recreational area and, therefore, can financially and geographical
function as a successful timeshare project and that the project will not 1
disruptive to existing or future uses in the surrounding neighborhood in that tl
project is located within the Carlsbad Ranch Specific Plan adjacent to the futu.
LEGOLAND Carlsbad Theme Park, the Flower Fields, the project site h;
ocean views and is in close proximity to planned future golf courses. The proje
design which complies with the development and design standards of tl
Carlsbad Ranch Specific Plan will assure that the project will not be disrupti
to existing or future uses in the vicinity.
Conditions:
1. The Planning Commission does hereby recommend approval of the Si
Development Plan for the Carlsbad Ranch Hotel & Timeshare Resort proje
entitled “SDP 96-01”, (Exhibit “A”-“P” dated September 18, 1996, on file in tl
Planning Department and incorporated by this reference), subject to the conditio
herein set forth. Staff is authorized and directed to make or require the Developer
make all corrections and modifications to the Site Development Plan documents,
necessary to make them internally consistent and in conformity with final action (
the project. Development shall occur substantially as shown on the approvl
exhibits. Any proposed development substantially different from this approval, sh
require an amendment to this approval.
2. The Developer shall comply with all applicable provisions of federal, state and lo(
ordinances in effect at the time of building permit issuance.
3. The Developer shall provide the City with a reproducible 24” x 36”, mylar copy
the Site Plan as approved by the final decision making body. The Site Plan sh,
reflect the conditions of approval by the City. The Plan copy shall be submitted
the City Engineer and approved prior to building, grading, final map, or improveme
plan submittal, whichever occurs first. I PC RES0 NO. 3986 -5-
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4. The Developer shall include, as part of the plans submitted for any permit plan checl
a reduced legible version of the approving resolutions on a 24” x 36” bluelir
drawing. Said blueline drawing(s) shall also include a copy of any applicable Coast,
Development Permit and signed approved site plan.
5. Building permits will not be issued for development of the subject property unless tf
District Engineer determines that sewer facilities are available at the time (
application for such sewer permits and will continue to be available until time (
occupancy.
6. The Developer shall pay the public facilities fee adopted by the City Council on Ju:
28, 1987, (amended July 2, 1991) and as amended from time to time, and ar
development fees established by the City Council pursuant to Chapter 21.90 of tl
Carlsbad Municipal Code or other ordinance adopted to implement a grow
management system or Facilities and Improvement Plan and to fulfill the subdivider
agreement to pay the public facilities fee dated January 22, 1996, a copy of which
on file with the City Clerk and is incorporated by this reference. If the fees are nt
paid, this application will not be consistent with the General Plan and approval fc
this project will be void.
7. The Developer shall provide proof of payment of statutory school fees to mitiga
conditions of overcrowding as part of the building permit application. The amount I
these fees shall be determined by the fee schedule in effect at the time of buildir
permit application.
8. The project is approved to be constructed in a maximum of four (4) phase
Phasing plans shall be submitted to the Planning Director, City Engineer, Fil
Marshal, and Principal Building Inspector for review and approval prior to tl
issuance of a grading or building permit. The entire 90 unit hotel shall I
included in the first phase of construction. In addition the parking requireme]
of 1.2 spaces per room for the hotel and timeshare portions of the project sha
be complied with in all phasing plans. Building permits for the first phase mu
be issued within 18 months of the date on which the Site Development Pla
receives final City Council approval or this approval shall expire. Buildir
permits for any future phase must be issued within 6 years of the date on whit
the Site Development Plan receives final City Council approval or the futul
phase approval will expire.
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9. The area noted on Exhibit “A” as a possible site for a future pool will n
require an amendment to this Site Development Plan and the relatt
discretionary approvals. Plans for a future pool, in this location only, may 1
submitted through the City’s building plancheck process.
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PC RES0 NO. 3986 -6-
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10. This project shall comply with all conditions and mitigation measures which a
required as part of the Zone 13 Local Facilities Management Plan and ar
amendments made to that Plan prior to the issuance of building permits, includin
but not limited to the following:
a) A growth management park fee of 40 cents per square foot of no:
residential development will be collected at the time of building perm
issuance. This fee will be used to construct recreational facilities to offs
the demand created by employees within Zone 13.
11. Approval of SDP 96-01 is granted subject to the approval of CT 96-01, PUD 964
and CUP 96-11. SDP 96-01 is subject to all conditions contained in Plannil
Commission Resolutions No. 3987, 3988 and 3989 for CT 96-01, PUD 96-01 a1
CUP 96-11.
12. Prior to the issuance of the Grading Permit, Developer shall submit to the City
Notice of Restriction to be filed in the office of the County Recorder, subject to tl
satisfaction of the Planning Director, notifying all interested parties and successors
interest that the City of Carlsbad has issued a Site Development Plan, Tentatiy
Map, Non-residential Planned Unit Development and Conditional Use Permit 1
Resolutions No. 3986, 3987, 3988 and 3989 on the real property owned by tl
Developer. Said Notice of Restriction shall note the property description, location
the file containing complete project details and all conditions of approval as well
any conditions or restrictions specified for inclusion in the Notice of Restriction. TI
Planning Director has the authority to execute and record an amendment to the noti1
which modifies or terminates said notice upon a showing of good cause by tl
Developer or successor in interest.
13. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gat
pursuant to City standards. Location of said receptacles shall be approved by tl
Planning Director. Enclosure shall be of similar colors and/or materials to the proje
to the satisfaction of the Planning Director.
14. An exterior lighting plan including parking areas shall be submitted for Plannir
Director approval. All lighting shall be designed to reflect downward and avoid ar
impacts on adjacent homes or property.
15. No outdoor storage of materials shall occur onsite unless required by the Fire Chic
In such instance a storage plan will be submitted for approval by the Fire Chief a~
the Planning Director.
16. The Developer shall prepare a detailed landscape and irrigation plan in conforman
with the approved Preliminary Landscape Plan and the City’s Landscape Manu;
The plans shall be submitted to and approval obtained from the Planning Direct
prior to the approval of the final map, grading permit, or building permit, whichev
occurs first. The Developer shall construct and install all landscaping as shown (
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the approved plans, and maintain all landscaping in a healthy and thriving conditio
free from weeds, trash, and debris.
17. The first submittal of detailed landscape and irrigation plans shall be accompanied 1
the project’s building, improvement, and grading plans.
18. Building identification and/or addresses shall be placed on all new and existir
buildings so as to be plainly visible from the street or access road; color (
identification and/or addresses shall contrast to their background color.
19. The Developer shall provide a bus stop to service this development at the locatic
indicated on the project plans and with reasonable facilities to the satisfaction of tl
North County Transit District and the Planning Director. Said facilities shall incluc
a bus shelter, a bench free from advertising, and a pole for the bus stop sign. T1
bench and pole shall be designed to enhance or consistent with basic architectur
theme of the project.
The design of the required bus shelter shall be compatible with the proje
architecture. Plans for the bus shelter design shall be submitted to the Plannin
Director and the North County Transit for review and approval prior to th
issuance of a building permit for the project. The bus shelter shall b
constructed prior to occupancy of the first phase of the project.
20. The Developer shall display a current Zoning and Land Use Map in the sales office :
all times, or suitable alternative to the satisfaction of the Planning Director.
21. Prior to approval of the Grading Permit, the Developer shall receive approval of
Coastal Development Permit that substantially conforms to this approval. A signe
copy of the Coastal Development Permit must be submitted to the Planning Direct0
If the approval is substantially different, an amendment to the Site Developmen
Plan shall be required.
22. Prior to the recordation of the final map or the issuance of building permit:
whichever occurs first, the Developer shall prepare and record a Notice that thj
property is subject to overflight, sight and sound of aircraft operating fror
McClellan-Palomar Airport, in a form meeting the approval of the Planning Directc
and the City Attorney (see Noise Form #2 on file in the Planning Department).
23. The Developer shall post aircraft noise notification sighs in all sales and/or rent;
offices associated with the new development. The number and locations of said sigr
shall be approved by the Planning Director (see Noise Form #3 on file in the Plannin,
Department). ~
24. Prior to issuance of building permits, the Developer shall record an Avigatio
Easement for the property to the County of San Diego and file a copy of the recorde
document with the Planning Director.
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25. The interior noise level of the proposed hotel and timeshare buildings shall nc
exceed 45 dBA CNEL. Concurrent with the submittal of building plans th
applicant shall submit an acoustical study documenting what constructio
materials or measures must be utilized to meet the required interior noise level
A letter signed by the acoustical engineer and project architect which contair
each professional’s registration stamp and certifies that the recommendations (
the acoustical study have been incorporated into the building plans shall t
submitted prior to building permit issuance.
26. The applicant is aware that the City is preparing a non-residential housin
impact fee (linkage fee) consistent with Program 4.1 of the Housing Elemen
The applicant is further aware that the City may determine that certain no1
residential projects may have to pay a linkage fee in order to be found consistel
with the Housing Element of the General Plan. If a linkage fee is established t
City Council ordinance and/or resolution and this project becomes subject to
linkage fee pursuant to said resolution, then the applicant for this project (
his/her/their successor(s) in interest shall pay the linkage fee. The linkage fc
shall be paid at the time of issuance of building permits, except for projec
involving a request for a non-residential planned unit development for a
existing development, in which case, the fee shall be paid on approval of the fin
map, parcel map or certificate of compliance, required to process the no1
residential PUD, whichever pertains. If linkage fees are required for th
project, and they are not paid, this project will not be consistent with tl
General Plan and approval for this project will become null and void.
27. Landscape plans prepared for this project shall show landscaping as required 1
Section E.3-1.2-2.lc of the Landscape Manual for the areas of the project n
constructed as part of the initial phase of construction due to the high visibili
of this area to the public.
28. The Developer shall submit a solid waste management plan for review ar
approval by the City of Carlsbad. This plan shall provide the following:
a) The approximate location, type and number of containers to be used
collect refuse and recyclables.
b) Refuse and recyclable collection methods to be used.
c) A description and site plan for any planned on-site processing facilities
equipment (balers, compactors).
d) A description of the types of recycling services to be provided a1
contractual relationships with vendors to provide these services.
e) The estimated quantity of waste generated and estimated quantities
recyclable materials.
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This plan shall also evaluate the feasibility of the following diversio
programs/measures:
i) Source separated green waste collection.
ii) Cardboard recycling.
iii) Programs which provide for the separation of wet (disposable) an
dry (recoverable) materials.
iv) Where feasible, providing compactors for non-recyclables I
reduce the number of trips to disposal facilities.
v) Glass recycling in restaurants.
29. Pursuant to section 21.42.010(10)(iii) of the Carlsbad Municipal Code tb
timeshare units in this project shall be converted to a hotel use if they cannot b
successfully marketed as a timeshare project.
30. The management and maintenance plan submitted by the Developer title
“Management and Maintenance Plan - Carlsbad Ranch Hotel and Timeshal
Resort” attached to this resolution is approved and made a part of the permit fc
the project.
Building - Conditions:
3 1. Building B temporary sales use needs to be processed as a tenant improvement wil
initial building permit plan check.
32. Property lines present numerous building code related issues for adjacent walls. T1
applicant shall meet with Esgil to review preliminary plans prior to building perm
submittal.
Water Conditions:
33. The entire potable water system, reclaimed water system and sewer system shall 1:
evaluated in detail to ensure adequate capacity, pressure and flow demands can k
met.
34. The Developer shall be responsible for all fees, deposits and charges which will k
collected before and/or at the time of issuance of the building permit. The San Die@
County Water Authority capacity charge will be collected at issuance of applicatic
for meter installation.
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35. Sequentially, the Developer’s Engineer shall do the following:
a) Meet with the City Fire Marshal and establish the fire protection requirement
Also obtain G.P.M. demand for domestic and irrigational needs fro1
appropriate parties.
b) Prepare a colored reclaimed water use area map and submit to the Plannir
Department for processing and approval.
c) Prior to the preparation of sewer, water and reclaimed water improveme!
plans, a meeting must be scheduled with the District Engineer for revie1
comment and approval of the preliminary system layouts and usages, i.
GPM - EDU.
36. All private irrigation and landscape plans shall be submitted to the City’s Landscar
Architect for processing.
Fire Conditions:
37. Prior to the issuance of building permits, complete building plans shall be approve
by the Fire Department.
38. Additional on-site public water mains and fire hydrants are required.
39. Applicant shall submit a site plan to the Fire Department for approval, which depic
location of required, proposed and existing public water mains and fire hydrants. TI
plan shall include off-site fire hydrants within 200 feet of the project.
40. Applicant shall submit a site plan depicting emergency access routes, driveways ar
traffic circulation for Fire Department approval.
41. An all weather, unobstructed access road suitable for emergency service vehicles shE
be provided and maintained during construction. When in the opinion of the Fir
Chief, the access road has become unserviceable due to inclement weather or othc
reasons, he may, in the interest of public safety, require that construction operatior
cease until the condition is corrected.
42. All required water mains, fire hydrants and appurtenances shall be operational befo~
combustible building materials are located on the construction site.
43. Prior to final inspection, all security gate systems controlling vehicular access shall I
equipped with a “Knox”, key-operated emergency entry device. Applicant sha
contact the Fire Prevention Bureau for specifications and approvals prior 1
installation.
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44. Prior to building occupancy, private roads and driveways which serve as require
access for emergency service vehicles shall be posted as fire lanes in accordance wil
the requirements of section 17.04.020 of the Carlsbad Municipal Code.
45. Plans and/or specifications for fire alarm systems, fire hydrants, automatic fil
sprinkler systems and other fire protection systems shall be submitted to the Fil
Department for approval prior to construction.
46. An approved automatic fire sprinkler system shall be installed in buildings having a
aggregate floor area exceeding 10,000 square feet.
47. The applicant shall provide a street map which conforms to the followin
requirements: A 400 scale photo-reduction mylar, depicting proposed improvemen
and at least two existing intersections or streets. The map shall also clearly depil
street centerlines, hydrant locations and street names.
48, A monument sign shall be installed at the entrance to the driveway or private stre
indicating the addresses of the buildings on site.
General:
49. If any of the foregoing conditions fail to occur; or if they are, by their terms, to 1
implemented and maintained over time; if any such conditions fail to be :
implemented and maintained according to their terms, the City shall have the right
revoke or modify all approvals herein granted; deny or further condition issuance (
all future building permits; deny, revoke or further condition all certificates (
occupancy issued under the authority of approvals herein granted; institute ar
prosecute litigation to compel their compliance with said conditions or seek damagl
for their violation. No vested rights are gained by Developer or a successor in intere
by the City’s approval of this Site Development Plan.
Standard Code Reminders:
50. The Developer shall pay a landscape plan check and inspection fee as required 1
Section 20.08.050 of the Carlsbad Municipal Code.
51. Approval of this request shall not excuse compliance with all applicable sections
the Zoning Ordinance and all other applicable City ordinances in effect at time
building permit issuance, except as otherwise specifically provided herein
52. The project shall comply with the latest non-residential disabled access requiremer
pursuant to Title 24 of the State Building Code.
53. All roof appurtenances, including air conditioners, shall be architecturally integratl
and concealed from view and the sound buffered from adjacent properties and stree
PC RES0 NO. 3986 - 12-
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1 in substance as provided in Building Department Policy No. 80-6, to the satisfactio
of the Directors of Planning and Building. 2
3 54. Compact parking spaces shall be located in large groups, and in locations clear:
marked to the satisfaction of the Planning Director.
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55. All landscape and irrigation plans shall be prepared to conform with the Landscal
Manual and submitted per the landscape plan check procedures on file in the Plannir
Department.
56. Any signs proposed for this development shall at a minimum be designed i
conformance with the City’s Sign Ordinance, the Sign Program approved for tl
project, and shall require review and approval of the Planning Director prior i
installation of such signs.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Plsu
Commission of the City of Carlsbad, California, held on the 18th day of September 199
12 11 the following vote, to wit:
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AYES: Chairperson Compas, Commissioners Heineman, Nielsen, P
Savary and Welshons
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ABSENT: None
ABSTAIN: None
NOES: Commissioner Monroy
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21 CARLSBAD PLANNING COMMISSION
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23 ATTEST:
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25 MICHAEL J. HMZMI~ER
26 (1 Planning Director
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28 PC RES0 NO. 3986 .13-
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MANAGEMENTANDMAINTENANCEPLAN
CARLSBAD RANCH HOTEL AND TIMESHARE KESORT
ne property will be managed by a timeshera mmgema company, Grand Pacific Resort
Semi- Company W, an dliatc of the developer of Carisbad Ranch, which will be responsible for
all thceta of the operation in~I~dh8:
Hdqing -maids' darie8, faundry, ddg SU~P~, etc.;
Maintenance - men both scheduled muting upkeep and special repairs needed for
0 UtiIitie~ - wat~~ XWW, electricity, &c. for I&& ad COIIUIIO~ ana~;
Front Desk - salaries hr hnt desk, reception, PBX operators, activities department,
0 Insuranw - including fire 8t casualty, flood, earthquake and liabiiv,
Reserves - a reserve fiurd is established to provide for the long-term replacement of
0 Management - includes a management fee based on a percentsgc of the operating
building, ammities and pun&
etc,;
&nishings, Gxtures and buildin$ rehab; and
eocpenses excluding reselves.
Management will be peZtormed under a written management contract Grand pacific Reso~t services Company JLC and the timesham homeowners associaton. The Wornia Department of
MEstate raquires that d timeshare homeowners ~SSO&&OIIS der into rnamgement am with
a recognized management company prior to the Depsrtmcnt's issuance ofthe pubtic Report. The
qnent contract h an initial tenn of three years, with automatic one-yw renewal terms. - is the iDBme fi!Taxlgement 89 at the seven other southern California timeshare projects managed by Grand Pa& Resort SeCVicesCompany LLC or its sate.)
s "he resort b operated on the same basis as a hotei, but without the seasonal layofli oRen nactssary in a hot4 due to seasonal occupancy variatiom. The resort wiIl have 8 %-hour front desk
Maid setvice will indude a major weekly cleaning, a light cleaning mid-we& and daily msh and towel
BcNicc.
A maintenance Mof 1-2 people wilt be employed on-site. Most maintenance functions wilI
be performed by the on-site staff. Other fiu~ctions are puformed by Graad pa& mrt services
company LLC elkom the other resorts it manages, who speciahe in other fi~~& ofhe operation Such M land$Caping or 10ck~dt.h~. Other fiats of the opedon such as pool &tenan= md pea
control am pefformed by outside contractors.
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The cost of needed repairs and &ihd isl paid through the annual homeowners association assessment on all timeshare owners. The homeowners dation adopts an annual budget
of tho cost of operatiq the resort including alI salaries, benefits, supplies, contrsct costs, utifities and
insuranm. The homeowners association levies an assessment annually on all timeshe owners,
pursuant to the project's recorded covenants, conditions and restrictions. The assessment averages
$350 per unit week per year at Grand Pdc Resort Sewices Company UC's other resorts,
In addition, the homeowners association assesses a reserve for rep-ent for capital acpemes
such as furniture, roof and appliances. The replacement reserve assessment is approximately $50 per
unit week per year(which equates to approximately $2500 per unit per year). This pmes the
quasity of thu resort ova time and provides for major fiture replacement items without special
888688ment.
Hommwners association budgets and reserves are dody monitud and audited by the
Department of Real Estate prior to its initial issuance or subsequent renewal of a Public Report.
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