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HomeMy WebLinkAbout2008-12-02; City Council; CS-017; La Costa Resort PA 1...1 ORDINANCE NO. CS-017 2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING THE LA COSTA 3 RESORT AND SPA MASTER PLAN AMENDMENT MP 03-02(B) TO ELIMINATE REFERENCES TO PROJECT PHASING AND 4 TO TRANSFER 21 COMMERCIAL DWELLING UNITS FROM PLANNING AREA 1 TO PLANNING AREA 3 AND ONE 5 COMMERCIAL DWELLING UNIT FROM PLANNING AREA 4 TO PLANNING AREA 1 WITHIN THE LA COSTA MASTER PLAN 6 ON LANDS GENERALLY LOCATED EAST OF EL CAMINO REAL BETWEEN ALGA ROAD AND LA COSTA AVENUE IN 7 LOCAL FACILITIES MANAGEMENT ZONE 6. CASE NAME: LA COSTA RESORT PA 1 8 CASE NO.: MP 03-02(6) 9 WHEREAS, the City Council of the City of Carlsbad, California, has reviewed 10 and considered a Master Plan to guide the operations, special events and development of 11 commercial dwelling units for properties within the La Costa Resort and Spa so that they can 12 be regulated by proposed Master Plan MP 03-02(6); and 13 WHEREAS, the City Council did on the ^m_ day of November. 2008, hold a 14 duly noticed public hearing as prescribed by law to consider said request; and 15 WHEREAS, said application constitutes a request for a Master Plan Amendment 16 consistent with Chapter 21.38 of the municipal code as shown on Exhibit "MP 03-02(B)", 1' incorporated herein by reference. 18 NOW, THEREFORE, the City Council of the City of Carlsbad, California, does 19 ordain as follows: 20 SECTION I: That Master Plan MP 03-02(8), dated October 15, 2008 attached 21 hereto, and incorporated herein by reference, is approved. The La Costa Resort and Spa 22 Master Plan (MP 03-02(6)) shall constitute the development plan for the property and all 23 development within the plan area shall conform to the plan. 24 SECTION II: That the findings and conditions of the Planning Commission in 25 Planning Commission Resolution No. 6487 shall also constitute the findings and conditions of 7f>the City Council. 27 /// 28 /// 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 EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in a publication of general circulation in the City of Carlsbad within fifteen days after its adoption. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on the 18th day of November. 2008, and thereafter. PASSED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 2— day of December, 2008, by the following vote to wit: AYES: Council Members Lewis, Hall, Packard and Nygaard. NOES: None. ABSENT: Council Member Kulchin. ABSTAIN: None. APPROVED AS TO FORM AND LEGALITY RONALD R. BALL, City Attorney ATTEST: LORRAINE M. WOOD, City Clerk (SEAL) EXHIBIT MP 03-02(B) THE LA COSTA RESORT AND SPA MASTER PLAN Tame or Contents 1 INTRODUCTION 1.1 La Costa Resort and Spa - A Colorful Past 1.2 The Master Plan Executive Summary .... 1.3 Purpose of The Master Plan 1.4 Project Description 1.4.1 The Commercial Dwelling Units 1.4.2 The Golf Learning Center 1.4.3 Additional Parking Facilities . . . 1.5 Master Plan Goals 1.6 Project Regional Setting 1.7 Project Local Setting 1.8 Enabling Legislation 2 THE LA COSTA RESORT AND SPA MASTER PLAN 2.1 Land Use Plan Map 2.1 2.2 Zoning Map 2.2 2.3 The Master Plan of Land Use 2.6 2.3.1 Conceptual Land Use Table 2.10 2.3.2 Description of Commercial Dwelling Units in the Master Plan 2.10 2.4 Development Overview of the Master Plan 2.12 2.4.1 Description of Each Phase of the Commercial Dwelling Units in the Master Plan 2.12 2.5 Planning Areas Breakdown 2.14 2.5.1 Planning Area 1 Land Use Description 2.15 2.5.2 Planning Area 2 Land Use Description 2.18 2.5.3 Planning Area 3 Land Use Description 2.21 2.5.4 Planning Area 4 Land Use Description 2.24 2.5.5 Planning Area 5 Land Use Description 2.27 2.5.6 Planning Area 6 Land Use Description 2.34 2.5.7 Planning Area 7 Land Use Description 2.39 2.5.7 Lot Line Adjustments in Planning Area 7 2.39 2.6 The Circulation Plan 2.41 2.6.1 Plan Area Circulation Hierarchy 2.41 2.7 Parking for the La Costa Master Plan Area 2.42 2.7.1 La Costa Resort and Spa - Shared Use Parking 2.42 2.8 Open Space and Recreation Plan 2.46 2.8.1 Open Space within the Master Plan 2.46 2.9 Master Plan Area Infrastructure 2.48 2.9.1 Fiscal Benefit Analysis 2.48 2.9.2 Summary of Conclusions 2.48 2.9.3 Storm Water Pollution Prevention Plan (SWPPP) 2.49 2.10 The La Costa Resort Community Design Standards 2.58 2.10.1 Architectural and Site Design Guidelines 2.58 2.10.2 Color in the La Costa Architectural Vernacular 2.59 2.10.3 Building Massing and Scale 2.59 IV THE LA COSTA RESORT AND SPA MASTER PLAN List or Exliimls 1 INTRODUCTION 2 THE LA COSTA RESORT AND SPA MASTER PLAN Proposed General Plan 2.3 Proposed Zoning Plan 2.4 Proposed Zoning Districts 2.5 Resort Master Plan Illustrative 2.8 Development Overview 2.9 Planning Area Breakdown 2.14 Planning Area 1 Landscape Plan 2.17 Planning Area 2 Landscape Plan 2.20 Planning Area 3 Landscape Plan 2.23 Planning Area 4 Landscape Plan 2.26 Planning Area 5 Landscape Plan 2.30 Ballroom Sections 2.33 SUP 03-06 2.36 SUP 03-06 Golf Performance Center Building 2.37 SUP 03-06 Planning Area 6 Landscape Plan 2.38 Planning Area 7 Land Use Description 2.39 Vehicular Circulation Diagram 2.40 Build-Out Site Parking Diagram 2.45 Pedestrian Trail Program Plan 2.72 SUP 03-03 El Camino Real Corridor 2.83 3 ZONING AND LAND USE REGULATION Planning Area 7 Zoning District 3.15 4 THE LA COSTA MASTER PLAN SIGN PROGRAM Master Site Sign Program 4.11 VI THE LA COSTA RESORT AND SPA MASTER PLAN 1.3 PURPOSE OF THE MASTER PLAN This Master Plan is presented as a comprehensive planning and development document intended to guide future development of land within the La Costa Resort and Spa Master Plan area. This document guides the character, design, and standards of development for the land within the La Costa Resort and Spa Master Plan area. It is meant to provide a degree of flexibility to allow future development to respond to the changes in the hospitality market of the Southern California region, which inevitably will occur over the build out period of the project area. The La Costa Resort Master Plan establishes and updates the design development policies applicable to development within the Master Plan area establishing the reg- ulations and standards which serve as the zoning and development regulation for the property. The Master Plan delineates specific Planning Areas within the project specifying the land uses and zon- ing for each Planning Area. Associated text describes the allowable uses and densities of development in each Planning Area providing detailed development standards for each Planning Area within the Master Plan area. Adoption of the Master Plan by the Carlsbad City Council, pursuant to Chapter 21.38 of the Carlsbad Municipal Code, will establish the zoning and development standards applicable to the project, thereby removing the La Costa project area from the "Greater La Costa Area Master Plan" MP 149 (149S- the amendment). 1.4 PROJECT DESCRIPTION In the Spring of 2004, the La Costa Resort and Spa concluded the majority of site redevelopment with the exception of the implementation of the Commercial Dwelling Units (CDUs) and Golf Learning Academy as described within this Master Plan document. The expansion project included the following new and redeveloped land uses: • A complete renovation of all existing hotel rooms; • A new 42,500 sq.ft. ballroom facility containing a main ballroom, kitchen, additional meeting rooms and support spaces; • A 26,500 sq.ft. health and beauty spa to replace the original La Costa spa facility; • Redevelopment of the existing hotel clubhouse. The Master Plan proposes additional improvements including: • 197 privately-owned one, two, and three bedroom Commercial Dwelling Units and up to an equal number of non-habitable commercial service units situated throughout the campus. • A Golf Learning Academy • Additional parking facilities Section 1 - Introduction 1.3 (J) riii-: i A COST A K i soK r AND ? iv\ M A ST i-: R PLAN DEVELOPEMENT OVERVIEW PLANNING AREA 1 51 UNITS 107 KEYS PLANNING AREA 2 36 UNITS 76 KEYS PLANNING AREAS 60 UNITS 98 KEYS PLANNING AREA 4 45 UNITS 90 KEYS "1 / I rvO i> * ittW &C.P jT,Tn'Tn ,7; iTTTTTTi'TIJTTmTTri'm FTIiTTiTI I MJTnmjfirTfTr.TiTiTriUTTTrTnijiSijitid-t [_ • vs3 H 1111111111 im:4ttrnfiTrai^jtiattttg;-. IS THE LA COSTA RESORT AND SPA MASTER PLAN 2.3.1 CONCEPTUAL LAND USE TABLE The Conceptual Land Use Table below represents a tabulation of land uses, zoning, acreage, densities and numbers of La Costa Commercial Dwelling Units (CDUs) within each Planning Area. 2.3.2 DESCRIPTION OF COMMERCIAL DWELLING UNITS PROPOSED FOR THE MASTER PLAN V Planning; General g, T-R P-C C-2 5.0 T-R P-C C-2 38 CDUs 3.0 T-R P-C C-2 60 CDUs 4.0 T-R P-C C-2 45 CDUs 3.0 T-R P-C C-2 Ballroom 6.0 •Subtotals,-,21.00 O-S P-C O-S Golf Course 11.0 OS/ T-R P-C OS/ C-2 360.4 TOTAL:392.4 ^ Planning Area 7 mUrex.ws \hc existing golf courses and supporting clnh facilities and amenities. I aJotal oj' 197 CPU's are allowed within the entire l^Costa Resort^nd Spa per Master./flqn__A£proy_gJt dated July IL 2006, Case So. Mf_ 03- BEST COPY Section 2 - Plans, Programs ff Guideli 2.10 THE LA COSTA RESORT AND SPA MASTER PLAN .- Planning , Area/ 1 2 3 4 TOTAL General ' Plan -Designation T-R T-R T-R T-R Zoning ' ' P-C P-C P-C P-C •~VU& :':•-ir;»& T:.:•:- No.(sX'."- 1.9A.9B. 10A-10E 7,8 234^•,j, ^, 5,6 •i 'Number'* i • "\}- of-, .-. ;".;-. CDUs, 54 38 60 45 197 i ?" , Number ;, • "" v of .Keys " ,- "•"• , ' c *' " MZ 76 98 90 37F 1 4 totof of /97 Cflf/'t are allowed within the entire La Costa Resort and Spa per Master Plan Approval, dated July 11. 2006. Case No. MP 03-02 (Al 2 A total of 393 keys are allowed per Master Plan Approval, doled July 11. 2006. Case No. MP 03-02 tA). T 'Y Section 2 - Plans, Programs &" Guidelines 2.13 THE LA COSTA RESORT AND SPA MASTER PLAN PhasoU - This area is located north of the Arrival Loop and to the east of Estrella de Mar RoadT This CommeVial Dwelling Unit Building (Building # 1) with 21 Units and 39 bedrooms (Keys) isjpbe con- structed wVh amenities including swimming pool, spa, and garden/sundeck space. The concept land- scape plan IV the models which are to be featured on the first floor level of the buildinjns shown on pages 2.29 anoV.31 of the document. Phase 1 Demolitio^- Building 1 will include the demolition of "Executive Hornjp and the pavement of Palmer Court. Comttruction staging for this building effort will occur adjacenXo Building 1. Phase 1 includes removal and reVcation of the temporary "office modular trailers" ciyrently located within the parking lot adjacent to El ^yriino Real and Costa Del Mar Road. These temjprary facilities will be place outside of the floodplain in^; vicinity of tennis courts serving the tournaments which these facilities serve. <;< ^ t^tf^* ' '"V; Section 2 - Plans, Programs TIM: I.A COSSA K H r O R T AND SI'A MASTER PLAN 2.5 PLANNING ARIfA BREAKDOWN Planning Area 1 - Eight Commercial Dwelling Unit buildings sited on approximately 5 acre; Planning Area 2 - Planning Art'a 3 - Planning Area 4 - Planning Area 5 - Planning Area 6 Planning Area 7 Two Commercial Dwelling Unit buildings sited on approximately 3 acres. Three Commercial Dwelling Unit buildings sited on approximately 4 acres. Two Commercial Dwelling Unit buildings sited on approximately 3 acres. The [,a Costa Resort and Spa Ballroom and parking facilities on approximately 6 a A Golf Performance Center and Academy on approximately II acres. Hotel room and golf courses and related supporting facility uses to remain materially unchanged on the balance of the site acreage of approximalcly 360.4 acres. THE LA COSTA RESORT AND SPA MASTER PLAN Phas^C - Phase two is divided into three sub-phases - A,B, and C. An overall diagram for PhajCs 2A and 2B Kkshown below. Phase 2A - ifcis phase of development shown here occurs in Planning Area 3 adjacent to^ne intersec- tion of Costa L^LMar Road and Estrella de Mar Rd. to the west of the newly constructor La Costa Spa facilities. This siVincludes two Commercial Dwelling Unit Buildings numbered 2j/d 3. Building 2 adjacent to the entrap the ballroom is a two and three story building of 11 units;J)milding 3 is a three story building with 9 inVts. Both buildings generate a total of 42 bedrooms (Keys^ro be constructed with amenities including priva^£ courtyards, fountains and garden spaces. "" Phase 2A 2A and 2B ^•jjk '-f^^iiiip^i 3^jpa -1. iOif^W? 'jf*"^' •§2iiJ''!S?t'=?*^ /^ !; >3~ *-;^" -^ ELCAM1NOREAL Section 2 - Plans, Programs & Guidelines 2.14 THE LA COSTA RESORT AND SPA MASTER PLAN 2.5.1 PLANNING AREA 1 LAND USE DESCRIPTION Location: South east corner of Arenal Road and Estrella de Mar Rd. Approximate Acreage: 5.0 General Plan Designation: T-R Zoning: P-C Planning Area Zoning District: C-2 Building Numbers! 1, 9. 9A-9B 10A-10E Site Use: Planning Area 1 is the site for eight Commercial Dwelling Unit buildings sited to provide com- manding views of the Ea Costa golf course and beyond. Buildings will provide a total of 54 CDUs and up to an equal amount of CSUs within this Planning Area. Detailed architectural graphics, plans and ele- vations are appended to this Master Plan Document. Processing Requirements: Improvements for Planning Area 1 of the approved Master Plan shall be processed in accordance with Title 21 ZONING Section 21.38.130 and Section 21.38.140. Development of property within a master plan pursuant to a special process such as a site development permit, planned unit development permit, or conditional use permit shall meet all requirements of the permit, the approved master plan, and the provisions of the Zoning Ordinance applicable to such permit. Section 2 - Plans, Programs & Guidelines 2.15 , THE LA COSTA RESORT AND SPA MASTER PLAN This phase of development occurs on Planning Area 3, adjacent to the south westerl^corner of the noWly opened La Costa Grand Ballroom, and includes one Commercial Dwelling UniyBuilding (Building ^i) generating 18 units and 36 bedrooms (Keys) to be constructed with amenities in^uding pri- vate courtyar^, fountains and garden spaces. Phase 2A&B Demolition - Buildings 2 and 3 will require no substantial demolitions the site is cur- rently vacant. Consmiction staging for this phase of development will occur adjace^nto El Camino Real to the west of the builoluig pads. *" '-'^f^^^^^- vl ,-*^-,'Jv : . «®sr » .'v. ^*- •ssr" EL CAMINO REAL Section 2 - Plans, Programs & Guideline 2.15 THE LA COSTA RESORT AND SPA MASTER PLAN Parking Facilities: As construction of each CDU building is completed, permanent surface or subgrade parking will replace the interim facilities in compliance with the Parking Needs Assessment for the Master Plan. The concept landscape plan for Planning Area 1 is illustrated above and is appended at a larger scale to show the intended theme of the landscape architecture of Planning Area 1. These plans will be processed within the building permit process to establish approval of final design for landscape elements in Planning Area 1 If Buildings 10 A-10 Building 9A&9B Building l Section 2 - Plans, Programs & Guidelines THE LA COSTA RESORT AND SPA MASTER PLAN PhascL2C - This phase of development occurs within the golf course area (in Planning Arej^o) and include^driving range improvements and the provision of the Golf Learning Center building.^he Golf Center comonent is to be located at the current driving range of the Resort facility and wUfserve both the Resort gnfest and the golf community in general. It provides the users with an opportunity for lessons and self-improifernent with professional training encounters. The complex is comprised^rputting greens, driving range, sa^and instructional building and incidental parking. The site is chosen bea^se it provides easy pedestrian and vehicular access forJK\& public user and the Resort guest alike. It aWi provides direct pedestrian and golf cart access toyne Resort clubhouse, pro shop and Resort campus u\ing and recreation facilities. [-3: -V * -» f «. V*V»* * * * A* *t* ft? > Section 2 - Plans, Programs & Guidelines 2.16 BESTCOPY Till: LA COSTA RESORT A N I) SPA MASTER PLAN *e4»4vrwf f&«ifx turm.*WMSWMWfc,, tDtft »- V - •> /*O 14*04*MX'»r MUU *t**»*» J* WXreff CONSERVATION NOTES ZCMte I JUSTIFICATION ZONK : t 4*&t't HtMtJM. t or r*« ettrmt CJHTU* it txrwt.ntir IH^OKTMMT XftOXT tM*C. HfUCf. IVHf '» iNfOXro#*TfP*r* <WP tout fonnovt of rum ro*Tf-coc*e*et ftON TM* DffHUtTrOM. milT T« MteAT MAJOtlTY HSC* At TM* ^(UtKHVC tOTt *M9 g0f6t. TM*THC muttomtt wui K e TO **O*IP§ rut eewtto MT *4S*t>ttKvmi 4 TO* f>XSt*»i*TO*mrwt rt AM £X£fut*tr UMI roftgtrrvt it Section 2 - Plans, Prc.grams & Guidelines ill ZSSSSSS.'"" — PLANNIN& AKEA / LANDSCAPE PLAN CITY OK C\HLSBAI) Copy THE LA COSTA RESORT AND SPA MASTER PLAN The IV Costa Resort and Spa driving range expansion will improve the quality of its golf experience and offer neVservices that are unique to resorts. There are four different elements to the new cormJex which include: life Performance Center, a professional Golf School operation, driving range, and aJfesort guest and membendriving range. One driving range area will be designated for Resort guest^md members. The operation atf this will be consistent with what has historically occurred. A chippin^Bnd putting area is also part of the\ange facility plan. All of these elements, with the exception of the dating range, would service members anWguests who would be staying at the Resort. The Performanceycenter at La Costa is a state of the art facilN^- featuring cutting edge technology. The 7,000 square fapt custom fitting center will be a two story burning that can fully open in the back to allow tee-of^pom within the building. Through swing analysis, m^ng, and custom products, golfers will be able tq^fet equipment to repair their errors in technique. DESCRIPTION OF THE THE GOLF PERFORMANCE CEf : BUILDING The building for the Pj^ormance Center is envisioned to be of "modular" cVistruction techniques in order to address its umque site location adjacent to the floodplain. The locationVf this building and its associated parking i/shown on pages 2.53 and 2.54 - Special Use Permit Drawings\y SUP 03-06 which addresses minorReshaping of the golf driving range, ball screen placement Section 2 - Plans, Programs & Guidelines 2.17 THE LA COSTA RESORT AND SPA MASTER PLAN Phaso^2C Demolition - The golf driving range and associated screening will be renovated in of implementing the Golf Learning Center in Phase 2C. Specific out-buildings adjacent to Sap Marcos Creek wilV>e removed as part of the site clearing and demolition to allow these site impi^ements to occur. Thcso^uildings are identified on the Site Demolition page 2.18. Only two tenni^courts (courts #19 and 20) w\ be removed as part of this demolition. Section 2 - Plans, Programs & Guiuelit : LA COSTA RESORT AND SPA MASTER PLAN - This phase of development occurs in Planning Area 4 and is adjacent to the La CostXEntry to the mmh of Costa Del Mar Rd. This site includes one Commercial Dwelling Unit Building oJ^3 Units and 45 bec^oms (Keys) to be constructed with amenities including swimming pool/spa and^rden/sun- deck space. Section 2 - Plans, Programs & Guideline 2.20 THE LA COSTA RESORT AND SPA MASTER PLAN 2.5.3 PLANNING ARHA 3 LAND USE DESCRIPTION Location: Located at the end of Costa Del Mar Road. Approximate Acreage: General Plan Designation: Zoning: Planning Area Zoning District: Building Number: Site Use: Planning Area 3 is the site for three Commercial Dwelling Unit (CDU) buildings. The build- ings will contain a total of 60 CDUs and up to an equal amount of CSUs within this Planning Area. The area envisioned for these units is currently vacant as a result of the demolition of the "old Spa Building" that was replaced by the newly constructed La Costa Resort Health Spa. The CDUs are presented in detailed graphic plans herein. Processing Requirements: Improvements proposed for Planning Area 3 of the approved Master Plan shall be processed in accordance with Title 21 ZONING Section 21.38.130 and Section 21.38.140. Development of property within a master plan pursuant to a special process such as a site development permit, planned unit development permit, or conditional use permit shall meet all requirements of the permit, the approved master plan, and the provisions of the Zoning Ordinance applicable to such permit. Section 2 - Plans, Programs & Guidelines 2.21 *.a) THE LA COSTA RESORT AND SPA MASTER PLAN i uaauyB - This phase of development illustrated below is to the north of the La Costa primary^n'try at Costa iVl Mar and El Camino Real, also in Planning Area 6. This site includes one Commercial Dwelling\tnit Building of 23 Units and 45 bedrooms (Keys) to be constructed with the sru^ed ' ties of Phas^BA including swimming pool/spa and garden/sundeck space. ameni- Phase 3 Demolinbn -Demolition for Phase 3 will include the removal of a pair of ho(^l units and grad- ing for the site areaVThe removal of this building allows the courtyard to open to JR hotel rooms to the north of the Phase 3^(juilding. i; • •• ." bection 2 - Plans, Programs & Guideline 2.21 HE LA COSTA RESORT AND SPA MASTER PLAN Phase^A - Illustrated below is phase 4A of development which is in Planning Area 2, locatedyHjacent to the smith east corner of Arenal Road and El Camino Real. This phase includes one C^nmercial Dwelling Htoit Building of 15 Units and 28 bedrooms (Keys) to be constructed with ameni^cs including swimming pctol / spa and garden/sundeck space. EL CAMINO REAL Section 2 - Plans, Programs & Guide^rup tt 2 O O b*fi ^5 • -^ -^ r / ,*j v, fl ' 4t TUB LA COSTA RHSORT AND SPA MASTER PLAN Phasc^tB - This phase of development occurs in Planning Area 2, located to the south west cVner of Arenal^toad and Estrella de Mar Road. Two Commercial Dwelling Unit Buildings of 23 UrulK and 45 bedrooms^y<eys) will be constructed with amenities including swimming pool/spa and ga^ren/sundeck space. Phase 4 DemolUkm - The demolition is limited in Phase 4A and B to require min/ff site grading and selected tree removms given its location in a vacant site. EL CAMINO REAL Section 2 - Plans, Programs & Guidelines 2.23 » THE LA COSTA RESORT AND SPA MASTER PLAN 2.5.4 PLANNING AREA 4 LAND USE DESCRIPTION Location: Located north east of the intersection of El Camino Real and Costa Del Mar Rd. Approximate Acreage: General Plan Designation: Zoning: Planning Area Zoning District: Building Number: Site Use: Planning Area 4 will provide the site for two multi-level CDU buildings containing a total of 45 Commercial Dwelling Units CDUs and up to an equal amount of CSUs. The units are clustered around amenities including pools, spas, and patio gardens and are integrated into the grades of the knoll. Processing Requirements: Improvements proposed for Planning Area 4 of the approved Master Plan shall be processed in accordance with Title 21 ZONING Section 21.38.130 and Section 21.38.140. Development of property within a master plan pursuant to a special process such as a site development permit, planned unit development permit, or conditional use permit shall meet all requirements of the permit, the approved master plan, and the provisions of the Zoning Ordinance applicable to such permit. bection 2 - Plans, Programs & Guidelines 2.24 fir a.,' THE LA COSTA RESORT AND SPA MASTER PLAN Phase 5A - This phase of development occurs in Planning Area 1 internal to the La Costa campus and aiVessed from Estrella De Mar Road. This site includes one Commercial Dwelling Unit Building o UnuVand 78 bedrooms (Keys) to be constructed with amenities including swimming pool/spa anjjjrgar den/suwleck space. ;-,' C>A^V^J»M^X. W rS'S-a 'ijHftJVj Section 2 - Plans, Programs & Guidelines 2.24 THE LA COSTA RESORT AND SPA MASTER PLAN Phasc^B - This phase of CDU development occurs in Planning Area 1, located to the south ea^rcorner of ArenVRd. and Estrella De Mar Rd. This site includes one Commercial Dwelling Unit Bulling of 18 Units and^ bedrooms (Keys) to be constructed with amenities including swimming pool^pa and gar- den/sundeci^paces. Phase 5A&B D^taplition - The demolition is limited in Phase 5 to require minor site^grading and select- ed tree removals duVto the prior demolition described in Phase 1 herein. Section 2 - Plans, Programs & Guidelines 2.25 (•*'"• THE LA COSTA RESORT AND SPA MASTER PLAN Pha;5C - This phase of development in the exhibit below occurs in Planning Area 5 east of ELXamino Real anVwest of the La Costa Grand Ballroom in Planning Area 5. The only development in Ufls Master Plan for tfl^ phase is an optional parking structure as discussed in more detail in Section 2Jfl. Phase 5C Demolition - The demolition is limited in Phase 5 to minor site grading andyfelected parking area removals toVrovide the site for the parking structure(if required). Within Planning Are%6 1, 2, 3, and 4 as shown above, a total of 197 units are genejated through five phas- es of development generating 393 bedrooms (keys). The plan illustrating phasing and building location of the units within each Pkmning Area is presented on page 2.9. As with allRejections of phasing with- in a long range Master Plarmed development, the phasing order may change within the timeframe of the Master Plan implementation. Prior to the issuance of any buildnV permit for a structure in PhaseX, the planning Direction shall make a determination of parking adequacvViven the construction, opei^ion, and servicing of the development phases constructed thus far. If the plannuig director is unable tornake a determination of parking adequa- cy, building permits may not be issued aruLthe Developer may propose solutions, which may require fur- ther review and approval, with the exceptio\of the Parkirjf Structure, as discussed in the Parking Needs Assessment. ' • •»..,, STRUCTURE t _ ( , EL_'CAM!NO RBU. I Section 2 - Plans, Programs & Guidelines 2.26 \"f, ' ? •> -", !' '£ " '.* -' -• THE LA COSTA RESORT AND SPA MASTER PLAN PLANNING AREA 1 - COMMERCIAL DWELLING UNIT MODEL AND COURTYARD The first otthe three buildings for Planning Area 1 will include model units to exemplify theJrommercial Dwelling umts to be constructed in subsequent phases of construction. It is envisionedynat this build- ing and associated recreation amenities will be built in Phase 1 of the development withiimne Master Plan. Li-r4 a^ The illustration abo^depicts the courtyard amenities to be provided at the Model^mrtyard. These facil- ities include poolVpa, sun decks, shade areas, plantings and associated landscape\phitecture. Similar site amenities ajfcdelineated for each CDU courtyard through the Resort. Section 2 - Plans, Programs & Guidelines 2.31 THE LA COSTA RESORT AND SPA MASTER PLAN PLANNING AREA 2 - SUBGRADE PARKING Section 2 - Plans, Programs & Guidelines 2.34 THE LA COSTA RESORT AND SPA MASTUR PLAN X /:^i^;i^Ste^, fr/v '*0'^^f%^VHv^i^P%-^4^<a ^<c<»f "i M, ^ %c %4^A*gS8«?^*. ^ .„•> 4 s ^^Jj%r. --'LI g< ^-W^P ffffff. *n H Section 2 - Plans. Programs & G.iit 2.40 COPY THE LA COSTA RESORT AND SPA MASTER PLAN SUBGRADE PARKING STRUCTURE IN PLANNING AREA 4 Section 2 - Plans, Programs & Guidelines 2.42 THE LA COSTA RESORT AND SPA MASTER PLAN The overall Buildout Parking exhibit (page 2.45) is provided to illustrate the locations of the various park- ing components of the Master Plan at Build-out. In addition to the Shared Use Parking provisions summa- rized herein and described in detail in the appended Walker Parking Consultant's Parking Needs Assessment, the developer is committed to providing surplus parking on an interim basis as each phase of the C.D.U. development is undertaken. Additionally, a 138-space Parking Structure in Planning Area 5 is designed as an option to provide additional on-site parking that exceeds the analysis of the Master Plan's Parking Needs Assessment. At project buildout, if the conditions and operations at the Resort site so warrant, the Developer and the Planning Director may determine an enforceable construction schedule of the Parking Structure by mutual agreement. If there is not mutual agreement, then the Planning Director will initiate a Master Plan amend- ment as allowed by the City ordinance to bring the matter before the City Council for resolution. Page 2.70 delineates permanent parking improvements that demonstrate: • Parking will be provided as the need for parking space allocation is generated by the construction of additional site usage. • Quantity of parking spaces to be provided shall be based on the Shared Use allocations delineated in the Parking Needs Assessment as appended to this Master Plan. • Location of permanent parking spaces to be provided shall be reasonably accessible to the facilities that they serve. • Parking stalls are not assigned to one particular use - rather are "shared" to address the dynamics of each use and its parking demands. The following tables and Drawings identify the available parking as well as the required number of spaces per the City Code and the Walker shared parking analysis. Prior to the issuance of a certificate of occupan- cy for any development, compliance with the requirements of the Master Plan's Parking Needs Assessment shall be demonstrated to the satisfaction of the Planning Director. The project shall comply with the analy- sis Parking Needs Assessment and not be required to exceed said amount. Building Permits for the last phase of Resort Villa Development requires the Planning Director's determination of parking ade- quacy. Section 2 - Plans, Programs & Guideli 2.43 THE LA COSTA RESORT AND SPA MASTER PLAN POTENTIAL PARKING AREAS Build-out PARKI^G!A|IEA,PEA^ "" ;*" >. * - *'irit\F* *.& *£ "•**«"",. .' ^Jr^\^S\; f i 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 - V 4bESCRtfTIONV? T Clubhouse Valet Spa Valet Main Gate Lot Ballroom North Lot On Street Valet Garden Rooms west Lot Building 9 Lot Valet Lot Ballroom West Lot Building 2/3 North Lot Building 4 North Lot Cameo Building Cl Lot Cameo Building C2 Lot South San Marcos Parking Lots Cart Maintenance Building Arena! Lot Total Spaces Spaces needed Per Walker Shared Use <f j> -tf>t -** * *-^j^*^?A^5«^1' f **» ^*» >i \f ' i^^^^»- -*p* t^, , /•» ?73fif\ •>. •%•*• f'&tff-*- *%£f * > r j y~ 10 44 519 93 14 76 143 42 141 12 57 63 76 220 10 20 1540 1227 Section 2 - Plans, Programs &" Guideline? '$ COPY 'I Hi: I. A l'05T\ Ki:?OIM AND jl'A MA?'II-.K IM AN HtiM AATf. IO (V) U4Ll.ltDO* Wt 5 T IO (tf) CAHC.O 8UIUHNG CHOI *J Ql) C4HC.O SUftPfHG Cf L(JT ft 0 .5 Sliyff^MgSgfffig^ 2*^ (/*) £XITT W4/E OVILP'HG to Secll..,, 2 - Plan*. !Vs;rara» C OuiJ 2,45 2.46 THIi LA COSTA RESORT AND SPA MASTER PLAN TYPICAL GARAGE ENTRY Scolion 2 - Plans, Pr,,g,am! & Guijol 2=25 THE LA COSTA RESORT AND SPA MASTER PLAN 3.2 ZONING AND DEVELOPMENT REGULATION STANDARDS PLANNED AREA ZONING DISTRICT The P-C Zoning and the Planning Area Zoning District designations as defined by this Master Plan, will provide the development regulations and standards for each the Planning Area. Once adopted, this doc- ument becomes the official zoning policy for the Master Plan area within the City of Carlsbad. The Zoning District designation for Planning Areas 1, 2, 3, 4, 5 and part of Area 7 is C-2. Planning Area 6 and the larger portion of Planning Area 7 is O-S. As such, except as modified by this Master Plan (which modifications are discussed below), the development regulations set forth in the City's Code for these zoning designations apply. Each Planning Area is discussed in more detail below. In addition, the Technical Appendix Book iden- tifies in detail by Planning Area the City's development regulations for the applicable zoning district des- ignation (i.e. C-2 or O-S) and then highlights in bold text the changes to those regulations that have been approved pursuant to this Master Plan. 3.2.1 PLANNING AREA 1 Site Location: As more specifically shown on page 2.30, this 5 acre Planning Area is located at the inter- section of Estrella De Mar Road and Arenal Road. Detached structures currently within the Planning Area boundary will be replaced by the Commercial Dwelling Unit development. Zoning P-C Planning Area Zoning District C-2 Development Standards: All development in Planning Area 1 shall conform to the development stan- dards of the C-2 Zone as modified by this Master Plan. Master Plan Uses: Planning Area 1 provides for the development of a maximum of 54 CDUs and up to an equal amount of CSUs. The 54 CDUs will generate a maximum total of 107 Keys. i 'u tttictl ol 197 CPU '.v ctre allowed within Jhf. entire Lti Costa Retail and SIKI ner Master Plan AunniVdl. dated Julv 1 ]. 2006. Case No. MP 03-02 (A). Section 3 - Zoning &1 Development Regulations 3,2 THE LA COSTA RESORT AND SPA MASTER PLAN be consistent with the intent of the landscape them of the Resort and will be maintained by the Resort operator. • Open Space: Views to and from the golf course and surrounding open space should be maxi- mized for the CDUs in this Planning Area. • Trails: Trails are delineated on page 2.72 and in Section 2.11.3. Trails are treated with con- sistent plant material to define and reinforce the high quality resort character by using vertical palm arrangements coupled with lower, secondary Canopy Tree planting between the palms to provide a well-organized and recognizable path between resort facilities. Trails throughout the Resort campus will be constructed of DG on native soil, asphalt, concrete and other materials; and will provide extensions to existing sidewalks and paths currently in place. • In-room mini bars: Mini bars shall be allowed in the CDUs without a Conditional Use Permit. • Development: Development pursuant to this Master Plan shall not require a CUP, even though it includes hotel use, as would otherwise be required pursuant to Section 21.28.015(5). • Maximum Building Height: No building shall have more than three floors above ground level. 3.2.3 PLANNING AREA 3 Site Location: As more specifically shown on page_2.23 this 4 acre Planning Area is located at the ter- minus of Costa Del Mar Road at the new Spa at La Costa. Zoning P-C Planning Area Zoning District C-2 Development Standards: All development in Planning Area 3 shall conform to the development stan- dards of the C-2 Zone as modified by this Master Plan. Past Uses: Planning Area 3 is a primarily vacant landscaped area resulting in the removal of the "old" spa facilities of La Costa which have been replaced with the newly constructed Spa La Costa. Master Plan Uses: Planning Area 3 provides for the development of a maximum of 60 CDUs and up to an equal amount of CSUs with the CDUs generating a maximum total of 98 keys. Permitted Uses: Commercial Dwelling Unit, and non-habitable Commercial Service Unit as described in Section 2 and 3 of this Master Plan. Temporary and Interim Uses Allowed: On-site construction staging and temporary site guard and/or construction office trailers and temporary parking for on-site users of the Resort. Temporary outdoor staging elements to facilitate resort operations provided however that any tents shall require review by the City fire department and approval if required. Section 3 - Zoning & Development Regulations 3.6