HomeMy WebLinkAbout2000-06-06; City Council; 15767; Grand Pacific Palisades Resortr
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DEPT. PLN@
CITY OF CARLSBAD - AGENDA BILL (.
TITLE: DEPT. HD.
GRAND PACIFIC PALISADES RESORT
SDP 96-01(A)/CDP 96-02(A)
CITY ATTY.
CITY MGR
RECOMMENDED ACTION:
That the City Council ADOPT Resolution No. dm0 ./%I , APPROVING Site Development
Plan amendment SDP 96-01(A) and Coastal Development Permit amendment CDP 96-02(A).
ITEM EXPLANATION:
the Site Development Plan, SDP 96-01 and an amendment to the Coastal Development Permit, CDP
On April 5, 2000, the Planning Commission conducted a public hearing to review an amendment to
96-02, for the Grand Pacific Resort. The amendments are a request to replace 3,218 square feet of restaurant space, which was approved as a future development, with 24 hotel rooms on three floors.
The Planning Commission recommended by a 5-0 vote to approve the amendments.
The 24-hotel room addition has been designed to be fully compatible with the existing Grand Pacific
Resort. The proposed addition is designed in the same architectural style and with the same colors and materials as the existing buildings.
The exchange of restaurant space for hotel units reduces the onsite demand for parking spaces.
Considering all proposed uses, the Grand Pacific Resort was originally approved for the joint use of
57 parking spaces. Reducing the square footage of restaurant lease area and increasing the number of hotel rooms nearly eliminates the need for joint use parking, because hotel rooms have a
to hotel rooms, results in a joint use of only 4 parking spaces.
lower parking demand than restaurants. An approval of this proposed change of use from restaurant
The proposed change of use has not been controversial nor has opposition been voiced as a result
of public notice or hearing.
ENVIRONMENTAL:
An environmental Impact Report was completed for the Carlsbad Ranch. Development of the project
site and analysis of the proposed use were included in the certified document. The proposal to
construct hotel units is within the scope of the certified EIR and no new impacts have been identified
which would require a new or supplemental analysis.
FISCAL IMPACT:
Approval of the Site Development Plan amendment and Coastal Development Permit amendment
will not obligate the City to any fiscal expenditures. Hotel rooms may generate more revenue for the
City in the form of Transient Occupancy Tax versus sales tax generated by a restaurant.
GROWTH MANAGEMENT STATUS:
Facilities Zone 13
Growth Control Point NIA
Net Density NIA
Special Facilities NIA
PAGE 2 OF AGENDA BILL NO. I5;1b7
EXHIBITS:
1. City Council Resolution No. do00 - I I
2. Location Map
3. Planning Commission Resolutions No. 4732 and 4733 4. Planning Commission Staff Report, dated April 5, 2000
5. Excerpts of Planning Commission Minutes, dated April 5, 2000.
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RESOLUTION NO. 2ooo-181
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING SITE DEVELOPMENT
PLAN AMENDMENT NO. SDP 96-01(A) AND COASTAL
DEVELOPMENT PERMIT AMENDMENT NO. CDP 96-02(A) FOR
THE ADDITION OF 24 HOTEL ROOMS TO THE GRAND
PACIFIC PALISADES RESORT ON PROPERTY GENERALLY
LOCATED ON THE NORTH SIDE OF PALOMAR AIRPORT
OF THE CARLSBAD RANCH SPECIFIC PLAN IN LOCAL
ROAD WEST OF ARMADA DRIVE WITHIN PLANNING AREA 3
FACILITIES MANAGEMENT ZONE 13.
CASE NAME: GRAND PACIFIC PALISADES RESORTS
CASE NO.: SDP 96-01(A)/CDP 96-02(A)
The City Council of the City of Carlsbad, California, does hereby resolve as
follows:
WHEREAS, on April 5, 2000, the Carlsbad Planning Commission held a duly
noticed public hearing to consider a proposed Site Development Plan Amendment and Coastal
Development Permit Amendment to allow for the addition of 24 hotel rooms to the existing
Grand Pacific Palisades Resort, and adopted Planning Commission Resolutions No. 4732 and
4733 recommending to the City Council that the Site Development Plan Amendment and
Coastal Development Permit Amendment be approved; and
WHEREAS, the City Council of the City of Carlsbad, on the 6 th
day ofJune, 2000 held a duly noticed public hearing to consider the
recommendation and heard all persons interested in or opposed to the SDP 96-01 (A) and CDP
96-02(A); and
WHEREAS, an Initial Study was prepared for the project and it was determined
that the project had complied with the mitigation measures of Program Environmental Impact
Report (EIR 94-01) certified, for the Carlsbad Ranch Specific Plan Amendment and related
applications, on January 9, 1996, by the City Council and that only one additional mitigation
measure was needed and was later made inapplicable by the City Council's repeal of the
moratorium related to the traffic impacts for the intersection of El Camino Real and Palomar
Airport Road,
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
Carlsbad, California, as follows: 3
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1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the approval of
Site Development Plan Amendment 96-0l(A) and Coastal Development Permit Amendment 96-
02(A) is approved and that the findings and conditions of the Planning Commission contained in
Planning Commission Resolutions No. 4732 and 4733 on’ file with the City Clerk and
incorporated herein by reference, are the findings and conditions of the City Council.
3. This action is final the date this resolution is adopted by the City Council.
The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, ”Time Limits for Judicial
Review” shall apply:
“NOTICE TO APPLICANT”
“The time within which judicial review of this decision must be sought is
governed by Code of Civil Procedure, Section 1094.6, which has been
made applicable in the City of Carlsbad by Carlsbad Municipal Code
filed in the appropriate court no later than the ninetieth day following the
Chapter 1.16. Any petition or other paper seeking judicial review must be
date on which this decision becomes final; however, if within ten days
after the decision becomes final a request for the record of proceedings
estimated cost of preparation of such record, the time within which such
accompanied by the required deposit in an amount sufficient to cover the
petition may be filed in court is extended to not latter than the thirtieth day
following the date on which the record is either personally delivered or
mailed to the party, or his attorney of record, if he has one. A written
request for the preparation of the record of the proceedings shall be filed
with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive,
Carlsbad, California 92008.”
PASSED AND ADOPTED at a regular meeting of the City Council of the City of
Carlsbad on the 6th day of June , 2000, by the following vote, to wit:
AYES: Council Members Lewis, Hall, Finnila, Nygaard and Kulchin
NOES: None
ATEST:
I
OOD, City Clerk
(SEAL)
-2-
EXHIBIT 2
@
GRAND PACIFIC
PALISADES RESORT
SDP 96-01 (A)/CDP 96-02(A)
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EXHIBIT 3
PLANNING COMMISSION RESOLUTION NO. 4732
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF SITE DEVELOPMENT PLAN AMENDMENT
RESTAURANT SPACE WITH 24 HOTEL UNITS ON PROPERTY
LOCATED AT 5805 ARMADA DRIVE IN LOCAL FACILITIES
MANAGEMENT ZONE 13.
CASE NAME: GRAND PACIFIC PALISADES RESORT
CASE NO.: SDP 96-01(A)
WHEREAS, Grand Pacific Resorts, Inc., “Developef’/”Owner” has filed a
SDP 96-01(A) TO REPLACE 3,218 SQUARE FEET OF FUTURE
verified application with the City of Carlsbad regarding property described as
Lot 14 of Carlsbad Tract No. 92-07 in the City of Carlsbad,
County of San Diego, State of California, according to map
thereof No. 13215, filed in the office of the County Recorder of
San Diego County on June 30,1995.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Site Development
Plan Amendment as shown on Exhibits “A” - “G” dated April 5, 2000, on file in the Planning
Department, GRAND PACIFIC PALISADES RESORT, SDP 96-01(A) as provided by
Chapter 21,06/Section 21.53.120 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 5th day of April, 2000, 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 Site Development Plan Amendment.
WHEREAS, on February 18, 1997, the City Council approved, Carlsbad
Ranch Hotel and Timeshare Resort, as described and conditioned in City Council Resolution
NO. 97-74.
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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 Planning
Commission RECOMMENDS APPROVAL OF GRAND PACIFIC
PALISADES RESORT, SDP 96-01(A) based on the following findings and
subject to the following conditions:
Findines:
1.
2.
3.
4.
That the requested use is properly related to the site, surroundings and environmental
settings, is consistent with the various elements and objectives of the General Plan,
will not be detrimental to existing uses or to uses specifically permitted in the area in
which the proposed use is to be located, and will not adversely impact the site,
surroundings or trafic circulation, in that the project design complies with the
requirements of the Carlsbad Ranch Specific Plan which was found to he
consistent with the various elements and objectives of the General Plan. A 25
foot building setback has been incorporated into the project design. Several
pedestrian connections to the promenade walkway which runs along the western
and southern edges of the site have been provided to encourage pedestrian
usage. The proposed use is permitted by the Carlsbad Ranch Specific Plan. No
adverse impacts onsite or on surrounding properties are expected to occur,
based on the project design which contains adequate building and landscape
setbacks to provide a transition to adjacent properties.
That the site for the intended use is adequate in size and shape to accommodate the
use, in that all applicable code requirements have been met, building coverage is
less than 50% which is permitted, 38% of the total site area will be landscaped,
and 11% of the surface parking lot area will be landscaped while the
requirement is for a minimum of 3% landscaping in the parking area.
That all yards, setbacks, walls, fences, landscaping, and other features necessary to
adjust the requested use to existing or permitted future uses in the neighborhood will
be provided and maintained, in that the promenade wall and required building
setbacks will provide a buffer with the adjacent agricultural area. Varying
building setbacks have been provided project-wide to reduce the amount of
building mass along the perimeter setback areas. Adequate vehicle circulation
has been provided, in addition to loading spaces, and a shuttle bus parking
space.
That the street systems serving the proposed use is adequate to properly handle all
traffic generated by the proposed use, in that the restaurant was projected to
generate 515 average daily trips (ADT) and the hotel rooms are projected to
generate 192 ADT which is less than the corresponding maximum ADT
projected in the Carlsbad Ranch Specific Plan Program EIR for this planning
area. The required circulation improvements identified for the Carlshad Ranch
PC RES0 NO.'4732 -2- 7
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will therefore still be adequate to accommodate the vehicle trips generated by
this project.
The project complies with the development standards and design guidelines of
the Carlsbad Ranch Specific Plan [SP 207(A)].
A growth management park fee of 40 cents per square foot of non-residential
development will be collected at the time of building permit issuance. This fee
will be used to construct recreational facilities to offset the demand created by
employees within Zone 13.
The following findings are made to permit the building height of the project to
exceed a height of 35 feet and 3 levels as provided for in the Carlsbad Ranch
Specific Plan:
A. The building does not contain more than three levels as shown on the
project exhibits.
B. The required setbacks are not required to be increased pursuant to
Section 111. D. 1. b. as the setbacks required for Planning Area 3 are far
greater than the requirements of the C-T Zone.
C. The building conforms to the requirements of Section 18.04.170 of the
Carlsbad Municipal Code.
The Planning Director has determined that:
A.
B.
C.
D.
E.
The project is a subsequent activity of a project for which an EIR was
prepared, and a notice for the activity has been given, which includes
statements that this activity is within the scope of the program approved
earlier, and that the program EIR adequately describes the activity for the
purposes of CEQA); [15168( c)(2) and (e)]; and
EIR 94-01 was certified in connection with the prior project; and
This project is consistent with the project cited above and no new mitigation
measures will be required;
The project has no new significant environmental effect not analyzed as
significant in the prior EIR, and
None of the circumstances requiring a Subsequent EIR or a Supplemental EIR
under CEQA Guidelines Sections 15162 or 15163 exist in that no substantial
changes to the project are proposed, there is no new information of
substantial importance and no changes are necessary to make the
previous EIR adequately apply to the project in the changed situation.
The Planning Commission finds that:
PC RES0 NO. 4732 -3- 8
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10.
11.
12.
13.
14.
A.
B.
C.
There was an EIR certified in connection with the prior Specific Plan
Amendment (SP 207(A)) and related actions;
None of the circumstances requiring Subsequent or a Supplemental EIR under
CEQA Guidelines Sections 15162 or 15163 exist in that no substantial
changes to the project are proposed, there is no new information of
substantial importance and no changes are necessary to make the
previous EIR adequately apply to the project in the changed situation.
The project has no new significant environmental effect not analyzed as
significant in the prior EIR and no new mitigation measures will be
required.
The Planning Commission finds that all feasible mitigation measures or project
alternatives identified in the EIR 94-01 which are appropriate to this Subsequent
Project have been incorporated into this Subsequent Project.
The project is consistent with the City-Wide Facilities and Improvements Plan, the
applicable local facilities management plan, and all City public facility policies and
ordinances since:
A. Statutory School fees will be paid to ensure the availability of school facilities
in the Carlsbad Unified School District.
B. All necessary public improvements have been provided or are required as
conditions of approval.
C. The Developer 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.
The project has been conditioned to pay any increase in public facility fee, or new
construction tax, or development fees, and has agreed to abide by any additional
requirements established by a Local Facilities Management Plan prepared pursuant to
Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued
availability of public facilities and will mitigate any cumulative impacts created by
the project.
This project has been conditioned to comply with any requirement approved as part of
the Local Facilities Management Plan for Zone 13.
The project is consistent with the Comprehensive Land Use Plan (CLUP) for the
McClellan-Palomar Airport, dated April 1994, in that as conditioned an acoustical
study is required to show’how the interior noise level will attenuate to 45 decibels
CNEL. The project is compatible with the projected noise levels of the CLUP; and,
based on the noise/land use compatibility matrix of the CLUP, the proposed land use
is compatible with the airport, in that exterior noise levels on-site are acceptable for
PC RES0 NO. 4732 -4- 9
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the proposed use, interior noise levels will be attenuated to 45 decibels CNEL,
and an avigation easement has been recorded.
15. The project is consistent with the City’s Landscape Manual, adopted by City Council
Resolution No. 90-384.
16. The Planning Commission has reviewed each of the exactions imposed on the
Developer contained in this resolution, and hereby finds, in this case, that the
exactions are imposed to mitigate impacts caused by or reasonably related to the
project, and the extent and the degree of the exaction is in rough proportionality to the
impact caused by the project.
Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a
building permit.
1.
2.
3.
4.
5.
6.
If any of the following conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted; institute and prosecute litigation to
compel their compliance with said conditions or seek damages for their violation. No
vested rights are gained by Developer or a successor in interest by the City’s approval of
this Site Development Plan Amendment.
Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Site Development Plan documents, as necessary to make them
internally consistent and in conformity with the final action on the project. Development
shall occur substantially as shown on the approved Exhibits. Any proposed development
different from this approval, shall require an amendment to this approval.
These conditions of approval are specific to SDP 96-01(A) and are an addition to the
conditions found in Planning Commission Resolution No. 3986. All conditions of
Planning Commission Resolution No. 3986 shall remain in full force and effect.
The Developer shall comply with all applicable provisions of federal, state, and local
ordinances in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment
of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project
are challenged, this approval shall be suspended as provided in Government Code Section
66020. If any such condition is determined to be invalid this approval shall be invalid
unless the City Council determines that the project without the condition complies with
all requirements of law.
The DeveloperDperator shall and does hereby agree to indemnify, protect, defend and
hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and
PC RES0 NO. 4732 -5- lb
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9.
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representatives, from and against any and all liabilities, losses, damages, demands, claims
and costs, including court costs and attorney's fees incurred by the City arising, directly
or indirectly, from (a) City's approval and issuance of this Site Development Plan, (b)
City's approval or issuance of any permit or action, whether discretionary or non-
discretionary, in connection with the use contemplated herein, and (c)
Developer/Operator's installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising from the emission by the
facility of electromagnetic fields or other energy waves or emissions.
The Developer shall submit to the Planning Department a reproducible 24" x 36",
mylar copy of the Site Plan reflecting the conditions approved by the final decision
making body.
The Developer shall include, as part of the plans submitted for any permit plan check, a
reduced legible version of all approving resolutions in a 24" x 36" blueline drawing
format (including any applicable Coastal Commission approvals.
This approval is granted subject to the approval of CDP 96-02(A) and is subject to all
conditions contained in 4733 for that other approval.
The Developer shall provide proof to the Planning Director from the Carlsbad School
District that this project has satisfied its obligation to provide school facilities.
Building permits will not be issued for this project unless the local agency providing
water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at the
time of the application for the building permit, and that water and sewer capacity and
facilities will continue to be available until the time of occupancy.
The Developer is aware that the City is preparing a non-residential housing impact fee
(linkage fee) consistent with Program 4.1 of the Housing Element. The applicant is
fixther aware that the City may determine that certain non-residential projects may have
to pay a linkage fee, in order to be found consistent with the Housing Element of the
General Plan. If a linkage fee is established by City Council ordinance andor resolution
and this project becomes subject to a linkage fee pursuant to said ordinance andor
resolution, then the Developer, or his/her/their successor(s) in interest shall pay the
linkage fee. The linkage fee shall be paid at the time of issuance of building permits,
except for projects involving a request for a non-residential planned development for an
existing development, in which case, the fee shall be paid on approval of the final map,
parcel map or certificate of compliance, required to process the non-residential PUD,
whichever pertains. If linkage fees are required for this project, and they are not paid, this
project will not be consistent with the General Plan and approval for this project will
become null and void.
The Developer shall submit and obtain Planning Director approval of a Final Landscape
and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan
and the City's Landscape Manual. The Developer shall construct and install all
landscaping as shown on the approved Final Plans, and maintain all landscaping in a
healthy and thnving condition, free from weeds, trash, and debris.
PC RES0 NO. 4732 -6- /I
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15.
16.
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20.
The interior noise level of the proposed hotel rooms shall not exceed 45 dBA CNEL.
Concurrent with the submittal of building plans, the applicant shall submit an
acoustical study documenting what construction materials or measures must be
used to meet the required interior noise levels. A letter signed by the acoustical
engineer and project architect which contains each professional’s registration stamp
and certifies that the recommendations of the acoustical study have been
incorporated into the building plans shall be submitted prior to building permit
issuance.
Developer shall comply with the requirements of the City’s anti-graffiti program for wall
treatments if and when such a program is formally established by the City.
The developer shall pay all current fees and deposits as required.
Based upon a review of the proposed site plan, a grading permit is not required for this
project. No grading is proposed or hereby approved.
Prior to hauling dirt or construction materials to or from the site, the developer shall
submit and receive approval from the City engineer for the proposed haul route. The
developer shall comply with all conditions and requirements the City Engineer may
impose with regards to the hauling operation.
Developer shall exercise special care during the construction phase of this project to
prevent offsite siltation. Planting and erosion control shall be provided in accordance
with the Carlsbad Municipal Code and City Engineer.
Additional drainage easements may be required. Drainage structures shall be provided or
installed prior to or concurrent with any building permit as may be required by the City
Engineer.
Standard Code Reminders:
21.
22.
23.
24.
25.
Developer 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.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy
#17, the License Tax on new construction imposed by Carlsbad Municipal Code Section
5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by
Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable
Local Facilities Management Plan fee for Zone 13, pursuant to Chapter 21.90. All such
taxedfees shall be paid at issuance of building permit. If the taxes/fees are not paid, this
approval will not be consistent with the General Plan and shall become void.
Developer shall pay a Growth Management Park Fee of 40 cents per square foot of
non-residential development.
Developer shall pay a landscape plan check and inspection fee as required by Section
20.08.050 of the Carlsbad Municipal Code.
This approval shall become null and void if building permits are not issued for this
project within 24 months from the date of project approval.
PC RES0 NO. 4732
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29.
Approval of this request shall not excuse compliance with all applicable sections of the
Zoning Ordinance and all other applicable City ordinances in effect at time of building
permit issuance, except as otherwise specifically provided herein.
The project shall comply with the latest non-residential disabled access requirements
pursuant to Title 24 of the State Building Code.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in
substance as provided in Building Department Policy No. 80-6, to the satisfaction of the
Directors of Community Development and Planning.
Addresses, approved by the Building Official, shall be placed on all new and existing
buildings so as to be plainly visible fiom the street or access road; color of identification
and/or addresses shall contrast to their background color, as required by Carlsbad
Municipal Code Section 18.04.320.
NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees,
dedications, reservations, or other exactions hereafter collectively referred to for convenience as
“feedexactions.”
You have 90 days fiom date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified feedexactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any feeskxactions of which you have previously been given
a NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
...
...
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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 5th day of April, 2000, by the
following vote, to wit:
AYES: Chairperson Compas, Commissioners L'Heureux, Nielsen, Segall,
and Trigas
NOES:
ABSENT: Commissioners Heineman and Baker
ABSTAIN:
/,bJl /
WILLIAM COMF'AS, Chairperson v
CARLSBAD PLANNING COMMISSION
ATTEST:
!a*&.
MICHAELJ.H ZM LER
Planning Director
PC RES0 NO. 4732 -9-
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PLANNING COMMISSION RESOLUTION NO. 4733
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL COASTAL DEVELOPMENT PERMIT
FEET OF FUTURE RESTAURANT SPACE WITH 24 HOTEL
UNITS ON PROPERTY LOCATED AT 5805 ARMADA DRIVE
IN LOCAL FACILITIES MANAGEMENT ZONE 13.
CASE NAME: GRAND PACIFIC PALISADES RESORT
CASE NO.: CDP 96-02(A)
WHEREAS, Grand Pacific Resorts, Inc., “Developer’T’Owner” has filed a
AMENDMENT CDP 96-02(A) TO REPLACE 3,218 SQUARE
verified application with the City of Carlsbad regarding property described as
Lot 14 of Carlsbad Tract No. 92-07 in the City of Carlsbad,
County of San Diego, State of California, according to map
thereof No. 13215, filed in the office of the County Recorder of
San Diego County on June 30,1995.
(“the Property”); and
WHEREAS, said verified application constitutes a request for a Coastal
Development Permit Amendment as shown on Exhibits “A” - “G” dated April 5, 2000, on file
in the Planning Department, GRAND PACIFIC PALISADES RESORT, CDP 96-02(A) as
provided by Chapter 21.201.040 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 5th day of April, 2000, 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 CDP amendment.
WHEREAS, on February 18, 1997, the City Council approved, Carlsbad
Ranch Hotel and Timeshare Resort, as described and conditioned in City Council Resolution
NO. 97-74.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
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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 GRAND PACIFIC PALISADES
RESORT, CDP 96-02(A) based on the following findings and subject to the
following conditions:
Findinm:
1.
2.
3.
That the proposed development is in conformance with the Certified Local Coastal
Program and all applicable policies in that the proposed project is consistent with all
Development standards and conditions of both the earlier Site Development Plan,
SDP 96-01, and the Carlsbad Ranch Specific Plan which serves as the implementing
regulatory document for this area of the Mello I1 Segment of the LCP. Both of these
projects were previously determined to be in compliance with the coastal policies for
the Mello I1 Segment. In addition, there are no steep slopes or native vegetation on
the site. All prior conditions of the earlier documents remain in effect with the
approval of the proposed project thus ensuring continued compliance with coastal
regulations.
The proposal is in conformity with the public access and recreation policies of Chapter 3
of the Coastal Act.in that the overall project design includes a pedestrian promenade
which is open to the public and no existing public access ways are affected by the
project.
The project complies with the requirements of the Coastal Resource Protection Overlay
Zone as the project site has been graded pursuant to previous approvals and required
drainage facilities have been installed. Site specific drainage improvements were
required as conditions of approval for the other permits approved for the project. The
limitations on when grading is permitted to occur in the Coastal Zone have been applied
as a condition of this permit.
Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a
building permit.
1. If any of the following conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revoke or further condition all certificates of occupancy
issued under the authority of approvals herein granted; institute and prosecute litigation to
compel their compliance with said conditions or seek damages for their violation. No
vested rights are gained by Developer or a successor in interest by the City's approval of
this Coastal Development Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections
and modifications to the Coastal Development Permit documents, as necessary to make
them internally consistent and in conformity with the final action on the project.
PC RES0 NO. 4733 -2- /6
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3.
4.
5.
6.
7.
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11.
Development shall occur substantially as shown on the approved Exhibits. Any proposed
development different from this approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local
ordinances in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment
of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project
are challenged, this approval shall be suspended as provided in Government Code Section
66020. If any such condition is determined to be invalid this approval shall be invalid
unless the City Council determines that the project without the condition complies with
all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims
and costs, including court costs and attorney’s fees incurred by the City arising, directly
or indirectly, from (a) City’s approval and issuance of this Coastal Development Permit,
(b) City’s approval or issuance of any permit or action, whether discretionary or non-
discretionary, in connection with the use contemplated herein, and (c)
Developer/Operator’s installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising from the emission by the
facility of electromagnetic fields or other energy waves or emissions.
Developer shall submit to the Planning Department a reproducible 24” x 36”, mylar
copy of the site plan reflecting the conditions approved by the final decision making
body.
Developer shall provide proof to the Planning Director from the Carlsbad School District
that this project has satisfied its obligation to provide school facilities.
Building permits will not be issued for this project unless the local agency providing
water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at the
time of the application for the building permit, and that water and sewer capacity and
facilities will continue to be available until the time of occupancy
This approval is granted subject to the approval of SDP 96-01(A) and is subject to all
conditions contained in Planning Commission Resolution No. 4732 for those other
approvals.
These conditions of approval are specific to CDP 96-02(a) and are an addition to the
conditions found in City Council Resolution No. 97-74. All conditions of City
Council Resolution No. 97-74 shall remain in full force and effect.
The applicant shall apply for and be issued building permits for this project within two
(2) years of approval or this coastal development permit will expire unless extended per
Section 21.201.210 ofthezoning Ordinance.
PC RES0 NO. 4733 -3- 17
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NOTICE
Please take NOTICE that approval of your project includes the “imposition” of fees,
dedications, reservations, or other exactions hereafter collectively referred to for convenience as
“fees/exactions.”
You have 90 days fiom date of final approval to protest imposition of these feedexactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given
a NOTICE similar to this, or as to which the statute of limitations has previously otherwise
expired.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 5th day of April, 2000, by the
following vote, to wit:
AYES: Chairperson Compas, Commissioners L’Heureux, Nielsen, Segall,
and Trigas
NOES:
ABSENT: Commissioners Heineman and Baker
ABSTAIN:
WILLIAM dJL&f- COMPAS, Chairperson
CARLSBAD PLANNING COMMISSION
ATTEST:
Planning Director
PC RES0 NO. 4733 -4-
1he City of Carlsbad Planning Department EXHIBIT 4
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: April 5,2000 Project Planner: Christer Westman
SUBJECT: SDP 96-01(A)/CDP 96-021A) - GRAND PACIFIC PALISADES RESORT -
Request for approval of a Site Development Plan Amendment and Coastal
Development Permit Amendment to replace space allocated for a future restaurant
with 24 hotel units within the existing Grand Pacific Palisades Resort
timesharehotel on property located at 5805 Armada Drive in Local Facilities
Management Zone 13.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4732 and 4733
APPROVING Site Development Plan Amendment SDP 96-01(A) and Coastal Development
Permit Amendment CDP 96-02(A) based on the findings and subject to the conditions contained
therein.
11. INTRODUCTION
The applicant is requesting approval to replace approximately 3,218 square feet of space
allocated for a future restaurant with 24 hotel rooms at the Grand Pacific Palisades Resort. The
site is subject to the Carlsbad General Plan, Carlsbad Zoning Ordinance, Carlsbad Ranch
Specific Plan and the Mello I1 segment of the Carlsbad Local Coastal Program.
111. PROJECT DESCRIPTION AND BACKGROUND
The project site is generally located within the southeastern portion of the Grand Pacific
Palisades Resort which is west of Armada Drive and north of Palomar Airport Road. South of
the resort is a continuation of the flower fields and to the north are Carlsbad Ranch office
developments.
The resort was approved in September 1996 by Site Development Plan SDP 96-01, Carlsbad
Tract CT 96-01, Planned Unit Development PUD 96-01, Coastal Development Permit CDP 96-
02 and Conditional Use Permit CUP 96-11. The project is located on 12.2 acres and is within
Planning Area 3 of the Carlsbad Ranch Specific Plan. The original approval consisted of 161
timeshare units, 90 hotel units, and 13,568 square feet of restaurant space. Currently the site has
a 6,100 square foot restaurant and a 4,250 square foot conference center. The proposed 24 hotel
units will take the place of the remaining 3,218 square feet set aside for restaurant. The hotel
units are proposed as duplicates of the resort’s existing hotel rooms. Hotel rooms are an allowed
use in both the Carlsbad Ranch Specific Plan and the Mello I1 segment of the Carlsbad Local
Coastal Program.
SDP 96-01(A)/CDP 96-0~(A) - GRAND PACIFIC PALISADES bSOR'I
April 5,2000
The proposed project is subject to:
a Carlsbad General Plan: TraveVRecreatiodCommunity Commercial (T-WC)
Carlsbad Ranch Specific Plan: Planning Area 3 - SDP 96-01ICDP 96-02
Carlsbad Local Coastal Program Mello I1 Segment
a Comprehensive Land Use Plan for McClellan-Palomar Airport
a Growth Management Ordinance
IV. ANALYSIS
Carlsbad General Plan
The Travel Recreation Commercial land use provides for visitor attractions and commercial uses
which serve the travel and recreation needs of tourists, residents and employees of business and
industrial centers. Hotels are specifically identified as a land use type that is anticipated within
this designation. As a hotel, the project is consistent with the intent of the Travel Recreation
Commercial General Plan designation of the site.
Carlsbad Ranch Specific Plan - SDP 96-01
The project is consistent with. the original Site Development Plan since hotel was an approved
component. All of the conditions of the original approvals are still applicable and are not
proposed for change.
Land Use
The resort was approved with 161 timeshare and 90 hotel rooms. The Carlsbad Ranch Specific
Plan allows up to a maximum of 280 rooms. The addition of 24 hotel units results in a total of
275 rooms which is within the maximum allowed.
Parking
The project satisfies all of the applicable parking requirements. The total parking required onsite
for the existing uses plus the project (24 hotel units) is 466. This requirement is derived from the
Carlsbad Ranch Specific Plan and the Carlsbad Municipal Code parking requirements for
restaurants, timeshare and hotel units. Each timeshare or hotel room requires 1.2 parking spaces.
Restaurants are subjected to a parking requirement of 1 space for every 100 square feet up to
4,000 square feet and 1 space for every 50 square feet over 4,000 square feet.
PARKING RATIO REQUIREMENTS
USE PARKING QUANTITY RATIO
Restaurant 100 6,000 MOO up to 4,000
Timeshareihotel 1.2 per unit
5 1,250 1/250 for administration 30 3,000 MOO for meeting Conference
33 1 275
Total 466
1/50 over 4,000
a0
SDP 96-01(A)/CDP 96-02(A) - GRAND PACIFIC PALISADES &SORT
April 5,2000
The number of parking spaces available onsite is 462. This lesser number of parking spaces was
approved by the original approval of the timesharehotel and has been sanctioned by the
implementation of a joint use of parking.
Per section III.D(l)(c) of the Carlsbad Ranch Specific Plan, joint use of parking facilities is
allowed within Planning Area 3 based on the provisions of Section 21.44.050(a)(4) of the
Carlsbad Municipal Code. A total of 519 parking spaces were required for the original
timesharehotel rooms as well as the originally proposed restaurant space. Applying the joint use
provision, an 11% (57 parking spaces) reduction was permitted which resulted in the onsite
provision of 462 parking spaces.
Approval of the project will in effect lessen the number ofjoint use parking spaces. The original
approvals had 57 joint use parking spaces while the proposed project requires only 4 joint use
parking spaces. Since the project includes the same uses as the original approval and greatly
reduces the number of joint use parking spaces, the project can be considered to be consistent
with the parking ordinance.
Setbacks
The proposed hotel rooms are consistent with the Carlsbad Specific Plan setback and height
restrictions. The proposed building is set back 25 feet from the edge of the flower fields and the
building height will not exceed the height of the adjacent hotel structure which is 37 feet.
The Qualified Development Overlay Zone (Q-Overlay) which is part of the zoning designation
for the property requires that a Site Development Plan Amendment be approved for the proposed
use prior to the issuance of any building permit. Four findings are required by the Q-Overlay
Zone. The required findings with justification for each are contained in the Planning
Commission resolution for the project. This section summarizes the necessary findings and
support for each.
The requested use is properly related to the site, surroundings and environmental settings as the
project design complies with the requirements of the Carlsbad Ranch Specific Plan. Building
setbacks, in addition to required landscape setbacks, have been incorporated into the project
design. Pedestrian connections to the promenade walkway which runs along the western and
southern edges of the site have been provided to encourage pedestrian usage. The site is also
adequate in size and shape to accommodate the use as all applicable code requirements have been
met. The proposed hotel addition is within the original footprint for building coverage which is
27.3% while 50% is permitted. Thirty-eight percent of the total site area is landscaped, and 11%
of the surface parking lot area is landscaped.
All features necessary to adjust the use to existing and permitted hture uses are provided. The
promenade wall and required building setbacks provide a buffer from the adjacent agricultural
area. Varying building setbacks have been provided to reduce the amount of building mass along
the perimeter setback areas. Adequate vehicle circulation has been provided, in addition to
loading spaces and a shuttle bus parking space. The planned street system is adequate to handle
all traffic generated by the use. The project will generate 192 average daily trips (ADT) versus
515 ADT for 3,218 square feet of restaurant space. The result is a reduction in ADT by 323
which is below the maximum ADT projected in the Carlsbad Ranch Specific Plan Program EIR a1
SDP 96-01(A)/CDP 96-02tA) - GRAND PACIFIC PALISADES &SORT
April 5,2000
Page 4
for this planning area. The required circulation improvements identified for the Carlsbad Ranch
will therefore still be adequate to accommodate the vehicle trips generated by this project.
Local Coastal ProgradCDP 96-02
The project is consistent with the original Coastal Development Permit since hotel was an
approved component. All of the conditions of the original approvals are still applicable and are
not proposed for change.
As designed the project is consistent with the relevant policies of the Mello I1 segment of the
Carlsbad Local Coastal Program. The project site has been graded pursuant to previous
approvals.
No steep slopes or native vegetation exists onsite. The project will not have drainage impacts on
coastal resources as the project includes National Pollutant Discharge Elimination System
facilities to separate oil and other contaminants from site runoff.
Comprehensive Land Use Plan for McClellan-Palomar Airport
The project is located within the Airport Influence Area for McClellan-Palomar Airport and the
60 CNEL noise contour. The site is approximately 7,000 feet west of the airport. The airport
land use plan identifies the use as being conditionally compatible. The indoor community noise
level must be attenuated to 45 decibels CNEL and the outdoor noise level is acceptable for
associated outdoor activities according to the airport land use plan. An acoustical study is
required to be submitted concurrent with the building plans for the project to demonstrate how
the required interior noise level is achieved. An avigation easement has been recorded with the
County Recorder as a condition of approval of the existing hotel project. Both of these
requirements are listed in the Airport Land Use Plan as well as the Program EIR for the Carlsbad
Ranch Specific Plan. The project is compatible with the Airport Land Use Plan with the
implementation of these two conditions
Growth Management
The proposed project is located within Local Facilities Management Zone 13 in the northwest
quadrant of the City. The impacts on public facilities created by the project, and its compliance
with the adopted performance standards, are summarized in the table below.
TABLE 1 - GROWTH MANAGEMENT
FACILITY COMPLLANCE? DEMAND
City Administration
Library
NIA NIA
NIA NIA Onen Snace
Yes Fire Station No. 4 Fire
Yes 192 ADT' Circulation
NIA NIA Drainage
Yes $.40/sq.A. Parks
NIA NIA Waste Water Treatment
NIA NIA
SDP 96-01(A)/CDP 96-02tA) - GRAND PACIFIC PALISADES WSORT
April 5,2000
Schools
Yes GPD 3,696 Water
Yes EDU 16.8 Sewer Collection System
Yes $.31/sq. ft.
‘This is a reduction from 5 15 ADT
V. ENVIRONMENTAL REVIEW
An analysis of environmental impacts was conducted when the site was first considered for
development approvals through the establishment of the Carlsbad Ranch Specific Plan. The
proposed project is the replacement of 3,218 square feet of restaurant space with 24 hotel units.
The site has been developed with the Grand Pacific Palisades Resort and the proposed hotel units
are within the envelope of development established by prior approvals. The Planning Director
has determined that the project is also less intense than existing approvals and therefore qualifies
for a determination of Prior Compliance. All of the impacts which may be attributed to the
development of 24 hotel units have been analyzed in prior environmental documents.
ATTACHMENTS:
1. Planning Commission Resolution No. 4732 (SDP)
2. Planning Commission Resolution No. 4733 (CDP)
3. Location Map
4. Background Data Sheet
5. Local Facilities Impact Assessment
6. Disclosure Sheet
7. Planning Commission Resolution No. 3986 (SDP 96-01)
8. Exhibits “A”-“G dated April 5,2000
CW:E%mh
BACKGROUND DATA SHEET
CASE NO: SDP 96-01(AVCDP 96-02(A)
CASE NAME: GRAND PACIFIC PALISADES RESORT
APPLICANT: Grand Pacific Resorts. Inc.
REQUEST AND LOCATION: Reauest for auuroval of a Site Develoument Plan Amendment
and Coastal Develoument Plan Amendment to reulace mace allocated for a future restaurant with
24 hotel units within the existing Grand Pacific Palisades Resort timesharehotel on urouerty
located at 5805 Armada Drive in Local Facilities Management Zone 13.
LEGAL DESCRIPTION: Lot 14 of Carlsbad Tract No. 92-07 in the Citv of Carlsbad. Countv of San
Dieeo. State of California. according to mau thereof No. 13215. filed in the Office of the County
Recorder of San Dieeo Countv on June 30. 1995.
APN: 21 1-022-12-00 Acres: 12.2 Proposed No. of LotsAJnits: 24 hotel units
GENERAL PLAN AND ZONING
Land Use Designation: Travemecreation Commercial
Density Allowed: N/A Density Proposed: N/A
Existing Zone: C/T-0 Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning
Site C/T-0
North C/T-Q
south os
East CRQ
West os
General Plan Current Land Use
TR-C Hotel
TR-C Office
os Flower Field
TR-C Legoland
os Flower Field
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 16.8
ENVIRONMENTAL IMPACT ASSESSMENT
[7 Negative Declaration, issued
c] Certified Environmental Impact Report, dated
Other, Prior Comuliance EIR 94-01
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: SDP 96-01(AVCDP 96-02(A) Grand Pacific Palisades Resort
LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: TR-C
ZONING: C/T-0
DEVELOPER'S NAME: Grand Pacific Resorts
ADDRESS: 5900 Pasteur Court. Suite 200. Carlsbad California 92008
PHONE NO.: 760-431-8500 ASSESSOR'S PARCEL NO.: 21 1-022-12-00
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 12.2 acres
City Administrative Facilities: Demand in Square Footage = NIA
Library: Demand in Square Footage = N/A
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park:
Drainage:
Circulation:
Fire:
Open Space:
Schools:
Sewer:
Demand in Acreage =
Demand in CFS =
Demand in ADT =
Served by Fire Station No. =
Acreage Provided =
Demands in EDU
N/A
NIA
NIA
192
4
NIA
NIA
16.8
Water: Demand in GPD = 3.696
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all applications which \\ill require 1
discretionar?, action on the pan of the City Council or any appointed Board. Commission or Comminee. ~
The following information MUST be disclosed at the time of application submittal. Your proiect cannel
be reviewed until this information is completed. Please print.
Person is defmed as "Any individual, h, co-parmership, joint venture. association. social club. fraternal
Note:
organization, corporation, estate, trust, receiver, syndicate. in this and any other county, city and count).. cin
municipality, district or other political subdivision or any other group or combination acting as a unit."
provided below.
Agents may sign this document; however, the legal name and entity of the applicant and propeny owner must be
I. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of persons having a financial
interest in the application. If the applicant includes a corporation or pannershiQ. include tile
names. title. addresses of all individuals owning more than 10% of the shares. IF NO
INDIVIDUALS OW MORE THAN 10% OF THE SHARES. PLEASE INDICATE NON-
APPLICABLE (NIA) IN THE SPACE BELOW. If a publiclv-owned corporation. include the
names. titles. and addresses of the corporate officers. (A separate page may be attached if
necessar)..)
Person
Title Title
Address Address
NIA CorplPan
7 -. OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of persons having any ownership
interest in the propeny involved. Also. provide ihe nature of the legal ownership (it,
partnership. tenants in common. non-profit. corporarion. etc.). If the ownership includes a
corporation or PannershiD. include the names. title. addresses of all individuals owning more
than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES.
PLEASE INDICATE NON-APPLICABLE @/A) IN THE SPACE BELOW. If a publiclv-
owned cornoration, include the names. titles. and addresses of the corporate officers. (A separate
page may be anached if necessary.)
Person CorplPan 7t-t mfs& ~MD W
Title Title Pn- %'I-
Address
Grand Pacific Palisades LLC
5900 Pasteur Court
bte. LUU Carlsbad, CA 92008
Address
36
2075 Las Palrnas Dr. - Carlsbad. CA 92009-1576 - (760) 438-1161 - FAX (760) 438-0894 @
>. NOSPROFIT C . * NIZATION OR TRVST [fan). person identrr,.- pursuant IO (1) or (21 above is a nonprofit .J~PJ~IZJTIO~ cr 2 IY\: i:j: :::_
names and addresses of AN\' person seninf as an officer or dlrecror 0: rn: nor;->:>:-,:
organizarion or as trusee or beneficia? of the.
hon Profit'lrusr
Title Title
Address Address
N/ A hon ProfirTrusr
4. Have you had more than E50 worth of business nansacted with an! membe: of CI~ st3K
Boards. Commissions. Committees and/or Council within the past rwelvc (12) months" 0 Yes ho If yes. please indicarc penon(s):
NOTE: Attach addirional sheets if necessary.
' formation is me and correcr to the besr of my knowledge.
3-27 - 2cw ."
Tim Stripe I innb+< 5 L*;
Print or rype name of owner Prim or type Aame of applicdnr
Signature of 0wner;appiicant's apt if applicabWdate
PrinK or rype name of owncnapplicant's agent
H:ADMIN\COUNTEA\DISCLOSURE STATEMENT 5/98 Page 2 of 2 41
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PLANNING COMMISSION RESOLUTION NO. 3986
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF SITE DEVELOPMENT PLAN NO. SDP 96-01
FOR 161 TIMESHARE UNITS, 90 HOTEL UNITS AND 3
RESTAURANTS ON 12.20 ACRES GENERALLY LOCATED
ON THE WEST SIDE OF ARMADA DRIVE NORTH OF
PALOMAR AIRPORT ROAD WITHIN PLANNING AREA 3 OF
THE CARLSBAD RANCH SPECIFIC PLAN
CASENAME: CARLSBAD RANCH HOTEL AND
CASE NO.: SDP 96-01
WHEREAS, Grand Pacific Resorts, Inc. “Developer”, has filed a verified
application with the City of Carlsbad regarding property owned by CARLTAS. “Owner”
described as
TIMESHARE RESORT
Lot 14 of Carlsbad Tract No. 92-7 in the City of Carlsbad,
County of San Diego, State of California, according to map
thereof No. 13215, fded in the Office of the County Recorder
of San Diego County on June 30,1995
(the “Property”); and
WHEREAS, said verified application constitutes a request for a Site
Development Permit as shown on Exhibits “A” - “P”, dated September 18, 1996, on file in
the Planning Department (Carlsbad Ranch Hotel and Timeshare Resort, SDP 96-01), and
as provided by Chapter 2 1.06 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 18”’ day of September
1996, hold a duly noticed public hearing 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 SDP 96-01.
...
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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 Site Development Plan. SDP 96-01, based
on the following findings and subject to the following conditions:
Findings:
1.
2.
3.
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That the requested use is properly related to the site, surroundings and environmental
settings, is consistent with the various elements and objectives of the General Plan.
will not be detrimental to existing uses or to uses specifically permitted in the area in
which the proposed use is to be located, and will not adversely impact the site.
surroundings or traffic circulation, in that the project design complies with the
requirements of the Carlsbad Ranch Specific Plan which was found to be
consistent with the various elements and objectives of the General Plan. Varying
building setbacks have been incorporated into the project design. Several
pedestrian connections to the promenade walkway which runs along the western
and southern edges of the site have been provided to encourage pedestrian
usage. The proposed uses are permitted by the Carlsbad Ranch Specific Plan.
No adverse impacts onsite or on surrounding properties are. expected to occur,
based on the project design which contains adequate building and landscape
setbacks to provide a transition to adjacent properties.
That the site for the intended use is adequate in size and shape to accommodate the
use, in that all applicable code requirements have been met, building coverage is
27.3 %-while 50% is permitted, 38% of the total site area will be landscaped,
and 11% of the surface parking lot area will be landscaped while the
requirement is for a minimum of 3% landscaping in the parking area.
That all yards, setbacks, walls, fences, landscaping, and other features necessary to
adjust the requested use to existing or permitted future uses in the neighborhood will
be provided and maintained, in that the promenade wall and required building
setbacks will provide a buffer with the adjacent agricultural area. Varying
building setbacks have been provided to reduce the amount of building mass
along the perimeter setback areas. Adequate vehicle circulation has been
provided, in addition to loading spaces, and a shuttle bus parking space. The
project is proposed to be developed in phases and staff has conditioned the
future phase building areas to be landscaped as required by the Landscape
Manual since the site has. been identified as being highly visible to the public,
warranting immediate treatment (Landscape Manual Section E.3-1.2-2.1~).
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That the street systems serving the proposed use is adequate to properly handle all
traffic generated by the proposed use, in that the project will generate 3,600 average
daily trips (ADT) which corresponds to the maximum ADT projected in the
Carlsbad Ranch Specific Plan Program EIR for this planning area. The
required circulation improvements identified for the Carlsbad Ranch will
therefore still be adequate to accommodate the vehicle trips generated by this
project.
The project complies with the development standards and design guidelines of
the Carlsbad Ranch Specific Plan (SP 207(A)).
A growth management park fee of 40 cents per square foot of non-residential
development will be collected at the time of building permit issuance. This fee
will be used to construct recreational facilities to offset the demand created by
employees within Zone 13.
The following findings are made to permit the building height of the project to
exceed a height of 35 feet and 3 levels as provided for in the Carlsbad Ranch
Specific Plan:
The buildings do not contain more than three levels as shown on the
project exhibits.
The required setbacks are not required to be increased pursuant to
Section 111. D. 1. b. as the setbacks required for Planning Area 3 are far
greater than the requirements of the C-T Zone.
The buildings conform to the requirements of Section 18.04.170 of the
Carlsbad Municipal Code.
The allowed height protrusions as described in Section 21.46.020 of the
Carlsbad Municipal Code do not exceed 45; with the exception of
architectural features which do not exceed a height of 55 feet and: (1) do
not function to provide usable floor area; (2) do not accommodate and/or
screen building equipment; (3) do not adversely impact adjacent
properties; (4) are necessary to ensure a building’s design excellence; and
(5) are restricted to no more than 3 percent of the total roof surface area of
the structure from which it protrudes as demonstrated on the project
exhibits.
The Planning Commission finds that:
a) there was an EIR certified in connection with the prior Specific Plan
Amendment (SP 207(A)) and related actions;
b) the project has no new significant environmental effect not analyzed as
significant in the prior EIR, and
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c) none of the circumstances requiring Subsequent or a Supplemental EIR under
CEQA Guidelines Sections 15 162 or 15 163 exist.
The Planning Commission finds that all feasible mitigation measures or project
alternatives identified in the EIR 94-01 which are appropriate to this Subsequent
Project have been incorporated into this Subsequent Project.
The project is consistent with the City-Wide Facilities and Improvements Plan. the
applicable local facilities management plan, and all City public facility policies and
ordinances since:
a) The project has been conditioned to ensure that the final map will not be
approved unless the City Council finds that sewer service is available to serve
the project. In addition, the project is conditioned such that a note shall be
placed on the final map that building permits may not be issued for the project
unless the District Engineer determines that sewer service is available, and
building cannot occur within the project unless sewer service remains
available, and the District Engineer 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) Statutory School fees will be paid to ensure the availability of school facilities
in the Carlsbad Unified School District.
c) All necessary public improvements have been provided or are required as
conditions of approval.
d) The Developer 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.
The project has been conditioned to pay any increase in public facility fee, or new
construction tax, or development fees, and has agreed to abide by any additional
requirements established by a Local Facilities Management Plan prepared pursuant to
Chapter 21.90 of the Carlsbad Municipal Code. This will ensure continued
availability of public facilities and will mitigate any cumulative impacts created by
the project.
This project has been conditioned to comply with any requirement approved as part of
the Local Facilities Management Plan for Zone 13.
The project is consistent with the Comprehensive Land Use Plan (CLUP) for the
McClellan-Palomar Airport, dated April 1994, in that as conditioned an acoustical
study is required to show how the interior noise level will attenuate to 45 decibels
CNEL and the applicant shall record an avigation easement. The project is
compatible with the projected noise levels of the CLUP; and, based on the noiselland
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use compatibility matrix of the CLUP, the proposed land use is compatible with the
airport, in that exterior noise levels on-site are acceptable for the proposed use,
interior noise levels will be attenuated to 45 decibels CNEL, and an avigation
easement will be recorded.
The project is consistent with the City’s Landscape Manual. adopted by City Council
Resolution No. 90-384.
The Planning Commission has reviewed each of the exactions imposed on the
Developer contained in this resolution, and hereby finds, in this case. that the
exactions are imposed to mitigate impacts caused by or reasonably related to the
project, and the extent and the degree of the exaction is in rough proportionality to the
impact caused by the project.
The Planning Commission finds pursuant to section 21.42.010(10)(vi) that the
timeshare project is located in reasonable proximity to an existing resort or
public recreational area and, therefore, can financially and geographically
function as a successful timeshare project and that the project will not be
disruptive to existing or future uses in the surrounding neighborhood in that the
project is located within the Carlsbad Ranch Specific Plan adjacent to the future
LEGOLAND Carlsbad Theme Park, the Flower Fields, the project site has
ocean views and is in close proximity to planned future golf courses. The project
design which complies with the development and design standards of the
Carlsbad Ranch Specific Plan will assure that the project will not be disruptive
to existing or future uses in the vicinity.
Conditions:
1. The Planning Commission does hereby recommend approval of the Site
Development Plan for the Carlsbad Ranch Hotel & Timeshare Resort project
entitled “SDP 96-01”, (Exhibit “A”-“P” dated September 18, 1996, on file in the
Planning Department and incorporated by this reference), subject to the conditions
herein set forth. Staff is authorized and directed to make or require the Developer to
make all corrections and modifications to the Site Development Plan documents, as
necessary to make them internally consistent and in conformity with final action on
the project. Development shall occur substantially as shown on the approved
exhibits. Any proposed development substantially different from this approval, shall
require an amendment to this approval.
,2. The Developer shall comply with all applicable provisions of federal, state and local
ordinances in effect at the time of building permit issuance.
’ 3. The Developer shall provide the City with a reproducible 24” x 36“, mylar copy of
the Site Plan as approved by the final decision making body. The Site Plan shall
reflect the conditions of approval by the City. The Plan copy shall be submitted to
the City Engineer and approved prior to building, grading, final map, or improvement
plan submittal, whichever occurs first.
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The Developer shall include, as part of the plans submitted for any permit plan check.
a reduced legible version of the approving resolutions on a 24‘’ x 36“ blueline
drawing. Said blueline drawing@) shall also include a copy of any applicable Coastal
Development Permit and signed approved site plan.
Building permits will not be issued for development of the subject property unless the
District 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.
The Developer shall pay the public facilities fee adopted by the City Council on July
28, 1987, (amended July 2, 1991) and as amended from time to time, and any
development fees established by the City Council pursuant to Chapter 21.90 of the
Carlsbad Municipal Code or other ordinance adopted to implement a growth
management system or Facilities and Improvement Plan and to fulfill the subdivider‘s
agreement to pay the public facilities fee dated January 22,1996, a copy of which is
on file with the City Clerk and is incorporated by this reference. If the fees are not
paid, this application will not be consistent with the General Plan and approval for
this project will be void.
The Developer shall provide proof of payment of statutory school fees to mitigate
conditions of overcrowding as part of the building permit application. The amount of
these fees shall be determined by the fee schedule in effect at the time of building
permit application.
The project is approved to be constructed in a maximum of four (4) phases.
Phasing plans shall be submitted to the Planning Director, City Engineer, Fire
Marshal, and Principal Building Inspector for review and approval prior to the
issuance of a grading or building permit. The entire 90 unit hotel shall be
included in the first phase of construction. In addition the parking requirement
of 1.2 spaces per room for the hotel and timeshare portions of the project shall
be complied with in all phasing plans. Building permits for the first phase must
be issued within 18 months of the date on which the Site Development Plan
receives final City Council approval or this approval shall expire. Building
permits for any future phase must be issued within 6 years of the date on which
the Site Development Plan receives final City Council approval or the future
phase approval will expire.
The area noted on Exhibit “A” as a possible site for a future pool will not
require an amendment to this Site Development Plan and the related
discretionary approvals. Plans for a future pool, in this location only, may be
submitted through the City’s building plancheck process.
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This project shall comply with all conditions and mitigation measures which are
required as part of the Zone 13 Local Facilities Management Plan and any
amendments made to that Plan prior to the issuance of building permits. including.
but not limited to the following:
a) A growth management park fee of 40 cents per square foot of non-
residential development will be collected at the time of building permit
issuance. This fee will be used to construct recreational facilities to offset
the demand created by employees within Zone 13.
Approval of SDP 96-01 is granted subject to the approval of CT 96-01, PUD 96-01
and CUP 96-11. SDP 96-01 is subject to all conditions contained in Planning
Commission Resolutions No. 3987,3988 and 3989 for CT 96-01, PUD 96-01 and
CUP 96-1 1.
Prior to the issuance of the Grading Permit, Developer shall submit to the City a
Notice of Restriction to be filed in the office of the County Recorder, subject to the
satisfaction of the Planning Director, notifying all interested parties and successors in
interest that the City of Carlsbad has issued a Site Development Plan, Tentative
Map, Non-residential Planned Unit Development and Conditional Use Permit by
Resolutions No. 3986, 3987, 3988 and 3989 on the real property owned by the
Developer. Said Notice of Restriction shall note the property description, location of
the file containing complete project details and all conditions of approval as well as
any conditions or restrictions specified for inclusion in the Notice of Restriction. The
Planning Director has the authority to execute and record an amendment to the notice
which modifies or terminates said notice upon a showing of good cause by the
Developer or successor in interest.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates
pursuant to City standards. Location of said receptacles shall be approved by the
Planning Director. Enclosure shall be of similar colors andlor materials to the project
to the satisfaction of the Planning Director.
An exterior lighting plan including parking areas shall be submitted for Planning
Director approval. All lighting shall be designed to reflect downward and avoid any
impacts on adjacent homes or property.
No outdoor storage of materials shall occur onsite unless required by the Fire Chief.
In such instance a storage plan will be submitted for approval by the Fire Chief and
the Planning Director.
The Developer shall prepare a detailed landscape and irrigation plan in conformance
with the approved Preliminary Landscape Plan and the City’s Landscape Manual.
The plans shall be submitted to and approval obtained from the Planning Director
prior to the approval of the final map, grading permit, or building permit, whichever
occurs first. The Developer shall construct and install all landscaping as shown on
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the approved plans, and maintain all landscaping in a healthy and thriving condition.
free from weeds, trash, and debris.
The first submittal of detailed landscape and irrigation plans shall be accompanied by
the project’s building, improvement, and grading plans.
Building identification andor addresses shall be placed on all new and existing
buildings so as to be plainly visible from the street or access road: color of
identification andor addresses shall contrast to their background color.
The Developer shall provide a bus stop to service this development at the location
indicated on the project plans and with reasonable facilities to the satisfaction of the
North County Transit District and the Planning Director. Said facilities shall include
a bus shelter, a bench free from advertising, and a pole for the bus stop sign. The
bench and pole shall be designed to enhance or consistent with basic architectural
theme of the project.
The design of the required bus shelter shall be compatible with the project
architecture. Plans for the bus shelter design shall be submitted to the Planning
Director and the North County Transit for review and approval prior to the
issuance of a building permit for the project. The bus shelter shall be
constructed prior to occupancy of the first phase of the project.
The Developer shall display a current Zoning and Land Use Map in the sales office at
all times, or suitable alternative to the satisfaction of the PlanningDirector.
Prior to approval of the Grading Permit, the Developer shall receive approval of a
Coastal Development Permit that substantially conforms to this approval. A signed
copy of the Coastal Development Permit must be submitted to the Planning Director.
If the approval is substantially different, an amendment to the Site Development
Plan shall be required.
Prior to the recordation of the final map or the issuance of building permits,
whichever occurs first, the Developer shall prepare and record a Notice that this
property is subject to overflight, sight and sound of aircraft operating from
McClellan-Palomar Airport, in a form meeting the approval of the Planning Director
and the City Attorney (see Noise Form #2 on file in the Planning Department).
The Developer shall post aircraft noise notification sighs in all sales andor rental
offices associated with the new development. The number and locations of said signs
shall be approved by the Planning Director (see Noise Form #3 on file in the Planning
Department).
Prior to issuance of building permits, the Developer shall record an Avigation
Easement for the property to the County of San Diego and file a copy of the recorded
document with the Planning Director.
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The interior noise level of the proposed hotel and timeshare buildings shall not
exceed 45 dBA CNEL. Concurrent with the submittal of building plans the
applicant shall submit an acoustical study documenting what construction
materials or measures must be utilized to meet the required interior noise levels.
A letter signed by the acoustical engineer and project architect which contains
each professional’s registration stamp and certifies that the recommendations of
the acoustical study have been incorporated into the building plans shall be
submitted prior to building permit issuance.
The applicant is aware that the City is preparing a non-residential housing
impact fee (linkage fee) consistent with Program 4.1 of the Housing Element.
The applicant is further aware that the City may determine that certain non-
residential projects may have to pay a linkage fee in order to be found consistent
with the Housing Element of the General Plan. If a linkage fee is established by
City Council ordinance and/or resolution and this project becomes subject to a
linkage fee pursuant to said resolution, then the applicant for this project or
his/her/their successor(s) in interest shall pay the linkage fee. The linkage fee
shall be paid at the time of issuance of building permits, except for projects
involving a request for a non-residential planned unit development for an
existing development, in which case, the fee shall be paid on approval of the final
map, parcel map or certificate of compliance, required to process the non-
residential PUD, whichever pertains. If linkage fees are required for this
project, and they are not paid, this project will not be consistent with the
General Plan and approval for this project will become null and void.
Landscape plans prepared for this project shall show landscaping as required by
Section E.3-1.2-2.lc of the Landscape Manual for the areas of the project not
constructed as part of the initial phase of construction due to the high visibility
of this area to the public.
The Developer shall submit a solid waste management plan for review and
approval by the City of Carlsbad. This plan shall provide the following:
a) The approximate location, type and number of containers to be used to
collect refuse and recyclables.
b) Refuse and recyclable collection methods to be used.
c) A description and site plan for any planned on-site processing facilities or
equipment (balers, compactors).
d) A description of the types of recycling services to be provided and
contractual relationships with vendors to provide these services.
e) The estimated quantity of waste generated and estimated quantities of
recyclable materials.
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This plan shall also evaluate the feasibility of the following diversion
programshueasures:
i) Source separated green waste collection.
ii) Cardboard recycling.
iii) Programs which provide for the separation of wet (disposable) and
dry (recoverable) materials.
iv) Where feasible, providing compactors for non-recyclables to
reduce the number of trips to disposal facilities.
v) Glass recycling in restaurants.
Pursuant to section 21.42.010(10)(iii) of the Carlsbad Municipal Code the
timeshare units in this project shall be converted to a hotel use if they cannot be
successfully marketed as a timeshare project.
The management and maintenance plan submitted by the Developer titled
“Management and Maintenance Plan - Carlsbad Ranch Hotel and Timeshare
Resort” attached to this resolution is approved and made a part of the permit for
the project.
Building Conditions:
3 1. Building B temporary sales use needs to be processed as a tenant improvement with
initial building permit plan check.
32. Property lines present numerous building code related issues for adjacent walls. The
applicant shall meet with Esgil to review preliminary plans prior to building permit
submittal.
Water Conditions:
33. The entire potable water system, reclaimed water system and sewer system shall be
evaluated in detail to ensure adequate capacity, pressure and flow demands can be
met.
34. The Developer shall be responsible for all fees, deposits and charges which will be
collected before and/or at the time of issuance of the building permit. The San Diego
County Water Authority capacity charge will be collected at issuance of application
for meter installation.
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Sequentially, the Developer’s Engineer shall do the following:
a) Meet with the City Fire Marshal and establish the fire protection requirements.
Also obtain G.P.M. demand for domestic and imigational needs from
appropriate parties.
b) Prepare a colored reclaimed water use area map and submit to the Planning
Department for processing and approval.
c) Prior to the preparation of sewer, water and reclaimed water improvement
plans, a meeting must be scheduled with the District Engineer for review.
comment and approval of the preliminary system layouts and usages. i.e.
GPM - EDU.
All private irrigation and landscape plans shall be submitted to the City’s Landscape
Architect for processing.
Fire Conditions:
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Prior to the issuance of building permits, complete building plans shall be approved
by the Fire Department.
Additional on-site public water mains and fire hydrants are required.
Applicant shall submit a site plan to the Fire Department for approval, which depicts
location of required, proposed and existing public water mains and fire hydrants. The
plan shall include off-site fire hydrants within 200 feet of the project.
Applicant shall submit a site plan depicting emergency access routes. driveways and
traffic circulation for Fire Department approval.
An all weather, unobstructed access road suitable for emergency service vehicles shall
be provided and maintained during construction. When in the opinion of the Fire
Chief, the access road has become unserviceable due to inclement weather or other
reasons, he may, in the interest of public safety, require that construction operations
cease until the condition is corrected.
All required water mains, fire hydrants and appurtenances shall be operational before
combustible building materials are located on the construction site.
Prior to final inspection, all security gate systems controlling vehicular access shall be
equipped with a “Knox”, key-operated emergency entry device. Applicant shall
contact the Fire Prevention Bureau for specifications and approvals prior to
installation.
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Prior to building occupancy, private roads and driveways which serve as required
access for emergency service vehicles shall be posted as fire lanes in accordance with
the requirements of section 17.04.020 of the Carlsbad Municipal Code.
Plans- andlor specifications for fire alarm systems, fire hydrants. automatic fire
sprinkler systems and other fire protection systems shall be submitted to the Fire
Department for approval prior to construction.
An approved automatic fire sprinkler system shall be installed in buildings having an
aggregate floor area exceeding 10,000 square feet.
The applicant shall provide a street map which conforms to the following
requirements: A 400 scale photo-reduction mylar, depicting proposed improvements
and at least two existing intersections or streets. The map shall also clearly depict
street centerlines, hydrant locations and street names.
A monument sign shall be installed at the entrance to the driveway or private street
indicating the addresses of the buildings on site.
General:
49. If any of the foregoing conditions fail to occur; or if they are, by their terms, to be
implemented and maintained over time; if any such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of
all future building permits; deny, revoke or further condition all certificates of
occupancy issued under the authority of approvals herein granted; institute and
prosecute litigation to compel their compliance with said conditions or seek damages
for their violation. No vested rights are gained by Developer or a successor in interest
by the City’s approval of this Site Development Plan. .
Standard Code Reminders:
50. The Developer shall pay a landscape plan check and inspection fee as required by
Section 20.08.050 of the Carlsbad Municipal Code.
51. Approval of this request shall not excuse compliance with all applicable sections of
the Zoning Ordinance and all other applicable City ordinances in effect at time of
building permit issuance, except as otherwise specifically provided herein
52. The project shall comply with the latest non-residential disabled access requirements
pursuant to Title 24 of the State Building Code.
53. All roof appurtenances, including air conditioners, shall be architecturally integrated
and concealed from view and the sound buffered from adjacent properties and streets,
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in substance as provided in Building Department Policy No. 80-6. to the satisfaction
of the Directors of Planning and Building.
Compact parking spaces shall be located in large groups, and in locations clear11
marked to the satisfaction of the Planning Director.
All landscape and irrigation plans shall be prepared to conform with the Landscape
Manual and submitted per the landscape plan check procedures on file in the Planning
Department.
Any signs proposed for this development shall at a minimum be designed in
conformance with the City’s Sign Ordinance, the Sign Program approved for the
project, and shall require review and approval of the Planning Director prior to
installation of such signs.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Carlsbad, California, held on the 18th day of September 1996, by
the following vote, to wit:
AYES: Chairperson Compas, Commissioners Heineman, Nielsen, Noble,
Savary and Welshons
NOES: Commissioner Monroy
ABSENT None
ABSTAIN: None
WILLIAM COMPAS, Chairpersotf
CARLSBAD PLANNING COMMISSION
ATTEST
MICHAEL J. HMZMI~~ER
Planning Director
PC RES0 N0..3986 -13” 40
MANAGEMENTAND"TWANCEM
CARLSBAD RANCH HOTEL AND TIMESHARE XESORT
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EXHIBIT 5
5. SDP 9641fAllCDP 9642fA) GRAND PACIFIC PALISADES RESORT -
Request recommending approval of a Site Development Plan Amendment and
Coastal Development Permit Amendment to replace space allocated for a future
restaurant with 24 hotel units within the existing Grand Pacific Palisades Resort
timesharelhotel on property located at 5805 Armada Drive in Local Facilities
Management Zone 13.
Mr. Wayne stated that agenda item #5 was a request for a Site Development Plan and a Coastal
the resolution states it is a request for approval, in actuality the Commission's action would be Development Permit Amendment to add 24 hotel units to the Grand Pacific Palisades Resorts. Although
Council took action on the first Site Development Plan and Coastal Permit and therefore should make the
recommending approval and all resolutions will be amended stating recommending approval. The City
follows:
amendment. Mr. Wayne introduced Associate Planner Christer Westman, who presented the project as
Mr. Westman stated that the applicant is requesting approval for the addition of 24 hotel units to an
existing hotel time-share complex. The room additions have been designed in the same architectural
of the addition is three floors of eight rooms each. The addition is consistent with previous approvals and style as the existing hotel. Referring to the exhibit drawing of the project, he stated that the configuration
the Carlsbad Ranch Pacific Plan. The addition of the hotel rooms, which will be in lieu of future restaurant
space, will generate fewer ADT than previous approvals and will require fewer onsite parking spaces.
The proposal can be considered to be a reduction in use intensity. Staff is recommending approval of the
project.
order to keep the ADT down during lunch time. An inadequate number of restaurants would force
Commissioner Segall voiced concern regarding an adequate number of restaurants for employee's in
employees to leave the hill and search for restaurants. Although, he has no problem with this particular project eliminating the restaurant in order to provide more rooms, he wants the issue of providing better
access to other sites from the hill addressed. He asked if there was a staircase andlor a plan in place to
allow people in the commercial community access to restaurants in the Company Stores.
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PLANNING COMMISSION April 5, 2000 Page 6
level of the Carlsbad Ranch and the Carlsbad Company Stores. He noted that the Staff Planner assigned
Mr. Westman stated that it was his understanding that there would be a connection between the upper
to the project said that it was Carlsbad Ranch’s responsibility to complete the connection. Currently, there
are two staircases that are gated off. When the Resort and Resort Golf are built the connection will be
completed, which will provide access between the upper and lower levels and act as a separation
between the flower field operations and golf course. As an alternative to restaurants the planned industrial
zone and the Carlsbad Ranch allow delicatessens by Conditional Use Permit. There are several smaller
deli’s in the industrial parks.
Commissioner Segall asked if provisions were on the books to provide additional diningldeli operations
Mr. Westman responded yes.
the future golf course.
Commissioner Segall asked for clarification regarding the location of the flower fields and their proximity to
will sometime in the future be a nine-hole golf course associated with the Carlsbad Ranch Resort Property
Mr. Westman stated that it was his understanding that the flower fields presently extend into an area that
and the walkway would be the separating line between the two uses.
Commissioner Segall asked if a Conditional Use Permit existed to install the walkway and if there was a
restaurants.
mechanism to speed up the process in order to accommodate people going down from the hill to the
Mr. Westman stated that he was not aware of any mechanism that would allow the City to pursue the
property owners to install the walkway any sooner. He stated that staff could investigate the matter.
when the golf course is built. If it is conditioned, when the golf course is built, then negotiating with the
Mr. Wayne stated that the original permit needed to be researched for a time certain or if the condition is
operator would be the other option.
Commissioner Segall stated that he raised this issue because he wanted to make sure that the number of
ADT off the hill, of people, going to restaurants was reduced and supporting pedestrian access to certain locations.
Commissioner Nielsen asked the justification for changing from restaurant to rooms.
Mr. Westman stated that the applicant could best answer the question.
the proposed revisions have the following benefits:
Mike Howes. Hofman Planning Associations, 5900 Pasteur Court - Suite 150, Carlsbad, CA, stated that
a. Reduce parking demand
b. Reduce traffic
c. Significantly increase revenue generated to the City
Mr. Howes stated that the project was a win-win situation for everyone involved.
Tim Stripe, 5900 Pasteur Court - Suite 150, Carlsbad. CA, stated that over 300 proposals were sent to
different restaurants throughout the country soliciting a restaurant to locate at the site. Only two responses were forthcoming. One respondent, Oscar’s, after studying the site declined the space. The
larger chain restaurants cited not enough population within a certain radius that would make the restaurant
operation successful. One of the conditions that the existing restaurant placed on our company. was that
there not be another restaurant on the site. Therefore, additional hotel room units were viewed as a better
use of the space for the City, our company and the community at-large.
Commissioner Nielsen asked if the space encompassed the coffee shop and restaurant,
Mr. Stripe stated the there were a few mistakes in the original concept of the project:
1. Did not research who would utilize the restaurant
2. Meeting space was located upstairs. 44
PLANNING COMMISSION April 5. 2000 Page 7
Mr. Strip explained that research regarding what needs to be in a meeting space, determined that higher
ceilings were needed, hence the meeting space had to be moved to the first floor. In looking at what the
area could support in terms of restaurants, it was concluded that the site could only support one
restaurant.
Chairperson Compas opened public testimony. Seeing no one wishing to testify, public testimony was
closed.
Chairperson Compas called for a Motion.
ACTION: Motion by Commissioner Segall. and duly seconded, that the Planning
Commission adopt, Planning Commission Resolutions No. 4732 and 4733
recommending approval of Site Development Plan Amendment SDP 96-01(A)
and Coastal Development Permit Amendment CDP 96-02(A) based on the
findings and subject to the conditions contained therein.
VOTE ON MOTION:
VOTE: 5-0-0
AYES: Compas, Trigas, Nielsen, L'Heureux, Segall
ABSTAIN:
NOES: None
None
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