HomeMy WebLinkAbout1982-01-19; City Council; 6871; 78 Unit Tentative Map CondominiumCI7 VOF CARLSBAD — AGENDJAlLL
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DEPT. PL
TITLE: CT 81-39/CP-185 - CONDO '5' - 78 UNIT
TENTATIVE TRACT MAP AND CONDOMINUM PERMIT;
SOUTH SIDE OF COSTA DEL MAR, EAST OF EL
CAMINO REAL IN THE R-P ZONE.
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RECOMMENDED ACTION:
RECOMMENDATION
Both the Planning Staff and Planning Commission recommend that
this application be APPROVED and that the City Attorney be
directed to prepare documents APPROVING CT 81-39/CP-185, per
Planning Commission Resolution No. 1905.
ITEM EXPLANATION
This item is a request for approval of a 78 unit tentative tract
map and condominium permit located as described above. The
applicant intends to sell the units as time-share condominiums.
The project would be managed by the La Costa Hotel and Spa.
The Planning Commission found that the project meets all
development standards of the condominium ordinance. The staff
and Commission did have concerns, however, with the inconvenient
location of the storage area and parking lot (see attached staff
report for a detailed explanation). The Commission found that
the design of both the storage area and parking lot could meet
the intent of the design criteria of the Condominium Ordinance if
the project remained as a time-share condominium. To ensure this^
a condition of approval has been placed limiting the amount of
time any unit can be sold for a period not to exceed four months
(Condition No. 18).
The Commission also indicated that the project was unique in that
it was associated with the La Costa Hotel and Spa, however, the
Commission recommends that a "time-share" ordinance be adopted
prior to the approval of other time-share projects in the city.
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 December 7, 1981, which was
approved by the Planning Commission on December 23, 1981. A copy
of the environmental documents is on file in the Planning
Department.
FISCAL IMPACT
The applicant will provide all required public improvements to
the project. Also, the applicant has agreed to pay a public
facilities fee to offset the costs of providing all other public
services.
ATTACHMENTS
A. PC Resolution No. 1905
B. Staff Report, dated December 23, 1981 w/attachments
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to, wit:
PLANNING COMMISSION RESOLUTION NO. 1905
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL
OF A 78 UNIT TENTATIVE TRACT MAP AND CONDOMINIUM
PERMIT ON PROPERTY GENERALLY LOCATED ON THE SOUTH
SIDE OF COSTA DEL MAR, JUST EAST OF EL CAMINO REAL.
APPLICANT: RANCHO LA COSTA, INC.
CASE NO; CT 81-39/CP-185
WHEREAS, a verified application for certain property
Lot 3 of La Costa Condominium No. 4, according to Map
6520 filed October 21, 1969
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 23rd day
of December, 1981, hold a duly noticed public hearing as
prescribed by law to consider said request; and
WHEREAS, at said public 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 Tentative Tract Map and Condominium Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of CT 81-39/CP-185, based
on the following findings and subject to the following
conditions:
Findings; (Planning)
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1) The project is consistent with the city's General Plan since
the proposed density of 23.1 du's/acre is within the density
range of 20-30 du's/acre specified for the site as indicated
on the Land Use Element of the General Plan.
2) The site is physically suitable for the type and density of
the development since the site is adequate in size and shape
to accommodate residential development at the density pro-
posed.
3) The project is consistent with all city public facility pol-
icies and ordinances since:
a) The Planning Commission has, by inclusion of an appropri-
ate condition to this project, insured that the final map
will not be approved unless the City Council finds that
sewer service is available to serve the project. In add-
ition, the Planning Commission has added a condition
that a note shall be placed on the final map that build-
ing permits may not be issued for the project unless the
City Engineer determines that 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.
b) A school letter, dated September 24, 1981 has been sub-
mitted to ensure thhe availability of school facilities
in the Carlsbad School District.
c) Park-in-lieu fees are required as a condition of ap-
proval.
d) All necessary public improvements have been provided or
will be required as conditions of approval.
e) 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 Gen-
eral Plan.
f) Assurances have been given that adequate sewer for the
project will be provided by the Leucadia County Water
District.
4) The proposed project is compatible with the surrounding fu-
ture land uses since surrounding properties are designated
for residential development on the General Plan.
-2-PC RESO 11905
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Conditions;
General Conditions
1) Approval is granted for CT 81-39/CP-185, as shown on
Exhibit "A", dated November 20, 1981, Exhibit "B", dated
December 8, 1981, and Exhibits "C" - "M" , dated October 1,
1981, incorporated by reference and on file in the Planning
Departme.it. Development shall occur substantially as shown
unless otherwise noted in these conditions.
2) This project is approved upon the express condition that the
final map shall not be approved unless the City Council finds
as of the time of such approval that sewer service is avail-
able to serve the subdivision.
3) 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 note shall be placed on the final
map.
4) 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 pay-
ment of said fee a copy of that agreement dated September
17, 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.
5) The applicant shall pay park-in-lieu fees to the city, prior
to the approval of the final map as required by Chapter 20.44
of the Carlsbad Municipal Code.
6) 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 issu-
ance.
Planning;
7) The applicant shall prepare a reproducible mylar of the final
site 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.
PC RESO 11905 -3 if
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8) The applicant shall establish a maintenance association and
corresponding covenants, conditions and restrictions. Said
CC&R's shall be submitted to and approved by the Planning
Department prior to final map approval.
9) The applicant shall prepare a detailed landscape and irriga-
tion plan which shall be submitted to and approved by the
Planning Director prior to the issuance of building permits.
10) All parking lot trees shall be a minimum of 15 gallons in
size.
11) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
12) 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 in-
stallation of such signs.
13) Trash receptacle areas shall be enclosed by a 6 foot high
masonry wall with gates pursuant to city standards. Loca-
tion of said receptacles shall be approved by the Planning
Director.
14) 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 Direc-
tor.
15) Approval of CT 81-39/CP-185 is granted subject to approval
of Special Use Permit 5.
17) Approval of this tentative tract map shall expire eighteen
months from the date of City Council approval unless a final
map is recorded. An extension may be requested by the ap-
plicant. Said extension shall be approved or denied at the
discretion of the City Council. In approving an extension,
the City Council may impose new conditions and may revise
existing conditions.
18) This project shall be considered a "Time-share" condominium
project and no unit shall sell for an increment of time to
exceed 4 months. A note indicating this shall be placed on
the final map.
Engineering
19)The developer shall obtain a grading permit prior to the
commencement of any clearing or grading of the site.
PC RESO 11905
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19) The grading for this project is defined as "controlled grad-
ing" by Section 11.06.170(a) of the Carlsbad Municipal Code.
Grading shall be performed under the observation of a civil
engineer whose responsibility it shall be to coordinate site
inspection and testing to insure compliance of the work with
the approved grading plan, submit required reports to the
City Engineer and verify compliance with Chapter 11.06 of
the Carlsbad Municipal Code.
20) Additional drainage easements and drainage structures shall
be provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City Engi-
neer.
21) The developer shall comply with all the rules, regulations
and design requirements of the respective sewer and water
agencies regarding services to the project.
22) The applicant shall install rock slope protection for the
fill slope adjacent to the flood channel to the
satisfaction of the City Engineer. The location of the
proposed rock slope protection shall be shown on the
grading plans and the supporting engineering calculations
shall be approved by the City Engineer prior to the
issuance of the grading permit.
23) The developer shall secure from the Leucadia County Water
District all the necessary easements for the relocation of
the existing sewer line which runs across the northern
portion of the project prior to the recordation of the
final map.
24) The developer shall obtain a License Agreement from the San
Diego Gas & Electric Company allowing the construction of
the parking lot within their easement prior to recordation
of final map.
25)The applicant shall enter into a lien contract for the
future improvement of a half width median on El Camino Real
along the subdivision frontage from the north end of the
San Marcos Creek bridge to the Costa Del Mar private road
entrance prior to the approval of the final map.
Fire
26) Prior to the issuance of building permits, complete building
plans shall be submitted to the Fire Department for review
and approval.
27) All required fire hydrants, water mains and appurtenances
shall be operational prior to combustible building
materials being located on the project site.
28) Proposed security gate systems shall be provided with
"Knox" key operated override switch, as specified by the
Fire Department.
PC RESO #1905
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29) All fire alarm systems, fire hydrants, extinguishing
systems, automatic sprinklers, and other systems pertinent
to the project shall be submitted to the Fire Department
for approval prior to construction.
30) Building exceeding 10,000 sq.ft. aggregate floor area shall
be sprinklered or have four-hour fire walls with no openings
therein which shall split the building into 10,000 sq.ft.
(or less) areas.
Parks and Recreation
31) Any existing street trees removed or damaged for any reason
shall be replaced by a species of equal size of a type
subject to the approval of the Parks and Recreation
Department.
32) The property's frontage along El Camino Real shall be sub-
stantially landscaped in compliance with the Parks and
Recreation streetscape program.
33) The applicant shall screen the parking lot from El Camino
Real by the use of ground contouring and landscaping which
shall be shown on the detailed landscape and irrigation
plan as required herein.
PASSED, APPROVED AND ADOPTED at a regular meeting of
the Planning Commission of the city of Carlsbad, California,
held on the 23rd day of December, 1981, by the following vote,
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
MARY MARCUS, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
JAMES C. HAGAMAN, Secretary
CARLSBAD PLANNING COMMISSION
PC RESO 11905
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—6—
-H*,f"^ STAFF REPORT
DATE: December 23, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: CT 81-19/CP-185, SUP-5, V-327 - CONDO '5' - A request
for:
1) A Tentative Tract Map and Condominium Permit for a
78 unit time-share condominium project;
2) A Special Use Permit to develop in a floodplain,
and;
3) A Variance to allow an increase in the height limit
from 35 feet to 40 feet located on the south side
of Costa Del Mar, east of El Camino Real in the R-P
zone on 3.28 acres of property.
I. PROJECT DESCRIPTION
The applicant requests approval of three applications: 1) a 78
unit Tentative Tract Map and Condominium Permit for a time-share
x*" project, 2) a Special Use Permit to develop in a floodplain, and
3) a Variance to allow an increase in building height from 35' to
40', located as described above.
The project would be developed as time-share condominiums and
would be managed by the La Costa Hotel and Spa. The units would
sell in time increments ranging from one week to four months.
Units selling for four months would cater to people who wish to
live in the area during the Del Mar racing season.
The applicant must obtain a special use permit in order to allow
development of a small portion of the project within the 100 year
floodplain. To obtain these approvals, the City Engineer must
find that mitigation measures have been incorporated into the
project's design to ensure that flooding will not endanger the
project.
The project would be three stories in height and the one and two
bedroom units would range in floor area from 1010 sq.ft. to 1745
square feet. The applicant's intent is to retain a high degree
of security. To accomplish this, the project is designed for
entry to the units through only one front entry and from the se-
cured subterranean parking garage.
The discussion section of the staff report is divided into three
/*"*" subsections for easier understanding: 1) The special use per-
V mit; 2) the tentative tract map and condominium permit, and 3)
the variance request.
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II. ANALYSIS
Major Planning Issues (SUP-5)
1. Will approval of a special use permit allow development which
would be subject to flooding hazards?
Discussion
As mentioned, a portion of the site is within the 100 year flood-
plain boundary, and as such, must receive approval of a special
use permit prior to development. The special use permit may only
be granted if the City Engineer finds that the project is
designed to mitigate flooding hazards.
The applicant has submitted detailed data showing how all flood-
ing hazards would be mitigated. This data was reviewed by the
Engineering Department and by the San Diego County Flood Control
District. Both parties have found that, as designed, the project
would be removed from the 100 year floodplain zone and will not
be subject to flooding hazards nor will the construction of the
project create other flooding problems to adjacent or downstream
properties. A memo from both the Engineering Department and the
Flood Control District confirming these findings are attached for
the Commission's review. Because these findings have been made,
staff is recommending approval of SUP-5.
Major Planning Issues (CT 81-39/CP-185)
1. Does the project meet all development standards and design
criteria of the Condominium Ordinance?
2. Can the design of the parking and storage areas be justified
because of the time-share nature of the project?
Discussion
As designed, the project technically meets all development stand-
ards of the Condominium Ordinance. The parking requirements is
met by a subterranean garage housing 78 cars (1 space/unit) and
an outdoor parking lot (100 spaces; 1 space/unit plus 22 visitor
parking spaces) located west of the units (Exhibits "B" & "C").
The subterranean garage is protected by a security system allow-
ing access to the residents.
The open recreational requirements would be met by a combination
of private patios and balconies for each unit and a common recre-
ation area containing a sunning area and a large swimming pool.
The storage requirement is satisfied by an underground storage
area (within the subterranean garage) accessible to the units by
the elevators.
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Although the project technically meets the development standards
of the ordinance, staff had concerns regarding the location and
accessibility of the open parking lot and the underground storage
space. The parking spaces are located in excess of 150 feet from
the units, which is over the distance established by adminis-
trative policy. In some cases, the required parking spaces are
greater than 1000 feet (walking distance) from the units.
•
Likewise, the storage area is not conveniently located to all the
units. Particularly, the units located -in the east wing cannot
easily gain access to the storage area. Residents must walk down
the hallway corridor, travel down the elevator, then walk across
the subterranean garage to get to the storage area. This route
is particularly inconvenient if large items must be transported
from the storage areas to the units.
Under normal circumstances, staff would recommend denial of the
project based on the inaccessible location of the open parking
lot and the storage areas. This project is unusual in that it is
being built as a time-share condominium. As indicated by the
letter from Paul Graham of Rancho La Costa, the typical residents
of this project would be people visiting the resort. Most
visitors arrive by common carrier and are driven to the resort by
limousine. The clientel is both national and international.
Staff believes this project constitutes a unique development
that is well suited to a time-share condominium development
because of its proximity to the La Costa Hotel & Spa, a
successful resort development.
The types of residents that can be expected to live in a
time-share project such as this would not need the amount of
parking that is being provided. Staff believes that one parking
space per unit in a convenient location is sufficient to meet the
needs of this project. As an added note, in the new PUD
Ordinance, staff is recommending that a ratio of 1 parking space
per unit be the standard for a time-share project.
Similarly, the amount of storage space required for a time-share
unit is not expected to be as great as a normal condominium.
Staff feels the design of the storage areas is acceptable for a
time-share project. When considering the design criteria for
both parking and storage, the intended use of the project must be
considered. Certainly, the use of the project directly relates
to its design. In the case of this time-share project, staff
believes that the design of the storage area and parking lot can
be justified.
Since both the development standards and design criteria can be
met by this project, staff is recommending approval of CT 81-
39/CP-185.
Major Planning Issues (V-327)
1. Can the four mandatory findings for a variance be made for
this project?
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Discussion
V-.-
The variance request is to increase the building height from the
required 35 feet to 40 feet along the south side of the
building. The reason for the increased height is because the
existing grade level must be raised to remove the property from
the 100 year floodplain. The appearance of the project from the
street and adjacent properties will be similar to a project 35
feet in height because the lower story (subterranean garage) will
be hidden from view by mounding rip-rap and landscaping. The
actual visual height would be less than 35 feet.
Staff is recommending approval of the variance request because
all four of the mandatory findings can be made. Specifically,
the property's existing location in a floodplain constitutes an
extreme and unusual circumstance which does not generally apply
to other properties in the vicinity. If the project was not lo-
cated in a floodplain, it could be built without the need for a
variance.
Secondly, without a variance, the project would be denied a prop-
erty right that other properties in the same vicinity enjoy be-
cause other properties have developed three story buildings simi-
lar to the proposed request. The property's location within a
floodplain requires special grading techniques which would not
allow the development of a three story structure without a var-
iance.
Finally, approval of this height variance would not be injurious
to the public's health and welfare nor be detrimental to the
Carlsbad General Plan, since the height of the building will not
detrimentally encroach upon adjacent properties nor create any
dangerous or unsafe circumstances, or adverse visual impacts.
Staff is, therefore, recommending approval of V-327.
III. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not
have a significant impact on the environment and, therefore, has
issued a Negative Declaration dated December 7, 1981.
IV. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Neg-
ative Declaration issued by the Planning Director and ADOPT Reso-
lution Nos: 1905, 1906 and 1907, recommending APPROVAL to the
City Council of CT 81-39/CP-185 and APPROVING SUP-5 and V-327
based on the findings and subject to the conditions contained
therein.
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ATTACHMENTS
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1. PC Resolution Nos: 1905, 1906 and 1907
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Letter from Paul Graham, dated October 29, 1981
6. Memo from Les Evans, dated December 9, 1981
7. Memo from County Flood Control District, dated December 4,
1981.
8. Reduced Site Plan and Elevation Plan
9. Environmental Documents
BHrar
12/16/81
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LA COSTA
XT81-39/CP-185/SUP-5/V-327
VICINITY MAP
C / BACKGROUND DATA SHEET
CASE NO: ZC-248, SUP-5, CT 81-39/CP-185, and V-327
APPLICANT: RANCHO LA COSTA, INC.
REQUEST AND LOCATION: 78 unit "Timeshare" condominium project; south
east corner of El Camino Real and Costa Del Mar Road.
LEGAL DESCRIPTION: Lot 3 of La Costa Condominium No. 4, according to
Map 6520 filed October 21, 1969 -
Assessors Parcel Number: 216 - 210 _ -04 . (216-123-01)
Acres 3.28 NO. of Lots 78 units •". '•.':;....•- ' . :
GENERAL PLAN AND ZONING
General Plan Land Use Designation RH/0
Density Allowed 20-30 du/ac Density Proposed 23.1
Existing Zone R-P (w/f loodplain over lay proposed Zone R-P (w/out f loodplain_ . Overlay)
Surrounding Zoning and Land Use:
Zoning . . Land Use
North c~2 La Costa Hotel & Spa Grounds
South P-C Floodplain
P-C La Costa Hotel & Spa Grounds
West County (E) - (8), Batiquitos Lagoon
PUBLIC FACILITIES
School District Carlsbad, dated September 24 , 1981s ~~ . <--^-<-> « . • . " .Water District • Costa Real Water, District.
Sewer District Leucadia County Water District EDU's
Public Facilities Fee Agreement, dated September 17, 1981
(Other: '
> ' ' ENVIRONMENTAL IMPACT ASSESSMENT
Negative ,Declaration, issued "Dec. 7,* 1981 Log No.
%,..,,,• % •••
E.I.R. Certified, dated
Other,
'If' after the information^-*^ have submitted has been
further inf ormatioiW » required, you will be so
, it is determined
APPLICANT:
. AGENT:
. MEMBERS:
Ranchci La Costa, Inc.
Name (individual, partnership, joint venture, corporation, syndication)
2100 Costa' Del Mar Road
Business Address
483-9111 .'-..'*
Telephone Number
Mr. Paul Graham
Name
2100 Costa Del Mar Road
Business Address
435-9111'
Telephone Number
See Attached Sheet A
Name -(individual, partner, joint:
venture, corporation, syndication)
Home £ddx~ess
Business Address
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Number
. . (Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in thin dis-
closure is true and correct and that it will remain tru€» and correct and may be'
relied upon as being true and correct until amended.
Applicant.
SUPPLEMENTAL INFORMATION SHEET
ZONE CHANGE, TENTATIVE TRACT MAP,
MAJOR CONDOMINIUM PERMIT, SPECIAL USE PERMIT
ATTACHMENT A
Chairman of the Board Mr. Allard Roen
c/o Rancho La Costa
Costa Del Mar Road
Carlsbad, CA 92008 (714) 438-9111
President:Mr. Merv Adelson
Lorimar Production, Inc.
10202 W. Washington Blvd.
Culver City, CA 90230 (213) 836-3000
Vice President:Mr. Irwin Molasky
Paradise Development Co.
3111 S. Maryland Parkway
Las Vegas, Nevada 89109 (702) 735-0155
Vice President:Mr. Irv Roston
c/o Rancho La Costa
Costa Del Mar Road
Carlsbad, CA 92008 (714) 438-9111
Vice President:Mr. Burton Kramer
(Address same as Irv Roston)
Secretary:Jack Donnelley, Esq.
Donnelley & Hulden
3366 Fifth Avenue
San Diego, CA 92103 (714) 299-8350
Asst. Secretary:Ms. Elaine Thomas
c/o Rancho La Costa
Costa Del Mar Road
Carlsbad, CA 92008 (714)438-9111
/<*.
IRCDStP)
October 29, 1981
Mr. Mike Holzriller
City of Carlsbad
1200 Elm Street
Carlsbad, CA 92008
Subject: PROJECT DESCRIPTION, CONDOMINIUM 5,
RANCHO LA COSTA, INC.
Dear Mr. Holzmiller:
This project description is bring written to provide you with a
full range of information on our proposed development, known as
Condo 5, and as a response to some questions raised by yourself
and the Assistant City Attorney.
The principals of Rancho La Costa designed Condo 5 as a time
share project only after lengthy observation of the market forces
that have made La Costa successful. As an example, immediately
to the east of the project site are 96 Chateau condominiums which,
although wholly owned by individuals, have a variety of occupancy
uses. Some are occupied by their owners on a year-around basis,
some are only seasonably occupied and others are listed with the
Hotel to be rented on the same basis as Hotel rooms. Additionally,
a good part of the Resort's clientele are repeat guests who have
expressed a desire for more spacious and luxurious accommodations.
Condo 5 is estimated to cost, as presently designed, $7,200,000
and should adequately fill that need.
The typical La Costa guest visits the Resort as a point destina-
tion with every intention of spending the vast majority of time
on the premises. Because La Costa is a resort it is rarely used
as a place to stay while in the area for other reasons. Conse-
quently, most visitors arrive by common carrier and are brought
by limousine to the Resort. A comparative few arrive by private
car.
As a matter of interest, approximately 3000 landings at Palomar
Airport, by corporate, private or chartered jet aircraft, are
directly attributable to La Costa guests each year.
COSTA DEL MAR ROAD • CARLSBAD, CALIFORNIA 92OO8 • AREA CODE 71-4 • TELEPHONE 438- SIM
Mr. Mike Holzmiller October 29, 1981
• ' ' -2- .
As we will be marketing Condo 5 on a national and international
basis, we expect the owners of Condo 5 to follow the same use
patterns of our present visitors.
The currently vacant site for Condo 5 is at the main entrance
to the La Costa Resort complex. Being a substantial building of
78 units, the facility was set back from El Camino Real as far as
practical with'.n the confines of the property. The result is a
project with an abundance of open green space as a foreground.
The project is in conformity with the zoning ordinance, although
a small height variance will be necessary due to the design of
the three-story building. The building has a fairly large overall
plan which allows underground parking for 78 cars and includes
storage space for each unit. The balance of uncovered spaces are
placed on the site at the only location available — between the
building and El Camino Real. Because of this location and the
large footprint of the building, it is virtually impossible to
plan the parking so that no space (outdoors) is further than 150
feet from the most remote dwelling unit.
The well established pattern of the La Costa visitor bears out the
fact that rarely is one space per unit needed and in no case will
additional parking be required, although it will be in place.
This statement is easily verified by the adjacent Chateau garages
which are normally about 25% occupied.
Because of this low demand for parking by time-share and/or condo-
minium owners, we consider the outside parking to be in excess
but useful during some of the major sports tournaments held at
La Costa.
The functional relationship of this building to the balance of the
Resort is a pedestrian-oriented complex and is best maintained
with the building positioned as it is and the continuity o£
La Costa not interrupted.
The 78 units in the project will be equipped with a small kitchen,
two (2) baths, washer, dryer and ample closet and storage space.
Additionally, each floor will contain maid storage and other
general space.
The main floor will contain an atrium space that will act as a
passive game room. The garage level will have central maid stor-
age/supply, trash areas enclosed within the building, central
room service maintenance areas and storage for the units. The
building will be staffed 24 hours per day by security and opera-
tional personnel.
Mr. Mike Holzmiller October 29, 1981
-3-
Because all units will be fully furnished, including the patios,
there is no no need for major storage areas within the units
themselves. All storage requirements are fully met but in a way
that is best for the La Costa owner/user.
Condo 5 will have an on-site exclusive swimming pool but its
owners will also have the opportunity to enjoy the facilities
of the Resort. Exact arrangements, however,•have not been
finalized at this date.
While Condo 5 may not precisely meet the design criteria of the
Condominium Ordinance, in regards to guest parking and unit
storage, it was conceived and designed as an additional facility
of La Costa with the characteristics of the typical guest in
mind.
The owners/users and this facility will be fully and permanently
integrated with the La Costa Resort complex, further expanding
this internationally known community asset.
Condo 5 will be registered with the ORE as both a time share and
a condominium project. The rationale for this direction is the
large number of units that would have to be sold on a time share
basis, i.e. 4056 sales based on one week owner occupancy. If
the market does not respond as anticipated, La Costa desires to
reserve the right to sell some units as condominiums and will
have the parking and storage spaces in place to meet the require-
ments of the Condominium Ordinance.
In summary, it must be recognized that the unique characteristics
of the typical Resort guest and of the owners/users of the
Chateaus has led us to design this project to meet the market
forces distinctive to La Costa.
Sincerely,
RANCHO LA COSTA, INC.
Paul Graham
Vice President
PG:ph
MEMORANDUM
DATE: December 9, 1981
TO: Planning Director
FROM: City Engineer
SUBJECT: SUP-5/CONDO 5 - Condominium Complex South of Costa
Del Mar and East of El Camino Real
In accordance with Section 21.31.100 of the Municipal Code, I
have reviewed the subject application and hereby present the
following report:
The drawings and calculations for the latest Condo 5 plans
were reviewed by my department and the County of San Diego
Department of Sanitation and Flood Control. It was deter-
mined by them and by us that the proposed improvements
adequately protect the proposed development from the
effects of erosion and inundation related to a 100-year
flood. In addition, it was determined from a comparison
of before-grading and after-grading conditions that the
encroachment into the San Marcos Creek flood plain will
s*1" have a minimal effect on the 100-year flood water surface
for the adjacent and upstream channel areas.
It is, therefore, my finding that a special use permit be issued
with the following conditions:
1. The proposed development plan remain substantially as shown
on Condo 5 CT81-39 Exhibit 'A1 dated November 20, 1981 and
SUP-5 Exhibit 'X1 dated December 8, 1981.
2. Improve the channel flow capacity at cross section 6 as
shown on SUP-5 Exhibit 'X' dated December 8, 1981.
3. Reshape the trapezoidal channel improvements at cross sec-
tion 11 as shown on SUP-5 Exhibit 'X' dated December 8, 1981,
4. Provide rock slope protection along the fill slope adjacent
to the proposed structure. The location of the proposed
rock slope protection will be shown on the final grading
plan.
DAH:ls
R. J. MASSMAN, Director
Offices of:
County Engineer
County Road Commissioner
County Surveyor
County Airports
Flood Control
Liquid Waste
Solid Waste
Transportation Operations
COUNTY OF SAN DIEGO
DEPARTMENT OF PUBLIC WORKS
BUILDING 2 5555 OVERLAND AVENUE
SAN DIEGO. CALIFORNIA 92123
TELEPHONE: (714) 565-5177
December 4, 1981
BOARD OF SUPERVISORS
TOM HAMILTON
First District
PAUL W. FORDEM
Second District
ROGER HEDGECOCK
Third District
JIM BATES
Fourth District
PAUL ECKERTFifth District
City of Carlsbad
Engineering Department
1200 Elm Avenue
Carlsbad, CA 92008
Attention: David A. Houser
Dear Sir:
Subject: Third Review of Backwater Analysis for Second Revision to Condo 5
SUP-3
At your request this department has reviewed the proposed revision of the
SUP-3 project. The project would encroach into the north overbank flood
plain of San Marcos Creek upstream of El Camino Real bridge.
The following table is a summary of the results of HEC-2 analysis done by the
developer's engineer:
TABLE 1 - 100-year Flood Summary
Cross Section
Number
5
6
7
8
9
9+64
11
12
Existing
WSEL
13.13
13.27
13.86
14.06
14.33
14.46
14.51
14.57
Velocity
7.4
7.9
7.0
6.7
5.4
4.6
5.5
5.6
WSEL
13.13
12.95
13.77
14.01
14.28
14.37
14.57
14.51
Proposed
Velocity
7,4
9.1
6.5
6.0
5.0
4.5
3.6
4,2
City of Carlsbad - 2 - December 4, 1981
"*"" Table 1 indicates that the project would increase the 100-year water surface
elevation .06 ft. at cross section 11 and the channel velocity 1.2 fps at
cross section 6. These deviations are generally within the accuracy of the
analysis. At cross section 6, the water surface elevation would be at
least 13.13 which would lower the velocity.
After inspection of the cross section plots it appears the following would be
advantageous:
1. Improve the channel flow capacity at cross section 6.
2. Reshape the trapezoidal channel improvements at cross section 11.
The project will have minimal effect on the 100-year flood plain of San Marcos
Creek provided improvements in flow capacity are made to the channel. Rock
slope protection should be provided and the finished floor of the building
should be at least one foot above the 100-year flood level.
If you need further information, please contact Ken Hanson at 565-5509.
Very truly yours,
V*y/N R. J- MASSMAN, Director
Department of Public Works
RJM:KH:lm
COPY
COPY
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