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HomeMy WebLinkAbout1996-09-18; Planning Commission; Resolution 3986e e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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. ... 0 e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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~). I ... PC RES0 NO. 3986 -2- 0 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 I 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- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 0 a 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 I PC RES0 NO. 3986 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 26 17 18 19 20 21 22 23 24 25 26 27 28 0 0 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- .,. e il) 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 , I 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. ~ 1 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. I .*- ... PC RES0 NO. 3986 -6- ’<. a e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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 ( PC RES0 NO. 3986 -7- e 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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. PC RES0 NO. 3986 -8- ._ I1 e e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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. PC RES0 NO. 3986 -9- .- (I e 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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. ... ... ~ PC RES0 NO. 3986 -10- .- I/ e e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 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. ... I ~ PC RES0 NO. 3986 -1 1- .. e e 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 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- ... 0 0 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. 4 5 6 7 8 9 10 11 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: 13 14 AYES: Chairperson Compas, Commissioners Heineman, Nielsen, P Savary and Welshons 15 16 17 ABSENT: None ABSTAIN: None NOES: Commissioner Monroy 18 19 20 21 CARLSBAD PLANNING COMMISSION 22 23 ATTEST: 24 25 MICHAEL J. HMZMI~ER 26 (1 Planning Director 27 28 PC RES0 NO. 3986 .13- .- e e 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. C;m 1 .- I- @ e 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. 1 a-m 2 * **END***