HomeMy WebLinkAbout1981-04-21; City Council; 6569; ZC Change L C to CT Q and Appeal of ConditionV CITY OF CARLSBAD ,. ^
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4 AGENDA BILL NO: Cf & (0 y DEPT. HD.
DATE: APRIL 21, 1981 CTY. ATTY.
DEPARTMENT: PLANNING CTY. MGRV
SUBJECT: ZONE CHANGE FROM L-C TO CT-Q AND AN APPEAL OF A CONDITION OF APPROVAL
OF A SITE DEVELOPMENT PLAN RELATING TO AN EQUESTRIAN EASEMENT.
CASE NO; ZC-223/SDP 80-13 APPLICANT; VALLAS
STATEMENT OF THE MATTER:
This item is a request for approval of a zone change from L-C to CT-Q and an
appeal of condition no. 21 of Resolution No. 1783 (SDP 80-13) relating to a 10'
equestrian easement on property located on the southwest corner of Palonar
Airport Road and El Camino Real. The Planning Comnission has made the necessary
findings for approval of a zone change, and therefore, is recommending approval
of ZC-223 to the City Council.
With respect to condition no. 21, of Resolution No. 1783, the Planning Conmission
conditioned approval of SDP 80-13 upon the owner of the property granting a 10'
equestrian easement along the south and east property lines to provide a link
between the Palctnar Airport Business Park and properties east of El Camino Real.
Although the Planning Commission did not believe the location of the easement
in relation to Palomar Airport was the most desirable, they felt the
acquisition of this easement was necessary until such time as an alternate
route is determined. In view of this, staff was directed to study alternative
equestrian trail routes.
Phil Safford, Palcmar Airport Manager, contends that the easement will pose a
liability problem if its located near Palcmar Airport, and further, that such an
easement may not be approved by the F.A.A. To mitigate airport impacts, the
Planning Comnission changed staff's original recormendation of locating the
trail on the north property line by locating it on the south property line,
further away from the airport.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not cause any
significant environmental impacts and, therefore, has issued a Negative
Declaration dated February 20, 1981, which, was approved by the Planning
Conmission on March 25, 1981. A copy of the environmental documents is on file
in the Planning Department.
FISCAL IMPAPCTS
The applicant and property owner will provide all necessary public improvements
to serve this development. Also, the applicant has agreed to pay a public
facilities fee to offset the costs of providing all other public services to
the project.
RECOMMENDATION
1) Both the planning staff and Planning Conmission recommend that this
application be APPROVED and that the City Attorney be directed to prepare
documents APPROVING ZC-223/SDP 80-13, per Planning Comnission Resolution Nos:
1782 & 1783.
2) It is recommended that the City Council uphold condition no. 21 of Planning
Comnission Resolution No. 1783 requiring a 10' equestrian easement along the
southern and eastern boundaries of the property.
ATTACHMENTS;
1) PC Resolution Nos: 1782 and 1783
2) Staff Report with attachments, dated March 25, 1981
AGENDA. BILL NO. 6569
April 21, 1981
Page 2
COUNCIL ACTION:
4-21-81 Council directed the City Attorney to prepare documents approving ZC-223,
and granting the appeal by deleting the equestrian trail for SDP 80-13,
with the inclusion of a condition for hold-harmless clause, inclusion
of a condition requiring double water lines for the use of reclaimed
water on the land scaping, and modifying condition #25, to allow the
Planning Director to bring the matter back to public hearing if he
finds that there is a problem with the golf course.
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PLANNING COMMISSION RESOLUTION NO 1782
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL
OF A ZONE CHANGE FROM L-C (LIMITED CONTROL) TO CT-Q
(TOURIST COMMERCIAL WITH Q-OVERLAY) ON PROPERTY
GENERALLY LOCATED ON THE SOUTHWEST CORNER OF EL
CAMINO REAL AND PALOMAR AIRPORT ROAD.
APPLICANT: VALLAS
CASE NO: ZC-223
WHEREAS, a verified application for certain
property, to wit:
That portion of Palomar Airport in Lot "G" of Rancho Agua
Hedionda, County of San Diego, according to Map No. 832.
has been filed with the city of Carlsbad, and referred to
the Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the llth day of
March, 1981, and on the 25th day of March, 1981, hold a duly
noticed public hearing as prescribed by law to consider said re-
quest; and
WHEREAS, at said hearing, upon hearing and considering
all testimony and arguments, if any, of all persons desiring to
be heard, said Commission considered all factors relating to the
the Zone Change; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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 Commission recommends APPROVAL OF ZC-223, based on the
following findings and subject to the following conditions:
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Findings;
1) That the proposed CT-Q zone is consistent with the
RC (Recreation/Commercial) land use designation of the General
Plan for the reasons stated in the staff report.
2) That uses allowed in the CT-Q zone are compatible with
surrounding zoning and land uses, both existing and future,
for the reasons stated in the staff report.
3) That the project as conditioned is consistent with all other
applicable elements of the General Plan.
4) That the project will not create a significant environmental
impact and that the Planning Director has issued a Negative
Declaration, dated February 20, 1981, which was approved by
the Planning Commission on March 28, 1981.
5) That the Q Overlay will ensure proper site design and
planning prior to any development of the subject site.
Conditions:
1)
2)
3)
Approval is granted for ZC-223 as shown on Exhibit "Y",
dated February 20, 1981, incorporated by reference and on
file in the Planning Department.
This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that
sewer facilities are available at the time of application
for such sewer permits and will continue to be available
until time of occupancy.
This project is approved upon the express condition that
the applicant shall pay a public facilities fee as required
by City Council Policy No. 17, dated August 29, 1979, on
file with the City Clerk and incorporated herein by reference,
and according to the agreement executed by the applicant
for payment of said fee. A copy of that agreement dated
March 4, 1981, is on file with the City Clerk and
incorporated herein by reference. If said fee is not paid
as promised, this application will not be consistent with
the General Plan and approval for this project shall be void.
PC RESO #1782 2-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the city of Carlsbad, California, held on
the 25th day of March, 1981, by the following vote, to witt
AYES: Chairman Marcus, Commissioners Jose, Friestedt, Larson,
Rombotis, L'Heureux, and Leeds.
NOES: None.
ABSENT: None.
ABSTAIN: None.
CUS, Chairman
D PLANNING COMMISSION
ATTEST :
S C. HSGSMAN ,x?Secretary
ARLSBAD PLANNING? COMMISSION
PC RESO #1782 — 3—
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STAFF REPORT
DATE: March 11, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: ZC-223/SDP 80-13/CUP-186, VALLAS - Request for
a zone change from L-C to CT-Q, a site develop-
ment plan for a recreational/commercial develop-
ment, and a conditional use permit to allow the
sale of alcoholic beverages on property located
on the southwest corner of Palomar Airport Road
and El Camino Real.
I. PROJECT DESCRIPTION
The applicant requests approval of 1): a zone change
from L-C (Limited Control) to CT-Q (Commercial/Tourist
w/Q overlay),2) a site development plan for a recrea-
tional/commercial development consisting of a 48 unit
motel, club house, four racquetball courts, swimming
pool, six tennis courts, two helicopter pads, and an
Olympic golf course, and 3) a conditional use permit
for the sale of alcoholic beverages. The property is
owned by the county of San Diego and will be leased to
the applicant.
The site is relatively flat and has not been graded.
A small drainage course runs along the northern
portion of the property and should not affect the
development of this parcel.
II. ANALYSIS
Planning Issues (ZC-223)
1. Is the CT-Q Zone consistent with the RC (Residential-
Commercial) designation of the General Plan?
2. Are uses allowed in the CT-Q Zone compatible with
surrounding land uses and zoning?
Discussion
The City Council recently approved a General Plan
Amendment on this site to RC (Recreation/Commercial).
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They felt that recreation-commercial uses were compatible
with the site and surrounding land uses. The Council
cited the subject property's proximity to a major inter-
section and to Palomar Airport as major reasons for their
determination. The C-T zone is the most compatible zone
with the RC land use designation and staff feels the
Commission is able to make a general plan consistency
finding.
With respect to surrounding land uses, to the south and
west is light industrial development, to the north is
Palomar Airport, and to the east is vacant. The proposed
use and other uses allowed in the CT zone are compatible
with these surrounding uses. Because both planning issues
can be satisfactorily resolved, staff is recommending
approval of the zone change.
Planning Issues (SDP 80-13/CUP-186)
1. Can both on-site and off-site traffic impacts be
mitigated by the design of this project?
2. Is the project comprehensively designed and compatible
with surrounding land uses?
3. Is the proposed heliport a compatible and suitable
use for this location?
4. Is the serving of alcoholic beverages suitable at
this location?
Since the project is located on a major intersection, a
primary concern of staff's is the traffic impacts created
by this project. As shown on Exhibit "B", the applicant is
proposing an entry driveway on Palomar Airport Road near
the intersection of El Camino Real. Staff feels a driveway
at this location would create severe traffic impacts and
recommends its deletion. This would limit access to one
driveway on El Camino Real some distance away from the
intersection which would satisfactorily provide access to
the property and not create severe traffic hazards.
A traffic report completed by a traffic engineering consultant
(see attachment) indicates potential hazards created by left
hand turn movements into the project from El Camino Real
during peak hours. This report recommends that a median
island be constructed along El Camino Real allowing left
turn movements into the project, however, restricting
left turns out of the project. Staff concurs with this
recommendation and has added this as a condition of approval.
With regards to on-site circulation and parking, the project
is not optimally designed. First, there appears to be
inadequate turn around room for cars who cannot find parking
spaces at the ends of each aisle. Room exists on site to
provide more turnaround room, thus/ staff has added an
appropriate condition to require turnaround areas. Also,
the applicant is 15 spaces short of parking requirements for
the various uses. Again, room exists on site to create more
parking, and staff has added a condition requiring that the
additional spaces be provided.
The building orientations and the relationship of various
uses appear to be well integrated. The applicant has
successfully segregated pedestrian and vehicle circulation.
The only apparent drawback to the building layout is the
small amount of parking located adjacent to the motel. As
shown on Exhibit "A", most parking is located closer to the
tennis courts and club house. The reason for this situation
is the location of the driveway on El Camino Real which was
placed as far from Palomar Airport Road as possible. Staff
feels the driveway location is more critical than parking
location and believes the proposed layout is an acceptable
compromise.
Another concern of staff's is the proposed heliport on the
northern portion of the site. In most cases, a heliport is
not compatible with recreational/ commercial uses. In this
case, the applicant contends the heliports will be an integral
part of the development; it would be used for transporting
guests to and from the facility. Because of the nature of
the use and its proximity to Palomar Airport, staff feels in
this case a heliport is not necessarily incompatible with
the other uses, however, has added a condition to require a
one year review of the use by the Planning Director to
ensure its compatibility.
The conditional use permit would allow the sale and con-
sumption of alcoholic beverages in the restaurant and club
house. Staff feels that alcoholic beverages are a normal
part of a club house and restaurant use. The serving of
alcoholic beverages at this site would not create detri-
mental impacts to surrounding properties and would not be
injurious to the public health and welfare. Staff can make
all the required findings for a conditional use permit and
therefore recommends approval.
III. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will
not create a significant impact on the environment and has
therefore issued a Negative Declaration, dated February 20,
1981.
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IV. RECOMMENDATION
It is recommended that the Planning Commission approve
the Negative Declaration issued by the Planning Director,
adopt Resolution No. 1782, recommending APPROVAL of
ZC-223 to the City Council and adopt Resolution Nos:
1783 and 1784 APPROVING SDP 80-13 and CUP-186, based on
the findings and subject to the conditions contained
therein.
ATTACHMENTS
PC Resolution No. 1782 (ZC-223)
PC Resolution No. 1783 (SDP 80-13)
PC Resolution No. 1784 (CUP-186)
Location and Zoning Map (Exhibit "Y", dated February 20r 1981)
Background Data Sheet
Reduced Site Plan
Disclosure Statement
Traffic Impact Report
Environmental Documents
Exhibits "A" - "E", dated February 20, 1981
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P-M
hC to CT-Q
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2-20-61
CASE NO.
APPLICANT
.BACKGROUND DMA SHEET
CASENO: ZC-223/SDP 80-13/CUP-186
APPLICANT: VALLAS
REQUEST AND LOCATION: Zone Change from L-C to CT-Q, Site Development Plan for
a recreation/cxarrnercial facility, and a conditional use permit for alcoholic
beverages. _ • _ _ _
LEGAL DESCRIPTION: That portion of paTomay Airport in lot; 6 pf Ranchp
Hedionda, County of San Diego/ Map No. 852.
Assessors Parcel Number: 213 - 010 10
Acres 17 No. of Lots 1
GENERAL PLAN AND ZONING
General Plan Land Use Designation
Density Allowed N/A Density Proposed
Existing Zone L-C . Proposed Zone CT-Q
Surrounding Zoning and Land Use:
Zoning Land Use
North M Palomar Airport
South P-M : Light Industrial
East C (County) Vacant
West P~M Light Industrial
PUBLIC FACnJTIES
School District N/A
Water District Carlsbad
Sewer District Carlsbad ' _ .EDO's
MRPPW A.Public Facilities Fee Agreement, dated ' *'
(Other: _ __________
ENVIPONMENTAL IMPACT ASSESSMENT
•^ _ Negative Declaration, issued Fphr-nary ?n, 1.981
_E.I.R. Certified, dated _ _
Other,
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' 1JL ' \
* '.If after the information yet* have submitted has been reviewgd, it is determined
that further information i£j}equircd, you will be so
APPLICANT:
AGENT:
/ k»*/n* K« V+JLL*-*
Name (individual, partnership, joint venture, corporation, syndication)
Business Address
Telephone Dumber
Name
Business Address
MEMBERS:
Telephone Number
Name (individual, partner, joint
venture, corporation, syndication)
Business Address
Home Address
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Nua\ber
(Attach more sheets if necessary)
I/We declare under penalty of perjury that .the information contained in this dis
closure is true and correct and that it will remain true and correct and may be
relied upon as being true and correct until amended.
(\L»ji
Applicant
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CITY OF CARLSBAD
OLYMPIC GOLF-PALOMAR AIRPORT PROJECT
TRAFFIC IMPACT ANALYSIS-
Prepared by: BERRYMAN § STEPHENSON, INC,
200 North Ash..Street,
Suite 110
Escondido, CA 92027
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CITY OF CARLSBAD
OLYMPIC GOLF-PALOMAR AIRPORT PROJECT
TRAFFIC IMPACT ANALYSIS
I. INTRODUCTION
The proposed development is known as "Olympic Golf-Palomar Airport."
The site for this development is an 18.04-acre parcel of land located
immediately south of Palomar Airport Road and immediately west of
El Camino Real, in the City of Carlsbad (see Exhibit I).
The proposed project, as of August 17, 1980, consists of three major
land use components: 1) a 6-tennis court racquet club with a club-
house/restaurant, swimming pool, and 4 racquet ball courts; 2) a
48-room motel; and 3) an 18-hole "Olympic Golf" course. The restaurant
facility is proposed with a bar and seating for 150.
Under the City of Carlsbad's current land use plan, the subject site
is zoned for "governmental facilities" ("G" designation).
Areas immediately adjacent to the subject site are zoned for "planned
industrial" development ("PI" designation), as shown in Exhibit II.
The proposed project would require a zone change to "commercial-
tourist" ("C-T" designation). The specified uses permitted under the
C-T zone are given in Appendix A.
Development of the subject site, as proposed, will result in the
generation of additional vehicular traffic directly onto Palomar
Airport Road and El Camino Real. The magnitude and impact of this
additional traffic is the subject of this analysis.
II. TRIP GENERATION
The proposed project is characterized by a combination of normally
compatible land uses and building types. This project does feature
a rather unique facility known as Olympic Golf, proclaimed as being
different in playing characterisitics from miniature golf or a "par 3"
course.
Due to the variety of independent variables that can be used in
analyzing the proposed project, the following estimations are given
for a "worst case" (i.e., maximum trip generation) situation and a
"best case" (i.e., minimum trip generation) situation.
Two widely used sources of trip generation data are the Institute of
Transportation Engineer's (ITE) Trip Generation report and the San Diego
Comprehensive Planning Organization1^ (CPOj Traffic Generators report.
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A review of both documents reveals sufficient data on facilities
similar or identical to those proposed for trip generation estimation
purposes.
Racquet Club
The ITE report describes racquet clubs as privately owned facilities
with tennis courts -- some with swimming pools, racquet ball courts,
and other minor gymnastic facilities. The following excerpt Is taken
from the ITE report:
"The racquet clubs surveyed generate on the average
42.6 weekday vehicle trip ends per court, 8.9 weekday
vehicle trip ends per 1000 gross square feet of
building area, 35.6 weekday vehicle trip ends per
employee and 0.59 weekday vehicle trip ends per
member. In some cases the peak hour generated trips
coincide with the peak hour of the adjacent street
traffic..."
The report further states "It is believed that the number of courts
and members are best related to trip making."
For the proposed project, the number of courts (i.e., 6 tennis courts),
and the square footage of the clubhouse (15,186 square feet, including
balcony) are known.
Utilizing the average trip generation rates given above, the proposed
racquet club facilities could generate as many as 256 vehicle trip
ends per average weekday (based on the number of counts) or as few
as 135 vehicle trip ends per average weekday (based on building size).
Weekend trip generation for a racquet club can be expected to be
around 20% lower than during the weekday.
Motel
The proposed 48-room motel can be analyzed on the basis of trip ends
generated per room. The ITE report indicates fairly good correlation
between total rooms and trip generation. However, the highest
correlation coefficient is achieved when actual occupancy rates are
known.
As an estimation of the occupancy rate for the proposed motel, the
developer suggests that 601 would be a reasonable figure for the first
three years of operation.
The average trip generation rate for a motel in California is 10.14
vehicle trip ends per occupied room. Thus, it can be expected that
the, proposed 48-room motel, at 601 occupancy, will generate 292
vehicle trip ends per average weekday.
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If the proposed motel is successful, the occupancy rate should
approach 90% of the available rooms, or 438 vehicle trip ends per
average weekday.
Weekend trip generation for a motel can be expected to be around
to 151 lower than during the weekday.
Golf Course
The proposed Olympic Golf Course requires approximately 10 acres
of land. By comparison, most golf courses require 100 to 300 acres.
The developer estimates that up to 60,000 rounds of golf could be
played annually on the proposed course (or 165 rounds per day on an
average). Most public golf courses generate between 60,000 and
120,000 rounds, annually.
Although Olympic Golf is unconventional, with respect to the land
acreage required for the course layout, the playing characteristics
are similar to those of a 9-hole par-3 course. 18-holes of Olympic
Golf are said to require around \h hours of playing time, in
comparison to 1% to 2 hours for 9-holes of par-3 golf.
Trip generation data for golf courses is limited. The best correlation
is found between trip generation and the number of parking spaces
(i.e., 8.2 vehicle trip ends per parking space per average weekday).
Since the proposed project does not differentiate parking by use, no
assumptions can be made at this time regarding parking provisions for
the Olympic Golf facility.
Conservatively, if it is assumed that the average car occupancy for
patrons of the Olympic Golf facility is 2.0, and the average group
has 3 players, 165 rounds per day would generate 496 vehicle trip
ends per day (i.e., 165 rounds/day x 3 players/round 7 2.0 players/
car x 2 trip ends/car = 496 trip ends/day). This figure does not
include employees, delivery vehicles, etc.
If only 30,000 rounds were played annually (as suggested by the
developer as a more conservative estimate) the trip generation rate
would be 248 trip ends per average weekday.
Restaurant
The proposed restaurant within the clubhouse complex is expected to
generate traffic independent of the racquet club, motel, and Olympic
Golf facilities. Under a "worst case" assumption, the 150-seat
restaurant may be expected to generate 1.20 vehicle trip ends per
average weekday, or 180 total trip ends per average weekday.
Since it is reasonable to assume that a good number of restaurant
patrons will be generated from motel guests, racquet club members,
and Olympic Golf players, it is unlikely that the "worst case"
situation described above would occur. A conservative estimate of
independent restaurant patrons is 50% of the total business. Under
this assumption, the proposed restaurant may be expected to generate
90 vehicle trip ends per average weekday.
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Weekend trip generation for a quality restaurant can be expected
to be around 251 to 40% higher than during the weekday.
Total Traffic
The total traffic generated by the proposed project will range from
a low (i.e., "best case" situation) of 765 trip ends per average
weekday, to a high (i.e., "worst case" situation) of 1,370 trip
ends per average weekday. An average of these two figures is 1,068
trip ends per average weekday. This average figure is used in the
proceeding analysis.
However, no specific recommendation should be construed as to the use
of any of these figures.
III. TRIP DISTRIBUTION
The site plan for the subject project indicates two driveways are
proposed -- one on Palomar Airport Road (approximately 100 feet west
of the intersection of Palomar Airport Road and El Camino Real);
and one on El Camino Real (approximately 500 feet south of the same
intersection). All entering and exiting traffic generated by the
proposed development will be distributed via these two points of
access.
The CPO's regional trip distribution model is not applicable in site
specific cases of limited size and/or land use intensity. Thus, no
attempt was made to utilize this information.
Although specific trip distribution data for the area around the
project site is currently unavailable, it can generally be assumed
that the external trip "attractors" in the area and turn movement
restrictions will result in the following distribution of project
generated traffic:
Entering Traffic
351 eastbound right-turn on Palomar Airport Road
40% southbound right-turn on El Camino Real
251 northbound left-turn on El Camino Real
Exiting Traffic
201 right-turn onto Palomar Airport Road
50% left-turn onto El Camino Real
301 right-turn onto El Camino Real
Exhibit III. illustrates the distribution of traffic based on the
above assumptions.
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IV. TRAFFIC IMPACTS
The traffic generated by the proposed project will have a significant
impact on the adjacent street system. It is estimated that approxi-
mately 701 of all entering and exiting traffic will pass through the
intersection of Palomar Airport Road and El Camino Real.
Palomar Airport Road Driveway
The proposed driveway on Palomar Airport Road, as shown on the latest
site plan (8/17/80), could create undue congestion and accident
potential. The proximity of the intersection of Palomar Airport
Road and El Camino Real is such that traffic entering and exiting
this driveway will interrupt the high speed, high volume flow of
traffic on Palomar Airport Road.
Of particular concern are the weaving conflicts created by development-
generated traffic on Palomar Airport Road turning into and out of the
proposed driveway while street traffic is turning right at the
intersection with El Camino Real (see Exhibit IV) . As shown in Exhibit
IV, any substantial queueing in the right-turn lane will block the
driveway -- preventing vehicles from entering or exiting.
El Camino Real Driveway
The proposed driveway on El Camino Real poses the problem of potential
high left-turn ingress and egress. During peak hours of traffic
generation, left-turn ingress and egress could be seriously impeded
by conflicting traffic flow on El Camino Real. If sufficient delay
is experienced by left-turning vehicles, the build up of a queue could
interfere with on-site circulation and/or northbound through traffic
on El Camino Real (see Exhibit IV).
Gn-Site Parking § Circulation
115 on-site parking spaces are proposed. Based on the preceding trip
generation analysis, this provision may not be sufficient.
The City of Carlsbad specifies parking requirements for motels and
restaurants. However, no specifications are available for the racquet
club or the Olympic Golf facilities. Since 72 of the 115 spaces are
required by the City for the motel and restaurant, only 43 spaces
remain to be designated for use in conjunction with the racquet club
and the Olympic Golf facility.
On-site circulation is restricted to two-way movement along a single
parking aisle parallel to El Camino Real. If all parking spaces
were filled at any given instance, drivers looking for parking would
have to either double park in the aisle or circulate out onto Palomar
Airport Road or El Camino Real.
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The lack of a continuous on-site circulation system places a high
priority on assuring adequate on-site parking. No street parking
will be available within the immediate project area. However, the
opportunity for common parking may become available with future
development to the south, along El Camino Real.
V. ALTERNATIVE LAND USES
An alternative land use for the subject 18-acre site is "light
industrial." Developed as an industrial park, the site would
generate traffic similar in intensity to that of the proposed
development.
As an estimate of trip generation potential, the ITE report suggests
the use of a rate of 59.9 trip ends per acre per average weekday.
The CPO report suggests a much higher rate of 90.8 trip ends per
acre per average weekday. Thus, the range of total traffic generated
by ligh industrial development of the subject site is 1,081 vehicle
trip ends per day (ITE rate) to 1,638 vehicle trip ends per day
(CPO rate).
Based on the above estimations, the proposed commercial-tourist
development would in all probability generate no more (and perhaps
less) traffic than an industrial park development.
With an industrial park development, it is reasonable to assume that
at least one driveway will be required on Palomar Airport Road and on
El Camino Real. A greater opportunity may exist for joint use or
common access with adjacent properties along both streets.
VI. CONCLUSIONS § RECOMMENDATIONS
The analysis presented herein suggests that the Olympic Golf-Palomar
Airport project will impact the adjacent street system. The magnitude
of additional traffic generated by the proposed development is not
as significant as the access and circulation problems created if the
current site plan is adopted.
The proposed development will generate between 765 and 1,370 vehicle
trip ends per average weekday. By comparison, an industrial park
development on the same site will most likely generate between 1,081
and 1,638 vehicle trip ends per average weekday. Weekend traffic
generated will be slightly lower than on weekdays for the proposed
development, and significantly lower for an industrial park.
The distribution of traffic generated by the proposed development
could create congestion and delay on both Palomar Airport Road and
El Camino Real. The relocation of driveways further away from the
intersection of these two streets will mitigate the impacts to some
degree.
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It is strongly recommended that the driveway on Palomar Airport
Road be relocated at least 500 feet away from the intersection, and
that median islands be constructed to control turn movements on
both Palomar Airport Road and El Camino Real.
On-site parking and circulation provisions may be inadequate, as
currently proposed. Additional parking and the introduction of
an internal "loop" system are effective mitigating measures that
can be taken.
The developer's site plan should be revised, as necessary, to
reflect the recommendations presented herein.
EXHIBIT I. OLYMPIC GOLF- PALOMAR AIRPORT
SITE PLAN
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/ OS
PI
RLM
RLM RM
EXHIBIT II.
CITY OF CARLSBAD LAND USE PLAN
227
Palomar Airport Road
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150
187
PROJECT SITE
267
214
133
160 O
B>
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EXHIBIT III.
TRIP DISTRIBUTION
• I;TI" fO*iiBfliihi ii'iVi in i
BLOCKED DRIVEWAY
ON-3ITE QUEUEINQ
PROJECT SITE
LEFT TURN QUEUEINQ '
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EXHIBIT IV.
TRAFFIC IMPACT AT DRIVEWAYS
1200 ELM AVENUE
CARLSBAD. CALIFORNIA 92008
A1/.
TELEPHONE:
(714) «8 5621
'..,... -Citp of Cartebab
."'•"• NEGATIVE DECLARATION -
PROJECT ADDRESS/LOCATION: Southwest corner of El Camino Real and Palomar
•_ • . • Airport Road. L ^_; • • /_ t"- •'.".'._ _ :_ .. •_; ;...;
PROJECT DESCRIPTION: A Site Development Plan 63 unit irptel. tennis courts.
Olympic golf course, roquetball, restaurant, and cocktail lounge on a 1.6 -.
•••••• • - - • r . ... .
acre site; a change, of zone from L-C (Limited Control) to CT-Q (Tbxirist
Oomnercial), and a conditional use permit to allow the sale of _ alcoholic
beverages. -
The City of Carlsbad has conducted an environmental review of the abo$e described
project pursuant to the Guidelines for Implementation of the California
Environmental Quality Act and the Environmental Protection Ordinance of the
City of Carlsbad. As a result of said review, a Negative Declaration (declaration
that the project will not have a significant impact on the environment) is hereby
issued for the subject project. Justification for this action is on file in the
Planning Department. . .
A copy of the Negative Declaration with supportive documents is on file in the
Planning Department, City Hall, 1200 E]m Avenue, Carlsbad, CA. 92008. Comments
from the public are invited. Please submit commcat^^ff^^
Department within ten (10) days of date of publication. ''"::' ^ •^•"-"'?^<* . . .
DATED: February 20, "1981 SIGNED:- ""••- '• ^.~-.^ \_ f -I-
CASE NO: ZC-223/SDP 80-13/CUP-186
Al'PLlCANT:VAELAS
JANES C. MACAMAM \ „.
Director of Planning
City of Carlsbad
PUBIJS!! DATE: February 25, 1981
1200 ELM AVEMUE
CARLSBAD, CALIFORNIA 92008
c
Citp of
PUBLIC NOTICE OF PREPARATION
TELEPHONE:
(714) 729-1181
PLEASE TAKE NOTICE:
The Planning Department of the City of Carlsbad intends to prepare a
X Negative Declaration, Conditional Negative Declaration,
. Environmental Impact Report for the following project:
Project Description: 63 unit motel , tennis courts,, Olympic
golf course, raquetball, restaurant, ana cocktail lounge
on a 16 acre site; a change of zone from L-C (Limited Control)
to CT-z (Tourist Commercial) ; and a conditional
to allow the sale of alcoholic beverages.
Project address/Location: 'Southwest corner of
Road and El Camino Real. . ' ' ' '
Anticipated significant impacts: No significant adverse
environmental impacts are associated with this
We need to know your ideas about the effect this project might have on
the environment and your suggestions for ways the project could be re-
vised to reduce or avoid any significant environmental damage. Your
ideas will help us decide what issues to analyze in the environmental
review of this project.
Your comments on the. environmental impact of the proposed project may
be submitted in writing to the Planning Department, 1200 Elm Avenue,
Carlsbad, CA 92008, no later than February 25, 1981 .
DATED: February 2, 1981 \^
CASE NO: ZC 223/SDP. 80-13/CUP 186 £
APPLICANT: VALLAS ' '
DATH : February 4, 1981
JAM-S_C. WGAMAN
Planning Director,
City of Carlsbai
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<C
PLANNING COMMISSION RESOLUTION NO. 1783
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE
DEVELOPMENT PLAN TO DEVELOP A RECREATIONAL
COMMERCIAL FACILITY TO INCLUDE A MOTEL, REST-
AURANT, OLYMPIC GOLF COURSE, CLUB HOUSE,
HELIPORT, TENNIS COURTS AND RACQUET BALL COURTS
ON PROPERTY GENERALLY LOCATED ON THE SOUTHWEST
CORNER OF EL CAMINO REAL AND PALOMAR AIRPORT
ROAD .
APPLICANT : VALLAS
CASE NO: SDP 80-13 _ __
WHEREAS, a verified application has been filed with the
city of Carlsbad, and referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request as
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code,
the Planning Commission did, on the llth day of March, 1981,
and the 25th day of March, 1981, consider said request on property
described as:
That portion of Palomar Airport in Lot "G" of Rancho
Agua Hedionda, County of San Diego, according to
Map No. 832
WHEREAS, at said hearing, upon hearing and considering all
testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to Site
Development Plan No. 80-13.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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 hearing, the
Commission APPROVES SDP 80-13, based on the following
findings and subject to the following conditions:
Findings;
1) The site is physically suitable for the type, density and
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design of the development since the property is adequate
in size and topography to accommodate the project and still
meet all city regulations without any significant environ-
mental impacts.
2) The project is consistent with all city public facility
policies and ordinances since:
a) The applicant has agreed and is required by the
inclusion of an appropriate condition to pay a public
facilities fee. Performance of that contract and
payment of the fee will enable this body to find that
public facilities will be available concurrent with
need as required by the General Plan.
b) All necessary public improvements have either been
provided or will be required as conditions of approval.
c) The Planning Commission has, by inclusion of an
appropriate condition, insured that the project will
not be approved unless the City Council finds that
sewer service is available to serve the project. Since
that project cannot be approved unless sewer service
is available, and building cannot occur within the
project unless sewer service remains available, the
Planning Commission is satisfied that the requirements
of the public facilities element of the General Plan
have been met insofar as they apply to sewer service
for this project.
3} The design of the project and all required improvements will
not cause any significant environmental impacts, and a
Declaration of Negative Environmental Impact has been
issued by the Planning Director on February 20, 1981, and
approved by the Planning Commission on March 25, 1981.
4) The proposed development is consistent with the Land Use
Element and all other applicable elements of the General
Plan.
5) The proposed development as conditioned is consistent with
surrounding development, both existing and future.
Conditions
1) Approval is granted for SDP 80-13, as shown on Exhibit
A-E, dated February 20, 1981, incorporated by reference
and on file in the Planning Department. Development
shall occur substantially as shown unless otherwise
noted in these conditions.
2) This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that
sev/er facilities are available at the time of application for
such sewer permits and will continue to be available until
time of occupancy.
PC RESO #1783 -2-
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3)
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This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required
by City Council Policy No. 17, dated August 29, 1979,
on file with the City Clerk and incorporated herein by
reference, and according to the agreement executed by
the applicant for payment of said fee. A copy of that
agreement dated March 4, 1981, is on file with the
City Clerk and incorporated herein by reference. If
said fee is not paid as promised, this application "will
not be consistent with the General Plan and approval
for this project shall be void.
Approval of this request shall not excuse compliance with all
sections of the Zoning Ordinance and all other applicable
city ordinances in effect at time of building permit issuance,
This approval shall become null and void if building permits
are not issued for this project within one year from the
date of project approval.
The applicant shall prepare a reproducible mylar of the
final site development plan incorporating the conditions
contained herein. Said site plan shall be submitted to and
approved by the Planning Director prior to the issuance of
building permits.
The applicant shall prepare a detailed landscape and
irrigation plan which shall be submitted to and approved
by the Planning Director prior to issuance of building
permits. Said plan shall include landscaping and mounding
along El Camino Real to screen the parking lot from this
street.
Parking lot trees shall be a minimum 15 gallon size.
All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
No signs are approved as part of this application.
Any signs proposed for this development shall be designed
in conformance with the city's Sign Ordinance and shall
require review and approval of the Planning Department prior
to installation of such signs.
A uniform sign program for this development shall be sub-
mitted to the Planning Department for their review and
approval prior to occupancy of any building.
Trash receptable areas shall be enclosed by a 6 foot high
masonry wall with gates pursuant to city standards. Location
of said receptacles shall be approved by the Planning
Director prior to the issuance of a building permit.
PC RESO 11783 -3-
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13) All roof appurtenances, including air conditioners, shall
be architecturally integrated and shielded from view and
the sound buffered from adjacent properties and streets
to the satisfaction of the Planning Department and Building
Director.
14) The project shall provide bus stop facilities at locations
subject to the satisfaction of the North County Transit
District. Said facilities shall at a minimum include a
bench, free from advertsing and a pole for the bus stop sign.
The bench and pole shall be designed in a manner so as to not
detract from the basic architectural theme of the project
and said design shall be subject to the approval of the
Planning Director and North County Transit District.
15) Approval of SDP 80-13 is granted subject to approval of
Zone Change 223 by the City Council.
16) The driveway access on Palomar Airport Road shall be moved
to a point at least 500 feet west of El Camino Real. Only
right turns in and out shall be permitted and no median break
shall be allowed. The driveway shall be shown on the revised
Site Development Plan required pursuant to Condition No. 6 and
shall be subject to the approval of the City Engineer.
17) The applicant shall provide 15 additional parking spaces
on-site and adequate vehicle turnaround space at the end of
each driveway aisle. Said parking spaces and turnaround
areas shall be shown on the revised Site Development Plan
(Condition No. 6) and shall be subject to the approval of
the Planning Director prior to the issuance of a building
permit.
18) Lighting of the tennis courts, golf course, and parking lot
shall be directed inward to the site and shall not reflect
or spill over to adjacent properties or streets subject
to the satisfaction of the Planning Director.
19) A median island shall be constructed along El Camino Real
for the entire length of the property which shall allow left
turn movements for traffic proceeding north on El Camino Real
into the site, however, which shall prohibit left turn
movements out of the site. The design of said median island
shall be subject to the approval of the City Engineer and
shall be installed prior to occupancy of any buildings.
20) The applicant shall construct half street improvements along
the entire length of El Camino Real and along Palomar Airport
Road extending from the access driveway, to the intersection
of El Camino Real prior to occupancy of any buildings. Also,
the applicant shall construct a half median along the entire
length of El Camino Real and along Palomar Airport Road from
the access driveway to the intersection of El Camino Real and
Palomar Airport Road prior to occupancy of any buildings.
Additionally, the owner shall enter into a lien contract
for future half street improvements along Palomar Airport
Road for the remaining property frontage prior to the
issuance of building permits.
PC RESO #1783 ^°
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2C
21) A 10' wide equestrian trail shall be provided along the south
and east side of the property by easement or other form
to the satisfaction of the Planning Director and Parks and
Recreation Director prior to final occupancy of any buildings.
The revised site plan required per Condition NO. 6 shall
indicate the location of this easement.
•
22) The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
23) Additional drainage easements and structures shall be
provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City
Engineer.
24) Direct access rights shall be waived along all property
frontages on Palomar Airport Road and El Camino Real except
for one driveway access on each street as shown on the revised
Site Development Plan.
25) The Planning Director shall review this Site Development Plan
after one year to ensure that there are no problems with the
operational aspects of the use including but not limited to
traffic circulation, lighting, signing and golf course use.
The Director shall recommend to the Planning Commission that
the public hearing on this item be reopened if he determines
the operational aspects of the use is detrimental or
injurious to the public's health and welfare.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 25th day of March, 1981, by the following vote, to wit:
AYES: Chairman Marcus, Commisioners Jose, Friestedt, Larson,
Rombotis, L'Heureux, and Leeds.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ATTEST:MARY
CARLSB^
S, Chairman
PLANNING COMMISSION
C. HAGHHANV Secretary/ARLSBAD PLANN/NG^^OMMISSION
PC RESO #1783 -5-