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HomeMy WebLinkAbout1978-02-07; City Council; 5325; Ponto Youth Hostel - Recreational Vehicle Park-3 qf I . , - ,i & I CITY OF "KLSEAD .> I , I ;;;;;a;;* * ,- - AGTNDA BILL NO .x325 DATE: February 7, 1978 City Atty bF& DEPARTMENT: Planning - City Mgr. - ._-I SUBJECT : PONTO YOUTH HOSTEL - FXCFXATIONAL VEHICLE PARK Mr. Dale SchreiLer wishes to apply for a Special Use Permit through the County of San Diego to develop a Youth Hostel-Recreational Vehicle Campground on property in the Ponto area, which'is in the Carlsbad sphere of influence. It is the policy of the City Council not to permit or support development within the City's sphere of influence prior to annexation. of Carlsbad, and the County of San Diego that development of property within Carlsbad's sphere of influence will be annexed to the City for City processing and approvals. The applicant, however, feels that annexation and City processing would take too long and make the project infeasible, and therefore has asked the City Council to inform the Board'of Supervisors that the City of Carlsbad supports the project, and they may process prior to annexation. Also, there is a general agreement between the City The project will have benefits to the City of Carlsbad and to the traveling public and there appears to be need for this type of facility. However, the project will impact City services, streets, and surrounding 'properties which are within the City of Carlsbad. For further discussion on the project, see attached memorandum to the City Manager. EXHIBITS Memorandum to the City Manager regarding Ponto Youth Hostel dated, January 24, 1978. Letter to Dale Schreiber dated, January 16, 1978. : RECOMMENDATION It is recommended that the applicant be informed by letter that it's the City's policy to require annexation prior to development in areas of Carlsbad's sphere of influence, and further explain that a general plan amendment would be necessary prior to proc- essing preannexational zoning and the conditional use permit. Council action 2-10-78 Council accepted staff recommendation that applicant be informed it is the City's policy to require annexation prior to development in areas of Carlsbad's sphere of influence. Staff was further directed to notify the Board of Supervisors the City does not desire the project to proceed prior to annexation of the area. FORM PLANNING 73 MEMORANDUM DATE : January 31, 1978 TO : Paul Bussey, City Manager FROM : James C. Hagaman, Planning Director SUBJECT : Youth Hostel - RV Park Mr. Dale Schreiber has submitted to the Planning Department a preliminary site plan for an RV Park Campground to be built in the County area of Ponto. He submitted the plan for City review prior to processing a Special Use Permit with the County. The departments of Planning, Engineering, Fire, Public Works, and Parks and Recreation met to review the plan. This report is a summary of our findings: REQUEST. Mr. Schreiber wishes to process this project through to the County Planning Department. However, he needs Carlsbad's concurrence that County processing is acceptable and that the project is consistent with the City's plans, and goals for the area. Therefore, Mr. Schreiber has requested a letter from the City be sent to the County Land Use & Environment Department explain- ing the City's concurrence that this is an acceptable project and that the County may process it. CITY ANNEXING POLICY. Carlsbad's sphere of influence shall be annexed prior to development. This is necessary because the sphere of influence is over a geographical area genereally unified in its service needs. area will impact City services which costs are paid by City property owners. Carlsbad has an informal policy that property within Therefore development in the sphere of influence COUNTY/CITY POLICY. disposition of projects within Carlsbad's sphere of infuence. agreed that projects within the Carlsbad sphere of influence would be annexed prior to approval. To make sure this policy was adhered to, staff sent a letter to the County explaining the City's position and requesting that the County not process this request. The County and the City have recently discussed the It was generally LOCATION. The property is located in the Ponto area between Carlsbad Boulevard and the railroad tracks immediately north of the Ponto Street continuation. The property is wedged shaped located in between the railroad tracks and existing storage rental facility, auto wrecking yard and a greenhouse, (see location map attached). The General Plan indicates medium-density residential land use. Although the site is not within an island area, it is an integral part of Carlsbad's sphere of influence and planning area. PROBLEMS. The applicant has a dilemma in that he needs to open the project relatively soon, hopefully by late spring to meet the camping season. Also, he is presently renting land from the railroad to provide sufficient area for the project. Therefore, annexation at this time to Carlsbad and subsequent CUP processing would be too time consuming. However, the City is also in a dilemma in that the property is within Carlsbad's sphere of influence and the project will impact the area and will probably require City services. OPTIONS. the County to process the Special Use Permit. conditions that would be appropriate for Carlsbad to be placed upon this Special Use Permit, one of which would be to require initiation of annexation prior to occupancy. The other option would be to request the County not to process this Special Use Permit, thus forcing annexation and City approval. The City has basically two options on this matter. One is to permit The City could then ask for PROJECT. leased railroad right-of-way. The site begins approximately 25 feet from the center line of the railroad tracks. The project was originally conceived as a Youth Hostel with tent camping. According to the applicant a youth hostel is not economically viable, therefore, the project also includes RV camping. There are 86 RV spaces in an area of 61,000 square feet, excluding roadways (ratio of 750 square feet per camp site). Also, the proposal contains a 1200 square foot building (presently existing) for the use as a hostel with 20 beds and showers for the entire site. It appears that the youth hostel is only a minor function of the proposal. The site will be landscaped and is fenced with chain link with barbed wire. will be paved by the applicant. The applicant proposes to use the two septic systems that are presently existing on the property. However, there is question that these would be sufficient to handle the amount of flow generated by such use. If camping was full the sewer impact would be great, maybe the same as 50 residences. This may be quite a demand on this relatively small area. Since sewer is not available, it appears that the applicant would have to reduce the amount of occupancy or have extremely good soil conditions to handle the amount of sewage. The project is on 4.7 acres, partially privately owned and partially The access road is unimproved and presumably STATE PARK FACILITIES. The proposed campground is near the Carlsbad State Beach, but it does not have easy access to it or any other open beaches. use could supplement the Carlsbad park facilities by providing camping space for overflow and closed periods. Also, the Carlsbad facilities does not contain facilities for bike and hike camping or a hostel. However, the san Elijo State Beach campground does provide for approximately 30 bike and hike camping spots, which according to the district office is only full when it is being reserved by a large club. The price is only fifty cents a day per person, a price difficult to beat by a private campground. The proposed CITY CODE. The City's Zoning Code permits overnight camp sites by Conditional Use Permit per Section 21.42.010, Paragraph H. The first requirement is that the campground be associated with planned parks and open space systems, and shall augment the general plan. This can't be met without a general plan amendment. Other requirements could probably be met but, the proposed campground falls far short of these requirements. Therefore, if the project is processed by the City of Carlsbad, it would have to be drastically modified with a reduction in occupancy. The code itself does' not deal with youth hostels, except that the multiple-family zone does allow group housing by right. Generally speaking, it appears that if the applicant's project was geared more to its title, Youth Hostel, it would come close to meeting the requirements of the Carlsbad Zone Code, (see attached exerpt of zone code and comparison sheet of the applicant's project to City code). CONCERNS. decision is not clear cut. In its favor are: 1) The use is generally needed in Carlsbad, particularly in the beach area; 2) Its a good interim use for this high value land - when sewers become available, the land will probably be put to a higher use; 3) The state campground is full in the summer months, and some The subject project has both pro and con aspects and therefore the over flow camps along City streets and parks. 4) The applicant has indicated that he will initiate annexation to Carlsbad as soon as the project is under way. Not in favor of this application are: 1) The project is not consistent with the City's General Plan, and is not compatible with the General Plan in the area: 2) The project does not meet City standards for campgrounds; 3) The State already serves the general plan area with bike and hiking camping; 4) The site does not have easy access to the beaches or is there good street circulation in the area; 5) The site is poorly located adjacent to the railroad (which has approximately 6 trains through every evening) with some sites approximately 25 feet from the center line of the railroad; 6) If the project is not annexed to the City of Carlsbad by the applicant, there will be little desire in the future to annex; however, police and fire departments may be required to respond in emergency circumstances; 7) Sewer demand may exceed the ability to be served by the planned septic system. ATTACHMENTS Location & Land Use Map Section 21.42.010 (HI, City Code Comparision Sheet - Project to City Code. Letter to Dale Schreiber dated, January 16, 1978 BP : ar 1/31/78 ', I MILE TO UEXl TURN AROUND LAND USE.. GREEN HOUSES AUTO WRECKING PONTO STORAGE RENTALS N . .. LAND USE AND STREET PATTERN IN VICINITY OF PROPOSED YOUTH HOSTEL 1-27-78 .' .. .. 1/2 MILE TO STATE BEACH .. .. .. 1 1' I . .I.. . ... Cohdlt fU:I.Il U:tO !'CKlil% I IW]U(Ck'mt.tIt 9 Overnight Cmpinq ! . --- socti0,n ll.JZ.010 CIIL 711) Overnight campsites. All overnight campsites oht.?l comply with the following conditions: (a? Any canipsitc shall bo locited in, adjacent to, or shall be directly associated with existing or planned parks and open space syatcm and shall augment the city's general plan. (b) An ovcrnight campsite shall comply with all federal, state and local liiws. (c) Overall dcsign for an overnight campsite shall be approved.by a licensed architect or landscape architect. (d) No person shall occupy any part of an.ovcr- niqht campsite for more than ninety days, in the aggregate, dur- ing.=~ givcn year. (e) The design of an overnight campsite shall.be subject to,the following conditions: or wall may be required. Interior six-foot fencing shall be required to isolate major trash collection and storage areas. 'Said fences or walls. shall be of materials compatible with an approved architectural scheme for the total de.velopment. ways, shall be blacktop, asphalt or equivalent road surfaces. One-way throughways with sufficient natural drainage may be surfaced with decomposed granite or equivalent, otherwise hard surface equal to two-way requirements will be required. The re- maining travel surfaces (camp pads, footpaths, maintenance roads) will IC covered with decomposed granite or equivalent material. 3. Associate6 signs; freestanding or attached to buildings shall be designed and constructed in accordance with city ordinances. 4. Unit site densities will be conputed from a slope analysis of the project area: 7 units; 6-15 percent slope = maximum 3 units; 16 plus percent slope = permanent open space. 5; . Sites within the campground shall be clearly marked and shall be not less than two thousand five hundred square feet in area. -. mobile coaches, shall front on a roadway not less than fifteen feet wide and which affords access to a public road. than ten acres, of which not less than sixty percent of the site shall be utilized for recreation activities, other than buildings, roadways, parking pads, trash or storage areas. 1. Upon site review, a perimeter six-foot fence 2. Primary road surfaces, i.e., two-way through- . 0-5 percent slope = maximum 6. Sites utilized by auto-truck campers, trailers, 7. Said campground facility shall total not less 8. Camping spaces shall bc plnccd at random througliout the project, so as not to reflect uniformity in appearance or dcsign. 9. Exterior lighting shall be a. type so as not to make visible a direct light SOUKCC or cause glare out- . side thc campground facility. Proposed l.iglit fixtures shall be subject to revier? to assure compatibility with the ilrchi- tectural scheme of the total development. 10. Lnndscaping and sprinkler system shall be constructed in conformance with a plan approved by a registered landscape archi.tect and ~pproved by the planning department prior to builc:j.ng,pcrniit issiiancc. Thc sprir.%lcr system shall be applied only to those areas that are not in extensive re- creational us~. Said landscaping :;Iiall hc in conformance with ,. but not limited to the following minimum standards: (a) Thc campground sitc shall he plaiiCcd with conbi nations of flowers, turf , cjroundcovcrs , shi:u!x, and trms ; said pl mtincp shall be distributed throiighout the site to create a park-like effect. (b) Trecs shall hc planted at a ratio of ond for each one thousand square !:'cct of gross lcnd area. Ten percent of all trccs sliall bc of spccimcn size, thc'rernnindsr of wliCch shall bc equally di.vidc!d among 15, 5 and I-gallon sizes. Existing on-site trcbs may bc .utilized to fulfill t.rw rccll;ircments. 11. An arc:liitccturitl concept shall bc adopted for the total develnlimcmt. I'lnno for all structures and fences shall bc subjcct tc; review arid approval by the plantiinq depart- ment to ~SSUCC tiiirmo:iy and cilmprttibility of all facilitlos with- fin the campground. all facilitics includinq landscapiiig, arid dcr.iqn;iting thor,'c pcr- 60ns rcspons.ib1.c for BiiAIC, shall Lc submitted for staff approval prior to building permit issuancc. Otlicr conditions may hc jmpmed in connection with any con- ditional u::c ~ici:i~ii t i::suc:cl for il ciimpnitc, purnunrit to conditional uuo pcrmlt ordiniiircc~~_re~~ul.Jt;ionn then in effr:ct; 12. Documents pcrtaining to t.tic! maintenance 'of .. . .. c e 1- EXHIBIT "A" - t -- Comparison of Zoning Oruancc 21.42.010 OI)-A.p Fonto rg-9-iect standards Zoning Ordinance Campsite to be located to, or associated with existing or planned parks and open space system and shall augment the General Plan. Overall design must be approved by a licensed architect or landscape architect. A 6' fence may be required storage areas. .. to isolate trash and Primary 2 way roads must be paved & 1 way roads may be gravel. Signs must meet require- ments of residential zones. -. -~ Unit Site densities: 0-5% slope - Max 7 units/acre Unit Site densities: 0-5% slope - Max 7 units/acre .. Unit Site densities: 0-5% slope -.Max 7 units/acre. Concii tion s Ponto Project ,.The 'proposed does not meet this requirement. The submitted plans do not - meet this requirement. ' No trash or storage areas .are designated on plans. 7 Plans meets requirements. ~~ An illegal "For Sale" sign is on the roof of an . . existing building on lot. RV sites per acre = 61.43, acre. .- camp sites/acre=22.03/acre. Total sites/acre=22,55 Comments The General Plan would require amndment. The submitted plans are preliminary and a licensed architect could be attained to do final plan for . submittal. Applicant will be required eo designate .- areas for trash. - .." - Sign would have to be removed. Figuke represents the of RV sites (86) and the total area of RV sites (61,000 sq. ft) . . quotient of the number ~~ __ ~ Figure represents by the quotient of the number of camp sites (20) and the total area of the camp sites (39,500 Sq. ft)r Figure represents the' quotient of the total. number of camp & RV sites (106) & the total - area of the lot (4.7 ac) . I -_ Zcmi.ng Ordinance ._. Sites shall be clearly marked and have an area of at least 2500 sq. ft .Sites utilized by auto-truck campers, trailer, or mobile coaches, shall front on a roadway not less than 15' wide bThich affords access to public Ib2,lS. Campground facility shall total not less than 10 acres, of which not less than 609, of the site shall be utilized for recreation activities, other than buildings, roadways, parking pads, trash or storage areas. ~ Camping spaces must be placed at random so as not to reflect uniformity. .. Other conditions are unknown at this time until final plans are submitted. BP : ar 1/31/78 Ponto Project - -e -- Average camp area=3,425 sq.ft. Average RV area=?50 sq. ft. Average site areat1221 Meets requirements. .~~~ Area is 4.75 acres of which 33% is used for recreational activities. ~~ ~ ~ RV stalls appear uniform. Campgrounds are somewhat random, however the close proximity of spaces reflect uniformity . Comments Exceeds requirements Does not meet requirement: Does not meet requirement: I i There may be some area within the RV area that can be converted to recreational activities but not enough to meet code requirements. The requirement is subjective, .. I . , .- ,.. . . 1u.b 1' 1200 ELM AVENU:' , * . , CARLSBAD, CALIFORNIA 92005 , .. .. .' .# .. January 16, 1978 .' Dale Schreiber 1457 Crest Drive Encinitas, California 92024 SUBJECT: Youth Hostel - Ponto Dear Mr. Schreiber : Since our last discussion on your proposed Youth .. .- TELEPHONE: (714) 729-1181 Hostel and RV Park in the Ponto area, I have discussed the matter with our Planning Director, James Haganian as to the various impacts . it may have on the City of Carlsbad. We generally agree that a Youth Hostel and RV Park would be beneficial somewhere in that area to take the overload from the'State Park as well as provide a needed service. However, we are not in the posiLion , 'at this time to determine if your property or any other part- icular property is appropriate €or this use. Such aspects as traffic, pedestrian access and surrounding properties must be considered in any decision of this nature. You indicated to me that YGU wish to process the application to the county prior to annexing to the City of Carlsbad. Evidently a certain amount of time can be saved by following this process. Upon review of this desire we feel that it would not be appropa- riate to allow the county to be the approving body for the Conditional Use Permit, since the project is within the sphere of influence of Carlsbad. We feel that prior to annexation, Coastal Commission approval, or any other approvals you may be seeking the project should be annexed to the City of Carlsbad . and a Carlsbad Conditional Use Permit appl-ied for. Normally with annexations LAFCO requires preannexational zoning this would mean you would have to apply for preannexationl zoning priar to annexation. It may be possible to process both the zoning and the CUP at the same time. Presently the City of Carlsbad has a moratorium on annexations arid other processes such as rezoning and Conditional Use Permits because of the lack of sewer plan capacity. The moratorium ordinance however, provides that projects that can be sewet-ed to \ I. January 16, 197%- . .Dale Sc:hreik,r Page Two (2) .. 6’ - a septic system maybe processed provided that the feasibility on the septic system is substantiated by the County of San Diego Health Department. You have indicated to me that septic system is what you desire. Therefore, I suggest you have the site tested for septic system, have approval to the County Health ational zoning and Conditional Use Permit. After this is com- pleted, you may make application for annexation. c Because of the importance of this proposed use to the area, our staff would OPPoseapplication to the County. It is my under- standing that the County Board of Supervisors will support the City in such reconmendations. Therefore, I hope you make application to the City of Carlsbad as I have outlined in this letter. Department and then make application tc? the City for preannex- 1 t If you have any questions, please feel free to contact me. sincerely, ASSISTANT PLANNING DIRECTOR BP:ar cc:” Art Allen Project Planner, County of San Diego -, Bruce Warren Executive Director .- .-