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HomeMy WebLinkAbout1995-09-20; Planning Commission; ; MP 177O|LCPA 90-03A|SDP 86-02B|CUP 90-05A|CT 95-02|PUD 102A|HDP 95-11 - FOUR SEASONS AVIARA RESORT• 1le llty ti r.r1■u Pluq Dlpll'UIW • ~tJL A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: September 20, 1995 Item No.(!) Application complete dates: July 12, 1995 for MP/LCPNSDP/CT & Aug 15, 1995 PUD/CUP/HDP Project Planner: Michael Grim Project Engineer: Jim Davis SUBJECT: MP 177(O)/LCPA 90-03{A)[SDE _86 .... 02CB)iCUP 90-0S{A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS AVIARA RESORT -Request for a Master Plan Amendment and Local Coastal Program Amendment to revise planning area boundaries and uses; a Site Development Plan Amendment to redesign the hotel and sports center/restaurant sites; a Conditional Use Permit Amendment to revise the shared parking agreement; a Tentative Tract Map and Non-residential Planned Unit Development Permit Amendment to allow 240 timeshare units in three villages within the resort, and an exclusion to the Hillside Development Ordinance to allow the regrading of manufactured and isolated slopes over 40% inclination, within Aviara Planning Areas 1, 2, 9, 10, and 11, in Local Facilities Management Zone 19. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 3802, 3803, 3804, 3807, 3806, 3804, 3805 and 3809 RECOMMENDING APPROVAL of MP 177(0), LCPA 90-03(A), SDP 86-02(B), CUP 90-05(A), CT 95-02, PUD 102(A) and HDP 95-11, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The project involves the redesign of the existing Four Seasons Aviara Resort hotel and sports center sites and the conversion of a planned multifamily residential area to timeshares. More specifically the requested changes include: • Revising hotel and parking garage interior. • Deleting sports center parking structure and merging restaurant into sports center building. • Replacing hotel garden wing buildings and villas, and adjacent multifamily condominium project with three timeshare villages. • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE2 No expansion of the total graded area will occur and all development conforms to the applicable requirements of the Carlsbad Municipal Code and the Aviara Master Plan. All project issues have been resolved through site design, master plan text or map amendments, and conditions of approval. III. PROJECT DESCRIPTION AND BACKGROUND Aviara Resort Associates is requesting approval of numerous development permits to allow revisions to the existing approved hotel/resort plan. The proposed project involves changes to the main hotel, garden wing buildings, north and south villas, sports center, restaurant, and the intervening multifamily residential development. Considering the involved history of the project site, the complexity of the project and the numerous development permits being requested, this section has been divided into several subsections: a review of the existing approvals and site conditions, a discussion of the requested modifications, and an explanation of the requested permits. Existim! Approvals and Site Conditions The original Pacific Rim Country Club and Resort was approved in December of 1987. The original hotel (Planning Area 2) was designed as the focal point of the master plan, both visually and operationally. The first hotel design was evaluated by the hotel operators, Four Seasons, and found to be inoperable. Therefore, in 1990, the hotel and resort approvals were amended through SDP 86-02(A) to create the currently approved 489 room hotel complex. The complex included a 320 room main hotel, garden wing buildings, villas, special suites and a bistro. In accordance with the amended site development plan, grading and building permits were issued for the main hotel building and the attached parking garage. Some of the grading around the hotel site has been completed, including Blue Heron Place and the shuttle road, the latter of which is already paved. Some construction of the hotel has begun and all current work is still under an active building permit. The sports center and restaurant sites, Planning Areas 10 and 11, were also redesigned through SDP 86-02(A). The redesign created a 47,000 square foot sports center, a future restaurant up to 10,000 square feet in area, and a two-level parking structure. Both sites have been rough graded however no building permits have been issued and no other construction activity has occurred. Included as part of the approval for SDP 86-02(A), and related applications, was a parking study that showed the expected parking demand and supply for weekday and weekend peak flows. This parking study was adopted as part of the master plan though MP 177(C)/CUP 90-05 and evaluated parking at the hotel, sports center, and golf clubhouse sites. The shared parking program component of the parking study • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11-FOUR SEASONS AVIARA RESORT SEPTEMBER 20, 1995 PAGE3 involved only the hotel and sports center sites. According to the study, overflow hotel parking onto the sports center site could occur on Saturday evenings, however there would be adequate parking supply for the entire resort at all times. Proposed Modifications Considering the number of changes being requested, the overall proposal has been divided into various components to facilitate understanding. These components are: • Revisions to the main hotel site and building (Planning Area 2); • Revisions to the sports center/restaurant sites· and building (Planning Areas 10 and 11); • Revisions to the shared parking program, including the golf club; and • Replacement of hotel garden wing buildings, hotel villas, and multifamily residential subdivision with time share villages (Planning Areas 2 and 9). Main Hotel The proposed revisions to the hotel building and site include interior alterations, redesign of the surrounding landscaped areas, and an update to the master plan development standards. The approved parking garage contains a large subterranean area which currently is to extend under the porte cochere. This portion of the approved parking structure would be removed and backfilled. The reconfigured garage would contain 651 marked parking spaces. A discussion of the parking supply ramifications can be found in the "Shared Parking Program" section below. Within the hotel itself, a phased construction of some of the approved public spaces, such as meeting rooms, foyers, and portions of the lounge is proposed. The first phase would create voided areas by enclosing the spaces and excluding them from . habitable occupancy and create offices for timeshare sales and marketing. As shown on Exhibits "Y" -"DD", dated September 20, 1995, these voided and timeshare offices areas would eventually be furbished into the originally approved configuration of meeting and public areas. In accordance with this phased use arrangement, the parking program included both scenarios and found adequate parking for both the interim marketing uses and the ultimate hotel/meeting uses. This complete evaluation of all phases of the project would allow the timeshare offices to be converted into their ultimate hotel/meeting arrangement through a tenant improvement building permit, rather than requiring another amendment to the master plan and local coastal program. Also proposed is a consolidation of some of • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS AVIARA RESORT SEPTEMBER 20, 1995 PAGE4 the larger hotel suites into individual guest rooms. This would increase the number of rooms in the main hotel building from 320 to 336. These internal revisions to the garage and hotel would not be apparent from the exterior, as evidenced by Exhibits "EE" -"FF", dated September 20, 1995, leaving the hotel elevations almost identical to current approvals. Also part of the proposed revisions to the hotel complex are some redesign of the pool areas and surrounding landscaping areas. The approved fire access route around the pool areas would remain and no significant loss in approved amenities would result. All approved specimen landscaping, including the 30 foot high (brown trunk height) palm trees around the main hotel, would remain as approved. Since the previous site development plan approval and issuance of building permit for the main hotel building, the method of measurement for building height has changed. This necessitates a revision tc;> the master plan development standard for maximum height in the planning area. When the hotel was approved, its height, as measured then, was 35 feet. The actual maximum height of the main hotel, as currently measured, is 53 feet to the peak of the roof. Therefore, part of the main hotel revision includes this master plan text amendment (see Exhibit "XXX", dated September 20, 1995, attached to Planning Commission Resolution No. 3802). With regard to project signage, the approved monument signs at the project entrance at Alga Road and Blue Heron Place would remain unchanged. While not a part of this proposal, the applicant has expressed interest in incorporating the Four Seasons Aviara Resort into the existing master plan facility directional sign program. This program allows permanent directional signage within the master plan boundaries for the variety of visitor-setving facilities within Aviara. The applicant has indicated they will submit the necessary minor -master plan amendment to amend the facility directional signage program in the near future. Also potentially available to the project may be the City-wide kiosk program, currently under review by staff. This City-wide program has traditionally been available only to new subdivisions, however it may be able to accommodate various points of interest throughout the City, including the Four Seasons Aviara Resort. Sports Center and Restaurant The proposed revisions to the sports center and restaurant include the replacement of the approved parking structure with surface parking, the merging of the sports center and restaurant buildings into a single structure, and the relocation of the tennis courts towards the golf course. All ancillary recreational opportunities, such as the lap pool, children's pool and outdoor lounge would remain substantially as currently approved. • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGES As shown on Exhibit "C", dated September 20, 1995, the redesign of the entire sports center and restaurant sites would allow the creation of a 380 space surface parking area with landscaping. Elimination of the parking structure and relocation of the tennis courts allows for more parking lot landscaping and improved views from the exhibition tennis court. Merging of the restaurant and sports center uses into a single 52,400 square foot building frees up more area for landscaping, provides a more cohesive resort setting and promotes joint use of the facilities. Shared Parking Program As discussed above, the current hotel and sports center parking program involves shared parking between the hotel and sports center uses. This shared parking is based upon a parking study which has been incorporated into the master plan. The proposed shared parking program would still involve the hotel and sports center and also include the golf club/driving range parking areas. The essence of the shared parking program is that different uses within the resort will have different peak parking demands, thereby allowing shared use of their respective parking facilities. The new parking study and shared parking program would operate on the same assumptions as the approved study and program, however the total number of parking spaces _per hotel room in the hotel parking structure would increase from 1.6 spaces per room to 1.9 spaces per room. According to the new program, shared parking between the hotel, sports center and golf club would be necessary on weekday and Saturday early evenings at the buildout of the hotel. In addition to the overflow parking, the hotel is conditioned to operate on a valet parking system. According to the applicant, a valet system allows for aisle parking, which would increase the total parking supply of the hotel garage by over 100 spaces. This additional parking supply, along with the shared parking program and future parking safeguards allowed through CUP 90-05(A), Planning Commission Resolution No. 3806, dated September 20, 1995, ensures that no adverse impacts due to parking inadequacy should occur. A copy of the parking study is attached to Planning Commission Resolution No. 3806 as Exhibit "ZZZ", dated September 20, 1995. Timeshare Villages The proposed timeshare development encompasses all of Planning Area 9 and the eastern and southern portions of Planning Area 2. As discussed above, these areas will become the new Planning Area 2B. As shown on Exhibits "E" -"K" and "KK", dated September 20, 1995, the 240 unit timeshare project would be divided into three villages, each with a recreation building, support service buildings, and surface parking. The timeshare buildings would consist of four types, ranging from three- story six unit buildings to two-story two or four unit buildings. All architecture and landscaping within the timeshare villages is designed to match that of the hotel and • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE6 sports center, creating a seamless resort community (see Exhibits "K", "P" -"S", and "RR" -"SSS", dated September 20, 1995). Building massing and separation would be significantly less intensive than the approved Hotel Garden Wings and similar to the approved multifamily residential units, as shown in the comparative analysis contained in Exhibits "LL" -"QQ", dated September 20, 1995. The parking for the timeshare project would be separate from the shared parking arrangement in the remainder of the resort. The 360 surface parking spaces proposed for the timeshare units provides a parking supply ratio of 1.5 spaces per unit, which is 25 percent more parking than required by the Zoning Ordinance. All parking areas are connected to the timeshare units with a system of trails and bridges, contributing to the resort ambiance. In addition to the private vehicle and pedestrian circulation opportunities, each timeshare guest would be able to use the hotel's shuttle system to travel to the main hotel, sports center, or golf clubhouse. A separate component of the timeshare use is the pre-development marketing and administration. Office space for approximately 60 staff members would be necessary to allow for on-site marketing of the timeshare units. The applicant is proposing that this office space be accommodated within the hotel. According to the new parking study and shared parking program, occupation of the voided hotel area by marketing staff would create a need for shared parking between the hotel and sports center during mid-day on weekdays and early evenings on Saturdays. As with the other resort uses, the parking for the timeshare marketing uses will be reviewed under the conditional use permit for the shared parking program (CUP 90-05(A), Planning Commission Resolution No. 3806, dated September 20, 1995). Should any adverse impacts result, the marketing areas could be relocated to the timeshare planning area (Planning Area 2B), removing it from the shared parking program. Table 1 below summarizes the proposed changes to the hotel, sports center/restaurant, and the planned multifamily development (Planning Areas 2, 10, 11 and 9, respectively). TABLE 1 -SUMMARY OF PROPOSED CHANGES USE APPROVED PLAN PROPOSED PLAN MAIN HOTEL -Guest rooms 320 rooms 336 rooms -Food/beverage 662 seats 629 seats -Conference/Banquet 32,769 square feet 35,378 square feet (12,490 sf office/void) -Retail 6,000 square feet · 5,808 square feet • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11-FOUR SEASONS AVIARA RESORT SEPTEMBER 20, 1995 PAGE7 SPORTS CENTER -Main building 47,000 square feet 47,000 square feet -Restaurant up to 10,000 square feet 5,869 square feet -Tennis Courts 11 regular courts 12 courts 1 tournament court (1 with limited seating) -Racquetball/Squash 4 courts total 4 courts total RESORT CLUB/PREVIOUS 169 garden wing/villa rooms 240 units HOTEL & RESIDENTIAL 89 multifamily units Requested Development Applications The discretionary actions being requested for the Four Seasons Aviara Resort project can be organized· into four groups. The first group involves the legislative actions, master plan amendment and local coastal plan amendment (MP 177(O)/LCPA 90- 03(A)), which are needed to create a new Planning Area 2B, with its allowed timeshare use and standards, merge the sports center and restaurant uses, delete Planning Areas 9 and 11, allow timeshare marketing and sales in the main hotel, and add Planning Area 1 (Golf Clubhouse) to the shared parking program. The second group involves the site development plan amendment and conditional use permit amendment (SDP 86-02(B)/CUP 90-05(A)) which allow the redesign of the main hotel and sports center/restaurant buildings and sites and the revision of the shared parking program in accordance with the new proportion of uses and parking supply. The third group includes the tentative tract map and non-residential planned unit development permit amendment (CT 95-02/PUD 102(A)) to allow the 240 unit timeshare project and incorporate the timeshares into the resort's existing planned development. The fourth permit group involves the hillside development permit (HDP 95-11), which provides exclusions to the Hillside Development Ordinance thereby allowing the regrading of manufactured slopes and minor edge adjustments to the existing graded area. The Four Seasons Aviara Resort project is subject to the following land use plans, policies, programs and zoning regulations: A. General Plan B. Mello I, Mello II and East Batiquitos Lagoon segments of the Local Coastal Program • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGES C. Aviara Master Plan (MP 177 and its amendments) D. Planned Community Zone Ordinance (Chapter 21.38 of the Zoning Ordinance) E. Nonresidential Planned Development Ordinance (Chapter21.47 of the Zoning Ordinance) F. Conditional Uses (Chapter 21.42 of the Zoning Ordinance) G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) H. Zone 19 Local Facilities Management Plan I. Hillside Development Ordinance (Chapter 21.95 of the Zoning Ordinance) J. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code) IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan The proposed Four Seasons Aviara Resort project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the hotel/commercial timeshare/sports center proposal are the Land Use, Circulation,. Open Space and Consetvation and Public Safety Elements. Table 2 below indicates how the project complies with these particular elements of the General Plan. • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE9 TABLE 2 -GENERAL PLAN COMPLIANCE ELEMENT USE CLASSIFICATION/GOAL, PROPOSED USES AND COMPLIANCE OBJECTIVE OR PROGRAM IMPROVEMENTS Land Use Travel/Recreation Commercial (TR), Hotel and sports center uses Residential Medium Density (RM), consistent with TR; timeshare Open Space (OS). allowed in residential areas Yes under CUP, consistent with RM; open space areas preserved consistent with OS. Promote recreational and tourist Hotel, sports center and Yes oriented land uses which serve visitors. timeshares will attract visitors. Use commercial architecture that Hotel, sports center and emphasizes establishing community timeshares all continue the identity while presenting tasteful, graceful and harmonious theme Yes dignified and visually appealing designs established by golf clubhouse, compatible with surroundings. properly related to open spaces. Circulation Provide safe, adequate and attractively All parking areas have proper landscaped parking facilities. circulation aisles, sight distance, Yes shrubbery and trees. Design pedestrian spaces and circulation Network of sidewalks and trails in relationship to land uses and available with access to buildings, Yes parking. parking and amenities, including views of open spaces. Open Space Minimize environmental impacts to Project maintains and increases and Conser-sensitive resources in the City. amount of native habitat and Yes vation erosion control reduces sedimentation of lagoon. Utilize Best Management Practices for Project will comply with all Yes the control of storm water pollutants. NPDES requirements. Public Safety Design all structures to seismic design All new buildings and main standards of the UBC and State building hotel will meet UBC and State Yes requirements. ·seismic requirements. Provision of emergency water systems Emergency systems in hotel, Yes and all-weather access roads. sprinklers in buildings over 10,000 square feet and all- weather accesses provided. • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-0S(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE 10 B. Mello I, Mello II and East Batiquitos Lagoon segments of the Local Coastal Program The Aviara Master Plan setves to partially implement portions of the Mello I, Mello II and East ·Batiquitos Lagoon segments of the LCP. In order to maintain consistency between the Aviara Master Plan and the LCP, amendments to these segments must occur. The proposed Four Seasons Aviara Resort project conforms with the land use, environmentally sensitive habitat presetvation, and grading and erosion control policies of these segments. The land uses allowed through the LCP segments are the same as those allowed by the Aviara Master Plan, therefore the proposed amendments to the uses allowed by the master plan must also be approved as amendments to the LCP segments to provide consistency. All steep slopes with native vegetation are being presetved. Some minor coastal resource area trade-offs are proposed, totalling 0.150 acres of take and 0.151 acres of additional presetvation, however the presetved habitat is of higher quality. The current erosion control standards of the Engineering Department will be maintained throughout the project site to deter off-site erosion and potential lagoon sedimentation. Considering the above, the proposed destination resort project is consistent with the applicable policies of the appropriate Local Coastal Program segments, as amended. C. Aviara Master Plan (MP 177 and its amendments) The Aviara Master Plan, originally adopted as the Pacific Rim Country Club and Resort Master Plan in December 1987, calls for the hotel/resort to be the focal point of the community. By including a timeshare component into the resort project, the entire resort site would encompass more of the central master plan area. The specific amendments proposed (i.e., adding timeshare units, merging the sports center and restaurant and including the golf clubhouse in the shared parking program) are being undertaken to establish as economically viable destination resort hotel. Accordingly, these amendments are consistent with the original master plan objective of creating a resort centered community. Typically, timeshare project are allowed through a conditional use permit since the use is not specifically permitted by right of zoning. This proposal would amend the master plan, which setves as the zoning, to allow timeshare uses in Planning Area 2B by right so that the processing of a conditional use permit is unnecessary. Although a CUP is not required, the proposal has been reviewed relative to the timeshare development and operational standards contained in the Carlsbad Municipal Code (Section 21.42.0l0(l0)(A) of the Zoning Ordinance). As shown on Table 3 below, the project conforms with all applicable standards. • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-0S(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE 11 TABLE 3 -TIMESHARE CONFORMANCE STANDARD PROPOSED CONFORMANCE Approval conditioned to convert to a Revised master plan contains condition hotel use if timeshare is not successful. requiring conversion to hotel if Yes timeshare is not successful. Management and maintenance plan Management and maintenance by Four required as part of approval. Seasons, plan on file with the Pla~ning Department. Yes Maximum time increment for recurrent Revised master plan contains condition exclusive use is four months. limiting recurrent exclusive use to four months and requires disclosure to Yes potential buyers of units. Timeshare project shall be in reasonable Proposed timeshare villages are proximity to existing resort or integrated into Four Seasons Aviara recreational area. Resort, which contains a golf course Yes and sports center. Timeshare allowed in P-C zones only if Proposed master plan text and map master plan specifies use and designates amendments specify timesh,_are uses in area as an R-P, R-3, RD-M, C-T, or C-2 Planning Area 2B and designates this Yes zone. area C-T. Final decision-maker for timeshare is City Council is final decision-maker for City Council. timeshare component of master plan Yes amendment. A subdivision map, in accordance with Tentative Tract Map (CT 95-02) Title 20, must be part of application. accompanies timeshare component of Yes the master plan amendment. In addition to amending the master plan to accommodate the proposed development, a revision is necessary to update the master plan relative to the hotel building height. Since the inception of construction of the hotel, the method for measuring building height has changed. Therefore, to remain consistent with the Carlsbad Municipal Code, the master plan would be revised to reflect the actual building height of the hotel. Considering that the resort continues to be the focal point of the master plan community and the proposed revisions to the master plan are internally consistent with the project, the Four Seasons Aviara Resort is consistent with the Aviara Master Plan. MP 177(O)/LCPA 90-03(,/SDP 86-02(B)/CUP 90-0S(A)/CT 912/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE 12 D. Planned Community Zone Ordinance (Chapter 21.38 of the Zoning Ordinance) The underlying zoning of the proposed Four Seasons Aviara Resort project is P-C, Planned Community. In accordance with that designation, the Aviara Master Plan was created to implement the zoning. Chapter 21.38 of the Zoning Ordinance details the manner in which a master plan is amended. The required submittal items include a description of land uses, facility and fiscal impact evaluations, development standards and open space requirements, and phasing schedules. These documents have been evaluated by staff and have contributed to the approval recommendation. Certain findings that must be made prior to approving a master plan amendment. These findings, contained in Planning Commission Resolution No. 3802, dated September 20, 1995, deal mostly with the compatibility of land uses and the adequacy of public facilities. The Aviara Master Plan has been designed to provide open space and street buffering between residential and non-residential uses. Elimination of the residential development in Planning Area 9 reduces potential compatibility issues between homeowners and the resort uses. As required by the Zone 19 Local Facilities Management Plan, all public facilities necessary to serve the resort development are already in place or will be in place prior to occupancy. Since the proposed master plan amendment still allows the necessary findings to be made, the proposal is consistent with the Planned Community Zone Ordinance. E. Non-residential Planned Development Ordinance (Chapter 21.47 of the Zoning Ordinance) The existing hotel, sports center, and golf club site contain a significant amount of common area therefore the original approvals included a non-residential planned unit development permit for Planning Areas 2, 10, and 11 (PUD 102). Since the timeshares are being added to the overall resort plan, an amendment to the original PUD is necessary. The Non-residential Planned Development Ordinance requires all new development to conform to the requirements and development standards of the underlying zone and all but the lot requirements of Title 20. Since the master plan is being revised for the timeshare development, all new development standards and design criteria are being met (see section C above). No minimum lot size or width requirements exist, therefore no conformance to such is necessary. By processing a Non-residential Planned Unit Development Amendment Permit, the proposed lots may be created without fronting on a public street and with a lot depth of less than 90 feet. Therefore, the proposed resort development conforms to the Non-residential Planned Development Ordinance. • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-1.1-FOUR SEASONS AVIARA RESORT · SEPTEMBER 20, 1995 PAGE 13 F. Conditional Uses (Chapter 21.42 of the Zoning Ordinance) The original shared parking program was originally approved through a conditional use permit (CUP 90-05). The current proposal would amend that shared parking program thereby necessitating an amendment to the approved conditional use permit. Section 21.42.020 of the Zoning Ordinance describes the required findings for the approval of a conditional use permit. These findings include such facts as desirability of the proposal and adequacy of the site, yards and streets in size and shape to accommodate the proposal. The proposed shared parking program allows for the staggered parking needs of the various uses, facilitates visitor travel within the resort and does not impose on the parking needs of the neighboring timeshare and residential planning areas. The amount of parking needed for the program can be accommodated within the proposed parking structure and surface lots and Alga Road and Batiquitos Drive have sufficient capacity to handle the anticipated resort traffic. Therefore, the proposed shared parking program can still meet the required findings for a conditional use permit. G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) The Four Seasons Aviara Resort proposal involves only commercial land uses. Should the timeshare use cease to operate, the units are conditioned to convert to commercial hotel units, not residential dwelling units. Therefore, growth management standards based upon population do not apply. Table 4 below details the project's compliance with the standards of the Growth Management Ordinance. TABLE 4 -GROWI'H MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration Not applicable Not Applicable Library Not applicable Not Applicable Waste Water Treatment 646.1 EDU Yes Parks Not Applicable Not Applicable Drainage PLDAD Yes Circulation 4,826 ADT Yes Fire Fire Stations #2 and #4 Yes Open Space 16.47 acres Yes • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE 14 TABLE 4 -GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE Schools Not Applicable Not Applicable Water 646.1 EDU Yes H. Zone 19 Local Facilities Management Plan The proposed destination resort project lies within Local Facilities Management Zone 19 and is subject to a special condition involving the sewer collection capacity. Zone 19 is served by the North Batiquitos Sewer Pump Station, located near the existing terminus of Batiquitos Lane. Aviara has been conditioned to upgrade the pump station to accommodate the residential and non-residential development within their master plan area. Aviara has partially completed the pump station expansion and has posted performance bonds for the complete upgrade. Since the operation of the hotel would exceed the current pump station capacity, the Four Seasons Aviara Resort is conditioned to ensure the completion of the pump station prior to occupancy of the hotel, sports center, or timeshares, whichever occurs first. I. Hillside Development Ordinance (Chapter 21.95 of the Zoning Ordinance) According to Section 21.95.090(b) of the Carlsbad Municipal Code, certain areas may be excluded from the requirements of the Hillside Development Ordinance, provided they are fully identified. These areas include slopes that were previously disturbed by authorized grading, areas of topographic change less than fifteen feet in height and less than four thousand square feet in area, and small isolated ravines where there is no substantial evidence that a significant environmental effect will occur. As shown on Exhibits "W" -"X", dated September 20, 1995, the areas proposed for grading are mostly within the existing, rough graded sites. Since a grading permit was issued for the resort sites and this grading was performed in accordance with that permit, these manufactured slopes may· be excluded from the hillside development regulations. There are also some fringe slope areas that are proposed for grading. These areas are small, measuring a total of 0.150 acres (or 0.2 percent of the total project site), and do not contain any sensitive flora or fauna. The surrounding slope areas have been altered through authorized grading and the alteration of the subject slope areas will produce no significant effects on the environment. To ensure that the total graded area does not increase with this permit, 0.151 acres of undisturbed area that was previously authorized for grading will be preserved (see Exhibits "D" - "J", dated September 20, 1995). • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE 15 In accordance with Section 21.95 .090(b ), the previously disturbed areas have been identified as areas of previously authorized grading or small, isolated areas. Therefore, Planning Commission Resolution No. 3809, dated September 20, 1995, grants an exclusion to the requirements of the Hillside Development Ordinance for those slope areas. Since these manufactured and small slope areas are excluded, and no other grading of steep slopes is proposed, the Four Seasons Aviara Resort is consistent with the requirements of the Hillside Development Ordinance. J. Subdivision Ordinance (Title 20 of the Municipal Code) The Carlsbad Municipal Code requires a subdivision map to be filed in accordance with Title 20 for any timeshare project. Accordingly a tentative tract map is being processed with the timeshare proposal. CT 95-02 would create 83 lots that include 46 timeshare lots, a lot for each the hotel and sport center, 18 street lots and 17 open space lots. As conditioned the project would provide all necessary improvements and all of the findings required by Title 20 can be made and are contained in Planning Commission Resolution No. 3804. The project is therefore consistent with Title 20, the Subdivision Ordinance. V. ENVIRONMENTAL REVIEW The proposed revisions to the approved development projects within Planning Areas 2, 9, 10, and 11 were reviewed with respect to their potential environmental impac;ts, pursuant to the California Environmental Quality Act, the State CEQA Guidelines, and Title 19 -the Environmental Protection Ordinance. The project site has undergone two previous environmental reviews: the ce'rtified Environmental Impact Report for the Aviara Master Plan (EIR 83-02(A)), and the Conditional Negative Declaration for Aviara Planning Area 9 development (CT 90-10). Upon review of the current proposal, it has been determined that this is a reduced project and that there will be no additional significant effects that were not analyzed in the previous environmental reviews. The current proposal conforms to the parameters established through the previous reviews and all adjustments necessary to reduce impacts to a level of insignificance have already been implemented or are incorporated into the project design. Therefore, no mitigation measures are required with this proposal. With regard to air quality and circulation impacts, the City's MEIR found that the cumulative impacts of the implementation of projects consistent with the General"Plan are significant and adverse due to regional factors, therefore the City Council adopted a statement of overriding consideration. The project is consistent with the General Plan and as to these effects, no additional environmental document is required. Considering the adequacy of the previous environmental review on the site, the project qualifies as a subsequent development as identified in Section 21083.3 of the California • • MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11 -FOUR SEASONS A VIARA RESORT SEPTEMBER 20, 1995 PAGE 16 Environmental Quality Act. Therefore, the Planning Director issued a Notice of Prior Environmental Compliance on August 20, 1995, a copy of which attached to this report and on file with the Planning Department. ATIACHMENTS 1. Planning Commission Resolution No. 3802 2. Planning Commission Resolution No. 3803 3. Planning Commission Resolution No. 3804 4. Planning Commission Resolution No. 3805 5. Planning Commission Resolution No. 3806 6. Planning Commission Resolution No. 3807 7. Planning Commission Resolution No. 3809 8. Location Map 9. Environmental Impact Assessment Form, Part II, dated August 16, 1995. 10. Notice of Prior Environmental Compliance, dated August 20, 1995. 11. Background Data Sheet 12. Local Facilities Impact Assessment 13. Disclosure Statement 14. Reduced Exhibits 15. List of Full Size Exhibits 16. Full Size Exhibits "A" -"SSS", dated September 20, 1995. A~PORT ,. .......... : • • • • • • • • • • • • • • • • • • • • • • • • • • • • ""''= : : .......... : .. . . . ,...... : • • • • • • • • • • • • : . . : : : .......... : : • • • • • • • • ........... MTIQ(JJTOSLAGOON • • FOUR SEASONS AVIARA RESORT MP 177(O)/LCPA 90-03(A}/SDP 86-02(8)/PUD 102(A)/ CUP 90-0S(A)/CT 95-02/HDP 95-11 • • ENVIRONMENTAL IMPACT ASSESSMENT FORM -PART Il (TO BE COMPLETED BY THE PLANNING DEPARTMENT) CASE NO. ___ MP _____ 1 ___ 77..._(0.._.) ___ _ DATE: August 16, 1995 BACKGROUND 1. CASE NAME: Four Seasons A viara Resort 2. APPLICANT: A viara Resort Associates 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2011 Palomar Airj,ort Road. Suite 206, Carlsbad. CA 92009 4. DATE EIA FORM PART I SUBMI'ITED: ____ M__,a,y_2 __ 3...,,-19 __ 9 __ 5 ____________ _ 5. PROJECT DESCRIPTION: Master Plan Amendment. Local Coastal Proifam Amendment, Site Development Plan Amendment. Conditional Use Permit Amendment, Non-residential Planned Unit Development Permit Amendment, Tentative Tract Map, Conditional Use Permit, and Hillside Development Permit to allow the replacement of some planned hotel buildings and a planned residential development to timeshare villages and a redesign of the hotel and S,POrts center sites, within A viara Planning Areas 2. 9, 10, and 11. in the City of Carlsbad. · SUMMARY OF ENVIRONMENTAL FACTORS POTENTIALLY AFFECI'ED: The summary of environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant ImpactH, or "Potentially Significant Impact Unless Mitigation IncorporatedH as indicated by the checklist on the following pages. _ Land Use and Planning _ Population and Housing _ Geological Problems Water _ Air Quality _ Transportation/Circulation Public Services _ Biological Resources _ Utilities and Service Systems _ Energy and Mineral Resources Aesthetics Ha7.ards Cultural Resources Noise Recreation _ Mandatory Findings of Significance 1 Rev. 3(28/95 • DETERMINATION. (To be completed by the Lead Agency). On the basis of this initial evaluation: • I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. 0 I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. 0 I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. 0 I find that the proposed project MAY have significant effect(s) on the environment, but at least one potentially significant effect 1) has been adequately analyzed in an earlier d<Xument pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT/MITIGATED NEGATIVE DECLARATION is required, but it must analyze only the effects that remain to be. addressed. D I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant eff~ in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR / MITIGATED NEGATIVE DECLARATION pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR / MITIGATED NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project. Therefore, a Notice of Prior Compliance has been prepared. IXI '6-1645 Planner Signature Date Date , { 2 Rev. 3(28/95 • I~es (and Supporting Information Sources): I. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? (#1, pgs 4-1 to 4-26; #2, pg 8) b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? (#1, pgs 4-1 to 4-26; #2, pg 8) c) Be incompatible with existing land use in the vicinity? (#1, pgs 4-1 to 4-26; #2, pg 8) d) Affect agricultural resources or operations (e.g. impacts to soils or farmlands, or impacts from incompatible land uses)? (#1, pgs 4-27 to 4-35; #2, pg 7) e) Disrupt or divide the physical arrangement of an established community (including a low- income or minority community)? (#1, pgs 4-1 to 4-26; #2, pg 8) II. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local population projections? (#1, pgs 4-1 to 4-26; #2, pg 8) b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or extension of major infrastructure)? (#1, pgs 4-1 to 4-26; #2, pg 8) c) Displace existing housing, especially affordable housing? (#1, pgs 4-1 to 4-26; #2, pg 8) 3 Potentially Significant Impact • Potentially Significant Unless Less Than Mitigation Significant Incorporated Impact Rev. 3/28/95 No Impact • • Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Is.sues (and Supporting Informaticn Sources): Impact Incorporated Impact Impact III. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ b) Seismic ground shaking? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ c) Seismic ground failure, including liquefaction? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ d) Seiche, tsunami, or volcanic hazard? (#1, pgs 4-150 to 4-156; #2, pgs 6 & 7) _x_ e) Landslides or mudflows? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ t) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ g) Subsidence of the land? (#1, pgs 4-150 to 4-156; #2, pg 6) ..x.. h) Expansive soils? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ i) Unique geologic or physical features? (#1, pgs 4-150 to 4-156; #2, pg 6) _x_ IV. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? (#1, pgs 4-110 to 4-118; #2, pg 6) _x_ b) Exposure of people or property to water related hazards such as flooding? (#1, pgs 4-110 to 4-118; #2, pgs 7 & 8) _x_ 4 Rev. 3/28/95 • I~es (and Supporting Information Sources): V. c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved oxygen or turbidity)? (#1, pgs 4-110 to 4-118; #2, pg 7) d) Changes in the amount of surface water in any water body?(#l, pgs 4-110 to 4-118; #2, pg 7) e) . Changes in currents, or the course or direction f) g) h) i) of water movements?(#l, pgs 4-110 to 4-118; #2, pg 7) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? (#1, pgs 4-110 to 4-118; #2, pg 7) Altered direction or rate of flow of groundwater? (#1, pgs 4-110 to 4-118; #2, pg 7) Impacts to groundwater quality? (#1, pgs 4-110 to 4-118; #2, pg 7) Substantial reduction in the amount of groundwater otherwise available for public water supplies?(#l, pgs 4-110 to 4-118; #2, pg 7) AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation? (#1, pgs 4-84 to 4-94; #2, pg 6; #3, pgs 5.3-1 to 5.3-12) b) Expose sensitive receptors to pollutants? (#1, pgs 4-84 to 4-94; #2, pg 6; #3, pgs 5.3-1 to 5.3-12) c) Alter air movement, moisture, or temperature, or cause any change in climate? (#1, pgs 4-84 to 4-94; #2, pg 6; #3, pgs 5.3-1 to 5.3-12) 5 Potentially Significant Impact • Potentially Significant Unless Mitigation Incorporated ~Than Significant Impact Rev. 3/28/95 No Impact .x .x .x .x _x__ _x__ _x__ • 15.5\les (and Supporting Information Sources): VI. d) Create objectionable odors? (#1, pgs 4-84 to 4-94; #2, pg 6; #3, pgs 5.3-1 to 5.3-12) TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? (#1, pgs 4-63 to 4-81; #2, pg 8; #3, pgs 5.7-1 to 5.7-21) b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? (#1, pgs 4-63 to 4-81; #2, pg 9; #3, pgs 5.7-1 to 5.7-21) c) Inadequate emergency access or access to nearby uses? (#1, pgs 4-63 to 4-81; #2, pg 9; #3, pgs 5.7-1 to 5.7-21) d) Insufficient parking capacity on-site or off-site? (#1, pgs 4-63 to 4-81; #2, pg 8; #3, pgs 5.7- 1 to 5.7-21) e) Hazards or barriers for pedestrians or bicyclists? (#1, pgs 4-63 to 4-81; #2, pg 9; #3, pgs 5.7-1 to 5.7-21) f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? (#1, pgs 4-63-to 4-81; #2, pg 9; #3, pgs 5.7-1 to 5.7-21) g) Rail, waterborne or air traffic impacts? (#1, pgs 4-63 to 4-81; #2, pg 9; #3, pgs 5.7-1 to 5.J-21) 6 Potentially Significant Impact • Potentially Significant Unless Less Than Mitigation Significant Incorporated Impact Rev. 3/28/95 No Impact .x_ .x_ .x_ .x_ .x_ .x_ .x_ • Issues (and Supporting Information Sources): VII. BIOLOGICAL RESOURCES. Would the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? (#1, pgs 4-119 to 4-150; #2, pg 7) . b) Locally designated species (e.g. heritage trees)? (#1, pgs 4-119 to 4-150; #2, pg 7) c) Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? (#1, pgs 4-li9 to 4-150; #2, pg 7) d) Wetland habitat (e.g. marsh, riparian and vernal pool)? (#1, pgs 4-119 to 4-150; #2, pg 7) e) Wildlife dispersal or migration corridors? (#1, pgs 4-119 to 4-150; #2, pg 7) VIII. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? (#1, pgs 4-94 to 4-110; #2, pg 7) b) Use non-renewable resources in a wasteful and inefficient manner? (#1, pgs 4-94 to 4-110; #2, pg 7) c) Result in the loss of availability of a known mineral resource that would be of future value to the region and the residents of the State? (#1, pgs 4-94 to 4-110; #2, pg 7) IX. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, chemicals or radiation? (#1, pgs 4-94 to 4-110; #2, pg 8) 7 • Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact _x_ _x_ _x_ _x_ _x_ _x_ _x_ _x_ Rev. 3/28/95 • Is.sues (and Supporting Information Sources): b) Possible interference with an emergency response plan or emergency evacuation plan? (#1, pgs 4-94 to 4-110; #2, pg 9) c) The creation of any health hazard or potential health hazard?(#l, pgs 4-94 to 4-110; #2, pg 9) d) Exposure of people to existing sources of potential health hazards? (#1, pgs 4-94 to 4-110; #2, pg 9) e) Increase fire hazard in areas with flammable brush, grass, or trees?(#l,pgs 4-94 to 4-110;#2, pg 8) X. NOISE. Would the proposal result in: XI. a) Increases in existing noise levels? (#1, pgs 4-81 to 4-84; #2, pg 8) b) Exposure of people to severe noise levels? (#1, pgs 4-81 to 4-84; #2, pg 8) PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? (#1, pgs 4-94 to 4-110; #2, pg 8) b) Police protection? (#1, pgs 4-94 to 4-110; #2, pg 8) c) Schools? (#1, pgs 4-94 to 4-110; #2, pg 8) d) Maintenance of public facilities, including roads? (#1, pgs 4-94 to 4-110; #2, pg 8) e) Other governmental services? (#1, pgs 4-94 to 4-110; #2, pg 8) 8 Potentially Significant Impact • Potentially Significant Unless ~ Than Mitigation Significant No Incorporated Impact Impact _x_ _x_ _x_ _x_ _x_ Rev. 3/28/95 • Issues (and Supporting Information Sources): XII. UTILITIES AND SERVICES SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? (#1, pgs 4-94 to 4-110; #2, pg 8) b) Communications systems? (#1, pgs 4-94 to 4-110; #2, pg 8) c) Local or regional water treatment or distribution facilities?(#!, pgs 4-94 to 4-110; #2, pg 8) d) Sewer or septic tan.ks?(#l, pgs 4-94 to 4-110; #2, pg 8) e) Storm water drainage? (#1, pgs 4-94 to 4-110; #2, pg 8) f) Solid waste disposal? (#1, pgs 4-94 to 4-110; #2, pg 8) g) Local or regional water supplies? (#1, pgs 4-94 to 4 110; #2, pg 8) xm. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? (#1, pgs 4-34 to 4-62; #2, pg 9) b) Have a demonstrable negative aesthetic effect? (#1, pgs 4-34 to 4-62; #2, pg 9) c) Create light or glare?(#l, pgs 4-34 to 4-62; #2, pg 9) XIV. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? (#1, pgs 4-157 to 4-167; #2, pg 7) 9 Potentially Significant Impact • Potentially Significant Unless Less Than Mitigation Significant No Incorporated Impact Impact _x_ _x_ _x_ _x_ Rev. 3/28/95 • Issues (and Supporting Information Sources): b) Disturb archaeological resources? (#1, pgs 4-157 to 4-167; #2, pg 7) c) Affect historical resources? (#1, pgs 4-157 to 4-167; #2, pg 7) d) Have the potential to cause a physical change which would affect unique ethnic cultural values? (#1, pgs 4-157 to 4-167; #2, pg 7) e) Restrict existing religious or sacred uses within the potential impact area? (#1, pgs 4-157 to 4 167; #2, pg 7) XV. RECREATION. Would the proposal: a) fucrease the demand for neighborhood or regional parks or other recreational facilities? (#1, pgs 4-94 to 4-110; #2, pg 9) b) Affect existing recreational opportunities? (#1, pgs 4-94 to 4-110; #2, pg 9) XVI. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wild life species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (#1, pgs 5-1 to 5-3; #2, pg 6) 10 Potentially Significant Impact • Potentially Significant Unless Less Than Mitigation Significant No Incorporated lmpact Impact Rev. 3/28/95 • I~es (and Supporting lnformati.oo. Sources): b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? (#1, pgs 5-1 to 5-3; #2, pg 6) c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? (#1, pgs 5-1 to 5-3; #2 pg 6) 11 Potentially Significant Impact • Poten!ially Significant Unless Mitigation Incorporated Less Than Significant Impact Rev. 3/28/95 No Impact _x_ • • XVII. EARLIER ANALYSES. The proposed resort project involves the replacement of approved hotel ancillary buildings and an approved multifamily residential development with timeshare villages on pregraded lots, and the redesign of the main hotel and sports center/restaurant sites. Earlier analyses on the potential impacts of the approved hotel and multifamily residential development can be found in two sources. Source No. 1 is the Environmental ~pact Report for the Aviara Master Plan (EIR 83-2(A)), dated December 8, 1987, which examined the potential impacts in the areas of land use, population and housing, geologic safety, water, air quality, transportation/circulation, biological resources, energy and natural resources, hazards, noise, public services, utilities and service systems, aesthetics, cultural resources, and recreation. Source No. 2 is the Conditional Negative Declaration for the Aviara Planning Area 9. Tentative Map (CT 90-10), dated August 30, 1990, which examined the potential impacts in the areas of land use, population and housing, geologic safety, water, air quality, transportation/circulation, biological resources, energy and natural resources, hazards, noise, public services, utilities and service systems, aesthetics, and cultural resources, and recreation. A third source of previous environmental analysis that applies to the proposed resort project is the City's Master Environmental Impact Report (MEIR 93-01), certified September 6, 1994. This document evaluated the potential adverse air quality and circulation impacts that would result from the buildout of the City's General Plan. The City's MEIR found that impacts to air quality and circulation are significant and adverse and the City Council adopted a statement of overriding consideration. The proposed resort project is consistent with the General Plan and as to those effects, no additional environmental document is required. Upon review of the current proposal, it has been detennined that, with the proposed replacement of some uses and proposed site redesign, there will be no additional significant effects that were not analyzed in the · previous environmental reviews. The current proposal conforms to the parameters established through the previous reviews and all adjustments necessary to reduce impacts to a level of insignificance have already been implemented or are incorporated into the project design. Therefore, no mitigation measures are required with this proposal. 12 Rev. 3/28/95 • • DISCUSSION OF ENVIRONMENTAL EVALUATION 13 Rev. 3/28/95 • • LIST MITIGATING MEASURES {IF APPLICABLE) ATTACH MITIGATION MONITORING PROGRAM {IF APPLICABLE) 14 Rev. 3/28/95 • • APPLICANT CONCURRENCE WITH MITIGATION MEASURES Date TIUS IS TO CERTIFY THAT I HA VE REVIEWED THE ABOVE MITIGATING MEASURES AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT. Signature ', 15 Rev. 3/28/95 • • City of Carlsbad ■ £16111 , •• ,,. 1 ·l4·klli, ,t§ ,ii PUBLIC NOTICE OF PRIOR ENVIRONMENTAL CO:MPLIANCE Please Take Notice: The Planning Department has determined that the environmental effects of the project described below have already been considered in conjunction with previously certified environmental documents and, therefore, no additional environmental review will be required and a notice of determination will be filed. · Project Title: FOUR SEASONS A VIARA RESORT -MP 177(O)/LCPA 90- 03(A)/SDP 86-2(B)/CUP 90-05(A)/PUD 102(A)/CT 95-02/CUP 95- 08/HDP 95-11 Project Location: South of Alga Road, between Black Rail Court and Finch Lane, in the Aviara· Master Plan, City of Carlsbad, County of San Diego, State of California. Project Description: Master Plan Amendment, Local Coastal Program Amendment, Site Development Plan Amendment, Conditional Use Permit Amendment, Non-residential Planned Unit Development Permit Amendment, Tentative Tract Map, Conditional Use Permit, and Hillside Development Permit to allow the replacement of some planned hotel buildings and a planned residential development to timeshare villages and a redesign of the hotel and sports center sites, within Aviara Planning Areas 2, 9, 10, and 11. Justification for this determination is on file in the Planning Department, Community Development, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within twenty (20) days of date of publication. DATED: CASE NO: ,,. APPLICANT: PUBLISH DATE: MG:kr August 20, 1995 Planning Director MP 177(O)/LCPA 90-03(A)/SDP 86-2(B)/CUP90-05(A)/PUD 102(A)/ CT 95-02/CUP 95-08/HDP 95-11 AVIARA RESORT ASSOCIATES August 20, 1995 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 • BACKGROUND DATA SHEET • CASE NO: MP 177(O)/LCPA 90-03(A)/SDP 86-2(B)/PUD 102(A)/CUP 90-05(A)/CT 95-02/ HDP 95-11 CASE NAME: Four Seasons Aviara Resort APPLICANT: Aviara Resort Associates REQUEST AND LOCATION: A Master Plan Amendment and Local Coastal Program Amendment to revise planning area boundaries and uses; a Site Development Plan Amendment to redesign the hotel and sports center/restaurant sites; a Conditional Use Permit Amendment to revise the shared parking agreement; a Tentative Tract Map and Non-residential Planned Unit Development Permit Amendment to allow 240 timeshare units in three villages, and an exclusion to the requirements of the Hillside Development Ordinance to allow the regrading of manufactured slopes with over 40% inclination, within Aviara Planning Areas 1, 2, 9, 10, and 11, located on the south side of Alga Road, between Black Rail Court and Finch Lane, in Local Facilities Management Zone 19, City of Carlsbad, County of San Diego. LEGAL DESCRIPTION: Portions of lots 87, 88, 89 and 232 of Carlsbad Tract No. 85-35, Phase I Unit B, according to Map No. 1241 0, filed Tune 29, 1989; Lots 2,4,5,6, 7 ,8,9 & portion of lot 10 of Carlsbad Tract 85-35, Phase I, Unit A, according to Map 12409, filed Tune 29, 1989; a portion of parcel 2, according to Parcel Map 16451, filed April 15, 1991; all in the City of Carlsbad, County of San Diego. APN: 215-612-01,02,03,12; 215-592-02, 04 to 09 Acres: 78.5 Proposed No. of Lots/Units: n/a (Assessor's Parcel Numbers) GENERAL PLAN AND ZONING Land Use Designation _T=R==-=RM=...;;a:O=S"------------------------ Density Allowed 4 -8 du/ ac Density Proposed--=n __ / __ a __ _ Existing Zone ____ P_-C __________ Proposed Zone __ P __ -_C ___ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Site North South East West Zoning P-C P-C P-C P-C P-C PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Land Use Partially developed hotel Multifamily residential Golf Course Golf Course/ open space Open Space Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) _6.a..46::;..;a.;.•.a..1..aaE=Da...U=------------------ Public Facilities Fee Agreement, dated _,M=a.,_y_.l""'0 .... , -=-1""'99""'5"------------------- ENVIRONMENTAL IMPACT ASSESSMENT _ Negative Declaration, issued ________________________ _ _ Certified Environmental Impact Report, dated __________________ _ Other, Prior Environmental Compliance, dated August 20, 1995 • CITY OF CARLSBAD • GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: FOUR SEASONS AVIARA RESORT -MP 177(O)ILCPA 90-03(A)ISDP 86- 02(8)/CUP 90-05(A)ICT 95-02/PUD 102(A)IHDP 95-11 LOCAL FACILITY MANAGEMENT ZONE:-12._ GENERAL PLAN: TS/RM/OS ZONING: P-C -Aviara Master Plan DEVELOPER'S NAME: A viara Resort Associates ADDRESS: 2011 Palomar Airport Road, Suite 206, Carlsbad, CA 92009 PHONE NO.: (619) 931-1190 ASSESSOR'S PARCEL NO.: 215-612-01,02,03,12; 215-592-02,04-09 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ....:.7-=8.:.:..5-=a=cr.:.:es"------- ESTIMATED COMPLETION DATE: A. City Administrative Facilities: Demand in Square Footage = NIA B. Library: Demand in Square Footage = NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 646.1 EDU D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = NIA Identify Drainage Basin = D (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 4,826 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. =. 2 and 4 H. Open Space: Acreage Provided -NIA I. Schools: N/A (Demands to be determined by staft) J. Sewer: Demand in EDUs -646.1 Identify Sub Basin -NIA K. Water: Demand in GPD -646.1 EDU '. • • City of Carlsbad I Rhililii,f. i •24·$1,i, ,t§ ,i I DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON AU APPLICATIONS WHICH WILL REQUIRE DISCRE'TJONARY ACTION ON THE PART OF THE CrN COUNCIL, OR ANY APPOINTED BOARO, COMMISSION OR COMMITTEE. (Plea.,e Prim) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial Interest In the application. Aviara Resort Associates Limited Partn_e_r-s-b~i~p~,-----------a California limited partnership 2. Owner List the names and addresses of all persons having any ownership interest In the property in\'.olved. Aviara Resort Associates Limited Partnership, a California Jimjted partnership; Ayiara Land Associates Limited Partnership, a Delaware limited partnership; Aviara Land Company, a Delaware corporation; Republic Develoement Company, a Califo~r~n~i~a~c~o~r=p~o~r~a~t~i~o~n~;.--:ia~nr.a:1---- Four Seasons Aviara Resorts Investment Limltea Partnership 3. If any person identified pursuant to (1) or (2) above Is a corporation or partnership, 11st the names and addresses of all individuals owning more than 10% of the shares In the corporation or owning any partnership interest in the partnership. Should any public official wish to verify that they do not have a conflict of interest with the owner~s} of this project, the applicant will place this information on file with the office of the City Attorney. 4. If any person Identified pursuant to (1) or (2) above Is a non-proftt organization or a trust, 11st the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. · N/A FAM0001 12/91 _______________ ___: ___________ --:-:""'.'"":~-:'."':~--:-:::-:- 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 • • (Over) Disclosure Statement Page 2 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commiss;x: Committees and Council within the past twelve months? Yes _ No If yes, please indicate person(s) __________________ _ Person 11 defln~ u: 'Any Individual, firm, copartne1'9hlp, Joint venture, ueoclation, eoclal club, fratemal Ofganlzation, corporation, Ntate, truet, receive , syndicate, Ihle and any other county, city and county, city municipality, dletric:t or otti.r polltlcal eubdlvlelon, or any other group or combination acting u • unit.' (NOTE: Attach additional pages as necessary.) Same Signature of Owner/date Print or type name of owner FRM0001 12/91 Signature of applicant/date Print or type name of applicant AVIARA RESORT ASSOCIATES LIMITED PARTNERSHIP, a California limited partnership By: Aviar·a Land Associates Limited Partnership, a Delaware limited partnership, General Partner By: Company, orporation, ner • \ , l \ I \ -~ ---~ V1LLA 11.DG. TVPI! • 25-y It 4U-41 VILLA 11.DG. TVPI! ■ ss.v 14 'Uollo M VU.I.A IIU)Q. TVPI! • ,..,....,.. 17 6Unl• IOI VU.I.A ILDG. TVPI! IVI SlnitolS.V s I Uollo • romt .. NO V1U.A 1111MCU ILDG. Ml I...., 10 VII.I.NZ C!NT!II • 1...., 7 llfCEPT10N lll.0QS. TO'/i\L 17 OIIAND11'7llL •-•--•- 6S NO RESORT SITE PLAN I FOUR ~~l'f~ ~S~RT CLUB ! ~· _.,.,. ............. ICAU__._t M---- IIJll'WIJlo--11!!!,_IIIIIVlm,_.__ ••1" I .... Elfll•.,...11,1,11111, nenaftl "-OtfMV'CW, -• _._ ... _.._"'°' ~ I . ,.-- 1 ,·-·' ·, / ..... _ .. I i i i ,,_. .,.,...,, .. ., ........ ...,. .. fttl N , .. till .... 1., ....... le,. V'IHl"'«11N .. _.. .. ,,. W _., ti ... ,,,i ..... ,.._.,._, .. '" ,.... -.,11 ·• Ill 9f""'t lllil lll'WII ·• ..,,,..,M ttr ,,.. ,..,., .. •• ,.._,, -. .... NOL TE and ASSOCIATES, Inc. Engineers / Planners / Surveyors 1..-::.. L-:. t..-=:-L~ e.-.-: :.-..:: &:~-L-:::- S...t K-ny V1h !load. Suite :,OS, s ... 01e10. CA 9203 11PORT11 cLue I TENTATIVE MAPIIIITli DEVELOPMENT PLAN AVIARA -- ---- ,._o,...,..ww - Dl~----lftO,&IICIII __ L--::.. L-:. t..-:-.:-L-:::9 L•.:::. e..-.::: 1::-..-I.-=:-' -· ICHmy v .. R ... d. -· 305, Sen Dt.10. CA t2U3 FOUR SEASONS RESORT at AVIARA I HOTEL TENTATIVE MAP/BITE D£VELOPMEHT PLAN AVIARA -- I I I I .. ,., .. __ __,,.....,_..., 01114WM .,_., JWftNQWI ,u,nNYISW WM CAUTION, l"9 .,_.....,,, ... ,~ ...... ,._,. .. Mil H ,.,,._... f9'. w IHII 1"• .,._wlHflaN dl1,._, I• If •H• If ,,._,. "9'11, Al cti....-1 te IN pltftt ,_,., ................ , .. ..., .... ,, ... ,,,."'., .......... ,.. ~ ClM1rAL u11.1rr Ii ACXl'SS CASDJlNT 01,(Jf LOTS ,0 MfU H. l'Olt ltFOQPNWr 1t ~ 1lAI( sec swcr • Pl: / NOLTE and ASSOCIATES, Inc. Engineers / Planners / Surveyors ~ L-:. !.-:--L~ :-.:::. i:-.::: e:=..-t.-:::.- S46t KHmy v• RMd. -• 305. Sen 01■10. C.\ 93123 \ I / 1 /( / FOUR SEASONS RESORT at AVIARA NORTH Vil.LACIE I SIT& DEVELOPMENT PLAN/TENTATIVE MAP AVIARA ,, ,, / / / 5 -- NOIR: ____ , ___ _,, _,.At UIIJTY a ACaSS C-r Olfll'LOTSM Hiil.,,_ ______ ..a,. --',,. .. ..,,,.. ,,,. -~ ,'!!.,. ,... DATI.~ ..... ~ ICM.1,-----.__1 ti _&a_ ........ ---111t_..Nfh'IOl,--l!IL_ oAUTIOII, e, 9t NOL TE and ASSOCIATES, Inc, !:: ~..:,:1 .. ".":.• ,'::.' ::. ~~~==::==+==================: 11(""'11 -Engineers / Planners / Surveyors :::_.-....,---:=,.m;:•:"".,-"'-""-a' I :!:!~~~• -:r::~:.: •=••.,.: ~i:[::~\:_::::.l.::::.::.::.::::.::.::.:.::.::.::.::.::.::::::.if-1._-__ i:_-::-___ t: __ ---'!!.-t:--:=-_ _;:.. ___ .-:_t: ___ -__ t:..;•c..--_--t:.!.--_-f INII •• ~ wrk"'t..,, ..,., ••• ..,ft .. l-',).--'-4---1------------i f'\.0'' ... _..... ______ _ ,,. ,,.. r.,.,., •• ,,.., • .....,. &46t ICeemy VIie Road. SY11e )05. Sen Dt!110. CA 92121 'fl@ FOUR SEASONS RESORT at A VIA.RA I EAIIT VLLAGE TENTATIVE MAP/Ill~ DEVliLOPMENT l'l.AN AVIARA • ~/ ,(, I St<EET 6 I j, 7 - NOif'$: """""5E11 CVEl'A! CJIIUTY•Ac>:ns ~r OtOt LOTS ~I. M ~ 4' FrJlt __,y • OIi-llM( SEC YiECT Ill --.. • 1· K ,: ,,,. / ""-' .... ..,...., necsue- ~o,TM""' -DI.._, ___ "'°'--.__. / / -· I I ,J ( I .J ---, ,--\...-- I I I / I .J FOUR SEASONS RESORT at AVIARA I WEST VLLAOE TENTATIVE MAP/81TE DEVELOPMENT PLAN AVIARA 'll@ SHEET 7 - 1111 !''1'11 1,1 l ,:ir,r I f r • lf'•r HICH tNT•Y MONUMIUf'T •tsTAU•4NT MnTo• COUIIT wnH----..JJJLL SPK14Lr4Yl"'C 0 =--=- 0 ===- 151 ~t = - .:.. = . '.! -~- Aviara Sports Club CA."UIAD. CAllrOfl.HI-' tmnn.A• rm•Y c .. ,,. ""'"' , ... ""'"' 4Nh SPtCl4L PAYINC •L•Hlou_..,., •• • r. , .. ' ,•. t" IIIGl•IDE SID[\YALK, J'• r \VJDE SIPt:.\YALK•~:NTflY \U,Ll.S CE~~='i"r.~1g; CIIILOIIIF.N'5 Sr !rA lllECllEATIOtcAL LASH rooL TEAIIACED SWIMMlttG POOL S'• ... HIGII Of'EN f'LAN'T£111 WAI.LS ' lr<TUSF.CTION ,.,:•:TAL POOL fF.NCE S. r \VIDE DEC SPF.CIAL PAYlf'IG OMPOSED GRANITE TIii.AiL TO flttCH LAtlE UN01s1u,n11.o OS-EN SPACE 0 • FOUR SEASONS RESOR·T CONCEPTU AL LAN NORTH VIL~;G~APE PLAN CfllLDllEN'S TOT I.OT WITII PATIO AJIF.A Af\10 IAll•■·CUF. COOK-TOP COUl'fTU CIIILDllf:f\l'S 51'1.ASH ronL ... !'• r WIDE MF.A~PF.IUNG SIDF.WALIC \. GUEST ACCF.SS TO PAllKING AllF. , ..... men ENTRY WALU I AVIARA FOUR SEASONS RESORT CONCEPTUAL LANDSCAPE PLAN WEST VILLAGE • fLOWEIUNG SllllUII! AtlO GllOUf'ID COVER A•EA PLANTADLE llETAltllf'40 WALL • -~-=-,------,• .... WIPE D£Cm1roSEI> GRAf"illE 1"11AIL PLANTAftl.E llFTAltllNG WALL .. -00, , •• t'" mr.11 ENTRY Mo,u~rF.NT ----- MOTOll-COUllT WITH srr.CIAL P'A\l!"IC AND LAGOON WATEll f"lATUltt I AVIARA FOUR ·----__, ,;-•✓ -~ 15•} ' ~ _ ~-. \ I I I ,, ----~--,': ,,,,,.. '• FLEVATFD TFRRACE WITH CASUAL SF.A.TING ' -__. -f • -r \.._-/ AND SIIAUF. TRF.Ll,lOli I I .,-------=-;:,._;.-"-:;·~------''----UAl"fDICAP ACCF.SS ltAMr ' ,.. -., ~---'---'--'--J.-~--U'CltF.ATIONAL SWIMMINO root. WITU rALM ISLANDS ANO SUNNING PF.CK ,----c'---,!-..L-'L-+-+--ltAISED PLANTEltS WITH PALM IIOUQUETS rc--'-'-f--'"---'----L--+--!--CIIILDltEN':'i 5rl.A!UI root. WITII SUJUtOUr,,iOINC \YATFR°FF.ATUllE 1---'_,,.,._...,..__,,..:.~-f--.-CASCADING WATER f'EATUllF. TO GOLF COUltSE IIF.LOW ----- I ', I ' - CUl•~,:T ACCF.SS TO rA1tKINf1 AltF.A YIIIICULAlt. ENTRY OATD WITH 6'-r ltlf:11 DF.COIUTIYE WALL ANO Sl'F.CIAL rAYING SEASONS RESORT CONCEPTUAL LANDSCAPE PLAN EAST VILLAGE ,m E8 rLrl ~~=~"-,.._c-__ _ ..,._...,c,.,nn-"'_1,...,.,._,_ ..... , • A B C D E F G H I J K L M N 0 p Q R s T u • • JF(Q)ID'IR §~(O)N§ A~ ffilE§(O)lllf )1]I§JT (O)JF )Em]]]]3filr~ Cover Sheet Key Plan Sports Center site and grading plan Hotel site and grading plan North Village site plan East Village site plan West Village site plan North Village grading plan East Village grading plan West Village grading plan Composite landscape plan Hotel planting plan Hotel water conseivation plan Sports Center planting plan Sports Center water conseivation plan East Village planting plan North Village planting plan West Village planting plan Planting legend East Village water conservation plan North Village water conseivation plan V w X Y-DD EE-FF GG-11 JJ KK LL MM NN 00-QQ RR-SS • West Village water conseivation plan Slope analysis Slope cross sections Hotel floor plans Hotel elevations Sports Center floor plans Sports Center elevations Composite Resort site plan North Village site comparison West Village site comparison East Village site comparison Village site section comparisons • North Village Center floor plans and elevations TI -UU West Village Center floor plans and elevations VV -ZZ Villa 1 floor plans, elevations, and sections AAA -EEE Villa 2 floor plans, elevations, and sections FFF -JJJ Villa 3 floor plans, elevations, and sections KKK -000 Villa 4 floor plans, elevations, and sections PPP -SSS Reception/Recreation Center floor plans and elevations @1,-__:IOUllEAS====T'-'B.EV="-'A"-':nat==--- • @--"-===•..:.T-=B.EV=:.:.A:..:TIOM==--- • ___ __i,_....... '"l,..i!Jlll~~tll-=:---&-l---•-""-1-.LJ --. ____,____,_,,, @f----'aountWE===•ccT....ca.EV=~"~TIOM=~- @ Lr-,..._r-9 . . . . ____ ______ __ • _Four~~~ l\viara @ aounEAIIT -CXXIITYAIII B.EYATION ® ~TaiYATION (b)t--~WE8~~T_ELEV __ A_T10N __ _ ®,__..:ELEV=:..:A:..:TION=c.:A.:.:Tc.;IEAL==TH=-"CUJ8='--- ® -B.EVA110N LOllaY LOUNCIE @t---=B.EV=~A~TION=..:A""T-'C==ART=.::c•..:./..:8A=GII"'--- .. ,,,unnne::::niuummllllllllllilllllllllllii:111m11111"::::~uitu,;~i ri•r,·r,·r,·r,·r.,1 '" ::Ill:: ::111::::111:: ::Ill:: ::Ill:: "I .,:::I 1::::1 1::::1 1::::1 (::::I la::j cm~;J1 "F @t--_EA9_T_aiY __ A_TION __ _ 8::c~~;;r-1 @ • r.f: ~ ---IIOUTIEAIT ENTRY CXXIITYAIII B.EYATION8 •• • © NOTE: EXlBIIOII ElEWlTIOHS -AS APPROVED -~ NORTHWEST B.EVA110N . .,,.,..,.. • ---80UTI-Nt'EST B.EVA110N . h •• 80U11-EAST B.EVA110N • NORTtEAST B.EVA110N • Avi~!!5 Club I • SIDE ELEVATION VIEW ELEVATION ENTRY ELEVATION T\\OSTORY VILLA BLDG. TYPE I 111· • 1'•0" • FOUR SEASONS RESORT CLUB ·AVIARA· ■ Wimberly AJliaoa. Tong &Goo ................... I • SIDE ELEVATION VIEW ELEVATION ENTRY ELEVATION THREESTORV VILLA BLDG. TYPE 11 1,r,1•-v • FOUR SEASONS RESORT CLUB ·AVIARA· ■ Wimberly AlliaoD Tong &Goo : \111,U, .............. I • SIDE ELEVATION VIEW ELEVATION ENTRY ELEVATION THREE STORY STEPPED VILLA BLDG. TYPE Ill 1,a-.1·4 • -- I _,,_ FOUR SEASONS RESORT CLUB ■ Wimberly Al.liHa 11,111 ;;::;:;-' &. Goo ·AVIARA· •\l&&.A■ ...... ,-- I • VIEW ELEVATION ENTRY ELEVATION NO STORY SINGLE VILLA BLDG. TYPE IV 111· • 1'·0' • SIDE ELEVATION SIDE ELEVATION FOUR SEASONS RESORT CLUB ·AVIARA· ■ Wlaberly Alllaoa To111 ;;:;;:;_, & Goo • • NORTH ELEW,TION IOUTH W!""TION WEST ELE""TION EI.EW,TIONS RECEPTION AND RECREATION BUILDING 1/Ji"•r-cr ,. FOUR SEASONS RESORT CLUB ·AVIAR,A· ■ Wimberly Alliaoa To111 ;;::::-&Goo --............... ,_._