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Home My WebLink About2002-05-15; Planning Commission; ; SDP 96-01B|CDP 96-02B - GRAND PACIFIC PALISADES RESORTihe City of Carlsbad Planning Departmc A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: May 15, 2002 Application complete date: November 10, 2001 Project Planner: Christer Westman Project Engineer: N/A SUBJECT: SDP 96-OKBVCDP 96-02(8) - GRAND PACIFIC PALISADES RESORT - Request for an amendment to a Site Development Plan and a Coastal Development Permit to extend the deadline for the issuance of building permits for 24 hotel units and to convert four hotel rooms into meeting space within the Grand Pacific Palisades Resort property located at 5805 Armada Drive in Local Facilities Management Zone 13. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 5143 and 5144 RECOMMENDING APPROVAL of the amendments to extend the deadline for the issuance of building permits for 24 hotel units and to convert four hotel room into meeting space within the Grand Pacific Palisades Resort based on the findings and subject to the conditions contained therein. II. INTRODUCTION In June of 2000 approvals were granted by the City Council to the Grand Pacific Palisades Resort project for the construction of 24 hotel units. A standard code reminder and a special condition on the Coastal Development Permit specified that building permits were to be issued for the 24 hotel units within two years of the City Council approvals. If the required building permits were not issued the project approvals would expire. The applicant knows that a request for the building permits will not happen before the expiration date and has therefore asked for an extension of time through these amendments. Additionally, the applicant has requested to convert four ground floor hotel rooms of the 24 hotel rooms into meeting space. III. PROJECT DESCRIPTION AND BACKGROUND The request for a time extension involves the issuance of building permits for 24 hotel units within the Grand Pacific Palisades Resort. The Grand Pacific Palisades Resort was approved in September 1996 as a timeshare property. In June 2000, an amendment to the approvals was granted to delete 3,218 square feet of future restaurant space from the resort plans in exchange for 24 hotel units. A standard condition was included in the Coastal Development Permit resolution for the hotel units requiring building permits to be obtained within 24 months from project approval. SDP 96-01(B)/CDP 96-01, ,) - GRAND PACIFIC RESORT May 15,2002 Page 2 Timeshare construction at the Grand Pacific Palisades Resort is in its final stage. The applicant has indicated that it is their intention to begin construction of the hotel units once the timeshare units have been completed. The applicant has not begun to prepare construction documents for the 24 hotel unit phase and does not desire to begin construction of the 24 hotel units while the property is impacted by construction activity for the final timeshare phase. The request to convert hotel rooms into meeting space involves four of eight ground floor units within the future expansion. The meeting space will be fully contained within the approved footprint of the expansion. Two meeting rooms of 800 square feet each are proposed. IV. ANALYSIS Time Extension The condition requiring the issuance of building permits within two years of approvals is typical for all projects within the Coastal Zone. The time limit creates a window of opportunity to re- evaluate approvals which are not being implemented and to abate approvals which may no longer be appropriate due to changed circumstances. Regarding the applicant's request for an extension of time to pull building permits, there have not been any changes to local ordinances, there has been no change of circumstances in relation to coastal resources, or to the overall vision for development within the Carlsbad Ranch which would suggest that an extension of time would be inappropriate. Staff is therefore recommending that the extension of time be granted. The applicant has requested a five year extension, however, staffs recommendation is for an additional three years which is in compliance with Section 21.201.200 of the Carlsbad Municipal Code. Room Conversion Recently the applicant has found that there is a substantial demand for meeting space, especially for guests staying at the resort. Therefore, to meet this demand it has been requested that four of the proposed 24 hotel units be converted into two meeting rooms with a total area of 1,600 square feet. Staff is recommending approval of the proposed conversion. The exterior elevations of the meeting rooms will be identical to the adjacent hotel units, so that there will be no change to the exterior appearance of the building. The meeting space is proposed entirely within the existing approved footprint of the building. Conversion of the rooms to meeting space will not alter pedestrian flow through the buildings. The change of use will increase the onsite parking requirement. When the Grand Pacific Palisades project was originally reviewed in 1996, the parking requirement (519 spaces) was a result of the sum of the individual uses proposed onsite. Because the proposed restaurant and meeting space qualified for "Joint Use", an 11 % reduction in parking was approved for a total requirement of 462 onsite parking spaces. SDP 96-01 (B)/CDP 96-02v^) - GRAND PACIFIC RESORT May 15,2002 Page 3 PARKING TABLE Timeshare/Hotel Units Restaurant Restaurant Patio Meeting Rooms Hotel Administration Total With 11% reduction Quantity 271 4,000 2,678 940 4,600 1,379 Parking Ratio 1 .2 per unit 1 per 100 square feet 1 per 50 square feet 1 per 50 square feet 1 per 100 square feet 1 per 250 square feet Requirement 326 40 54 19 46 6 491 437 The parking requirement for all existing and proposed uses equals 491. Comparing this total to the original approvals shows us that the parking demand will not exceed the original expectation for the site of 519. Restaurant and meeting space still qualify as "Joint Use" and therefore an 11% reduction in required parking for a total of 437. In addition, the proposed conversion will not cause a greater impact to the road system than what was originally approved. The sum ADT of all original uses was anticipated to be 3,600 and the ADT for all existing and proposed uses equals 3,472. V. ENVIRONMENTAL REVIEW It can be determined with certainty that an extension of time for the issuance of building permits and conversion of four hotel units into meeting space will not have a significant effect on the environment. No further analysis is required to satisfy the California Environmental Quality Act (CEQA). The proposal qualifies as a general rule exemption pursuant to Section 15061(b)(3) of the State CEQA Guidelines. ATTACHMENTS; 1. Planning Commission Resolution No. 5143 (SDP) 2. Planning Commission Resolution No. 5144 (CDP) 3. Location Map 4. Disclosure Statement 5. Background Data Sheet 6. Planning Commission Resolution No. 4732 dated April 5,2000 7. Planning Commission Resolution No. 4733 dated April 5,2000 8. Exhibit "A" CW:cs:mh S/7£ GRAND PACIFIC PALISADES RESORT SDP 96-01 (B)/CDP 96-02(B) DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board. Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other count), city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, 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 (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person NA Title Corp/Part_ Title Address Address OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e. partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, 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 (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Tim Stripe & David Brown Title Co-Presidents Address Corp/Part Grand Pacific Palisades, LLC Title Address 5900 Pasteur Court. Suite 200 Carlsbad. CA 92008 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 11}) NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. I certifyJhat all the above informatio.n is true and correct to the best of my knowledge.' Signature ufbwrler/date'^7 -*'' V' """""*' Signature of applicant/date Tim Stripe Print or type name of owner Print or type name of applicant Signature of owner/applicant's agerifTTapplicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 BACKGROUND DATA SHEET CASE NO: SDP 96-OKBVCDP 96-02fB) CASE NAME: Grand Pacific Palisades Resort APPLICANT: Grand Pacific Resorts. Inc. REQUEST AND LOCATION: Request for an amendment to a Site Development Plan and a Coastal Development Permit to extend the deadline for the issuance of building permits for 20 hotel units and 1.600 square feet of meeting space within the Grand Pacific Palisades Resort property located at 5805 Armada Drive in Local Facilities Management Zone 13. LEGAL DESCRIPTION: 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. APN: 211-022-12-00 Acres: 12.2 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: Travel/Recreation Commercial Density Allowed: N/A Density Proposed: N/A Existing Zone: C/T-O Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: General Plan Current Land Use Site C/T-Q TR-C Hotel North O-Q/RM-Q O/PI Office South OS OS Flower Field East C/T-Q TR-C Legoland West OS OS Flower Field PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 16.8 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated XI Other, General Rule: Not subject to CEOA EXISTING MEETING ROOMS (PER SOP 96-01) EXISTING ILDING A TEL ~-+~--Hl-~-+f-~~~*IHOTELROOM : WITH EXECUTIVE 1 SUITE WITH 1 KITCHENEITE I 1 (3 TOTAL) I I I I I I I I I I I I (PER S 96-01) CITY OF CARLSBAD Grand 20 40 Pacific Palisades Resort Hotel Expansion 21 FEB 02 98027