Loading...
HomeMy WebLinkAboutRP 84-03; Carlsbad Inn; Redevelopment Permits (RP)4 plicant Submittal Date bruary 23^ 1984 SUPPLEMENTAL STAFF REPORT DATE: NOVEMBER 14, 19 84 TO: DESIGN REVIEW BOARD FROM: Redevelopment Office SUBJ: RP/CUP/CP 84-3 and CT 84-6 - CARLSBAD INN - HISTORICAL COHN HOUSE (Fidel's Restaurant)- Review of alterations to historic Cohn House and its compatibility with surrounding structures. I. RECOMMENDATION: It is recommended that the.Design Review Board APPROVE the alterations to the Cohn House site as shown in Exhibits A thru C. II. PROJECT DESCRIPTION AND BACKGROUND At a joint meeting of the Design Review Board and Planning Commission on March 28, 19 84, Resolution No. 033 was adopted APPROVING RP/CUP/ CP 84-3 and CT 84-6. This action was forwarded to City Council/ Redevelopment Commission and approved on April 17, 19 84. The application was for a Redevelopment Permit including a Conditional Use Permit and a Condominium Permit to construct a mixed-use resort complex including 132 time share condominium units, a 66- unit hotel, a restaurant and retail shops project on four acres at the southwest corner of Carlsbad Boulevard and Elm Avenue. The approvals stipulated that the historic Cohn House remain a part of the project, with any modifications to this house to be brought back to the Design Review Board before it is initiated. The Design Review Board also expressed a desire to see how the structure would be integrated architecturally into the whole project. Discussions at the public hearings centered on the portion of the original structrue to be removed. It was accepted that the portion to remain would be as shown on the site plan. Exhibit C. III. DESIGN AND ARCHITECTURE All alterations to the structrue incorporate the Spanish/Mediterranean architectural style of the original building. The southern 20% of r the structure has been removed as approved. The most substantial exterior changes occur in the north and northwest quarters of the building. The terrace room is an addition to the north western facade. Additionally, the roof line over the northern quarter will be altered to include a linear parapet with skylights. The outdoor patio (east elevation) will remain substantially the same with a new wall replacing the existing enclosure. All renovations incorporate features that remain faithful to the original house. Staff feels the applicant has fulfilled the condition of approval to retain the historic Cohn House and integrate it into the overall project. CHRIS SALOMONE ATTACHMENTS: Excerpts from Regional Historic Preservation Study April 1980 Housing and Redevelopment Commission Agenda Bill dated 4/17/84 w/attachments Excerpt CPO At^^l 19 80 100 Excerat CPO April 19 80 ROYAL PAIMS MOTEL (ALFRED COHN HOUSE) Description A one- and two-story wood frame and stucco, Spanish-style residence; it was later converted to carmercial use. Several buildings have been added since 1945, including the chapel and five free-standing bungalows. History Albert Cohn, a chain grocer from Los Angeles, bought this five-acre parcel from Alexander Shipley in 1927 and set out with his wife, Isabel de la Valle, to construct their dream house. It took two years to complete the house and the extensive gardens with a specialized aviary. They carefully selected such things as imported Danish-carved doors, tile and granite slate for the 26 by 40-foot living room. Cohn died in 1938, and his wife in 1942 or 1943, and the estate was sold to the Casey family. It was developed into a restaurant and inn which became popular with many Hollywood personalities. The Lee family owned the property for a short time, and in the 1940's it became known as the Royal Palms. About this time, the five bungalows were added. Lawrence and Caroline Felt purchased the property in 1950 and added a Meditation Chapel which is known today as the Royal Palms Wedding Chapel. The property was the setting for early "Zorro" tele- vision episodes. Tbday, 22 rooms, two apartments, a Villa Suite, five bungalows and a restaurant are open to the public. The house is sub- stantially unchanged from its original construction. Address 3001 Carlsbad Boulevard 101 • J APPLICATIoHluaMITrAL DATE: FEBRUARY 23, 1984 STAFF REPORT DATE: March 28, 1984 TO: Design Review Board/Planning Commission FROM: Land Use Planning Office SUBJECT: RP/CUP/CP 84-3 AND CT 84-6 - CARLSBAD INN - Request to allow construction of a mixed use resort complex including; 132 time-share condominium units, a 66-unit hotel, a retail building, and a restaurant, all located on the entire city block at the southwest corner of Carlsbad Boulevard and Elm Avenue. I. RECOMMENDATION It is recommended that the Design Review Board/Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Design Review Board Resolution Nos. 033 and Planning Commission Resolution No. 2263 recommending APPROVAL of RP/CUP/CP 84-3 and CT 84-6, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The proposed project involves the development of the four acre city block between Carlsbad Boulevard and Ocean Street, and Elm and Oak Avenues. The Royal Palms Motel and Fidel's Restaurant presently exist on the site. Development of the property can be divided into the following four categories, as shown graphically on Exhibits "A" and "B": 1) 132 time-share condominium units, in four three-story buildings, with a semi-subterranean parking garage. Two of the buildings are proposed along Elm Avenue, separated from the two buildings on Oak Avenue by a large, central landscaped area, proposed for various passive recreation activities. The grade of the lot precludes the construction of a totally subterranean parking garage. The Ocean Street frontage is approximately 10 feet lower than the interior of the site. As a result, the garage will be totally above-grade along Ocean Street, and totally underground at the east end of the time-share buildings. Vehicular access to the garage is provided on both Elm and Oak Avenues. 2) A 66-unit, three-story hotel located toward the front (Carlsbad Avenue) of the subject property. While parking for the hotel will be provided in the underground garage (shared with the time-share units), a surface access and parking lot is proposed off Carlsbad Boulevard. A semi-circular vehicle entry for hotel check-in will provide an attractive main entrance to the hotel lobby. Elevators to the garage are situated between the hotel and condominium buildings. 3) A one-story, 4900 square foot restaurant located just east of the Elm Avenue time-share buildings. The restaurant is proposed to include both indoor and outdoor dining (a patio terrace), with a related bar and lounge. While parking for this use will be provided in the garage, it is anticipated that most restaurant patrons will utilize the surface parking lot. 4) A two-story, 10,300 square foot retail shops building located near the corner of Elm Avenue and Carlsbad Boulevard. It is anticipated that this structure will house small boutique and tourist-serving shops. Visitors will likely park in the surface parking lot or in on-street stalls on Elm Avenue. III. ANALYSIS Planning Issues 1) Is the proposed project consistent with the goals of Sub-area 5 of the Village Redevelopment Area? 2) Does the project provide sufficient parking to meet the requirements of the proposed uses? 3) Does the time-share project meet the condominium standards as provided for the Time-Share Ordinance? 4) Since the Time-Share Ordinance (Section 21.04.357) allows time-share projects only upon the approval of a conditional use permit, can the findings required for such approval be made? Specifically; a) That the requested use is desirable for the development of the community; b) That the site for intended use is adequate in size and shape to accomodate the use; c) That all of the 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; d) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use; e) That this project is located in reasonable proximity to an existing resort or public recreation area; f) That this project can function financially and geographically as a successful time share project; g) That this project will not be disruptive to existing or future uses in the surrounding neighborhood. Discussion The proposed project is located in Subarea 5 of the Village Redevelopment Area. This Subarea is envisioned to serve as the major tourist/tourist commercial related center for the Village. The Village Design Manual states that travel-service areas, bonafide restaurants, novelty and boutique shops, and related uses are encouraged. As such, the hotel, restaurant, and retail shops are clearly appropriate on this site. -2- The Manual further states that multi-family residential uses may be allowed when not incompatible with surrounding uses. The project proponents fully expect the units to function as "vacation resort units". Typical ownership time increments are expected to be one to two weeks. The time-share units are proposed for the rear (western portion) of the site, adjacent to high-density residential development. As a result, regardless of whether this portion of the project is considered residential or commercial, either is consistent with this plan. Staff finds no potential incompatibility problems, and concludes that the time- share project is an appropriate use for the site, particularly at its proposed location on the site. The overall design of the project relates well to the Village. Structures are clustered around a large inner courtyard, open to highly-travelled Carlsbad Boulevard and the Central Business District. Proposed common outdoor patios, plazas, and gardens should encourage pedestrian use through the project and to the beach access beyond. Orientation of the retail shops toward the downtown area provides a logical extension of the Elm Avenue retail uses. Utilization of an underground garage allows for a high percentage (36%) of landscape area. Several existing mature trees on the eastern portion of the site (not situated above the garage) will be retained by the project. Structures have been placed to avoid such trees. A centralized swimming pool provides active recreation for the hotel/time-share resort complex. The Time-Share Ordinance allows that, with City Council approval, parking requirements for such projects may be reduced to one space per unit. Since the proposed time-share project is clearly a vacation resort, with owners seldom using more than one vehicle while on vacation, staff recommends this reduction. By code, parking requirements for hotels are one space per unit. Restaurant requirements are one space per 100 square feet of floor area, and retail shops are one space per 300 square feet of floor area. As such, parking space totals for the site are: Time-share 132 spaces Hotel 66 spaces Restaurant 49 spaces Retail Shops 34 spaces 281 Total spaces required As shown on Exhibit "H", the underground garage contains parking for 224 vehicles. The surface parking lot, 57, which equals 281 total parking spaces. The plan proposes additional, diagonal on-street parking, in excess of that required, along Elm and Oak Avenues, and parallel parking on Ocean Street. Even though these spaces back out into the public travel lanes, the Engineering Department has indicated that traffic on these street will not be heavy and will travel at low speeds. Such parking will provide additional space for beach patrons and should not become a safety problem. -3- The Time-Share Ordinance requires that such projects be accompanied by an approved conversion plan, demonstrating how the project can be altered to bring it into conformance with the City's Planned Development (Condominium) Standards, if it becomes infeasible as a time-share project. The applicant has submitted a conversion plan as follows: A) Treatment of units - each pair of adjacent two-bedroom units would be combined into one two-bedroom unit converting 78 time share units into 39 condo units. Three adjoining one- bedroom units would be combined to produce one two-bedroom unit converting 36 time share units into 12 condo units. Two adjoining two-bedroom units plus an adjoining one-bedroom unit would be combined to produce one three-bedroom unit converting 18 time share units into 6 condo units. This results in 57 condo units. B) Parking - the parking garage proposes 132 spaces for the 132 time-share units. A conversion to 57 condominium units would require 131 spaces per the City's Planned Development Ordinance. This meets the City's condominium parking standards. C) Storage - if converted, the common walls separating the 132 storage units located in the garage would be removed to provide 57 cubicles, which are in excess of the condominium requirements. All other standards required for conversion to condominiums would be met, including recreation area (balconies and common areas), setbacks, and other design criteria. After review of the proposed project, staff concludes that it is desirable for the development of the community. The Village Redevelopment Plan calls for land use diversity and variety, expansion of mercantile activity, and a significant increase in public and private landscaped open space. The project should provide these benefits. The site is adequate in size and shape to accomodate the project. As a result of a semi-subterranean garage, an intense, mixed-use project will be able to function well in the downtown area, while incorporating extensive landscape open-space areas. All of the yards, setbacks, walls, fences, and other features necessary to adjust the use to other uses in the area will be provided. The local street system is adequate to handle all traffic generated by the use. Early staff concerns with multiple access points have been resolved by redesign of the project eliminating such problems. While the project design is open to Carlsbad Boulevard for planning and aesthetic reasons, the majority of on-site traffic will utilize side access points. In addition to these factors, the project is located in an area where there is a good chance of success as a time-share project. Within easy walking distance to both the beach (resort area) and downtown, the project location is an asset for such a mixed use development. Staff has no reason to believe that this project will be disruptive to existing and future uses in the same area, -4- This project will require an amendment to the Local Coastal Program, It will be necessary for City Council to direct staff to process an amendment to the LCP, IV. ARCHITECTURE As shown on Exhibits "I", "J", "K", and "L", the proposed project will reflect an early European design, A variety of one, two, and three story structures will feature half-timbered exteriors, with steeply sloping roofs. Exterior colors of light to dark browns are proposed. Rock and mortar walls are proposed on some first floor areas. The project meets the City's 35 foot height limit utilizing the adopted method for measuring height. At some points on the western end of the time share units the actual height will exceed 35 feet. It should also be noted that the Royal Palms buildings were identified as having historical significance in the Historical Survey done by SANDAG. This survey was never made an official document by the City Council. V. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have an adverse impact on the environment, and therefore, issued a Negative Declaration on March 8, 1984, ATTACHMENTS 1) Design Review Board Resolution No, 033 2) Planning Commission Resolution No, 2263 3) Location Map 4) Background Data Sheet 5) Disclosure Form 6) Exhibit "A", dated March 13, 1984 and Exhibits "B" - "M", dated February 27, 1984 PJK:bw 3/22/84 -5- 1 3 5 10 11 12 13 14 15 16 25 26 27 28 DESIGN REVIEW BOARD RESOLUTION NO, 033 ^ A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A REDEVELOPMENT PERMIT INCLUDING A CONDITIONAL USE PERMIT AND A CONDOMINIUM PERMIT TO CONSTRUCT A MIXED-USE RESORT COMPLEX INCLUDING 132 TIME 4 SHARE CONDOMINIUM UNITS, A 66-UNIT HOTEL, A RESTAURANT, ANH RETAIL SHOPS BUILDING ON FOUR ACRES AT THE SOUTH-WEST CORNER OF CARLSBAD BOULEVARD AND ELM AVENUE, APPLICANT: CARLSBAD INN ^ CASE NO,; RP/CUP/CP 84-3 WHEREAS, a verified application has been filed with the ® City of Carlsbad and referred to the Design Review Board; and ^ WHEREAS, said verified application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, pursuant to the provisions of the Municipal Code, the Design Review Board did, on the 28th day of March, 1984, hold a duly noticed public hearing to consider said application on property described as: That portion of Tract 97 of Carlsbad Lands, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No, 1661, filed in the Office of ^„ the County Recorder of San Diego County; and all that portion of Blocks 14 and 15 of Town of Carlsbad, in the City of Carlsbad, county of San Diego, State of ^ California, according to Map thereof No, 535, filed in the I Office of the County Recorder of San Diego County, WHEREAS, at said public hearing, upon hearing and 2^ considering all testimony and arguments, if any, of all persons desiring to be heard, said Board considered all factors relating to 23 ^^-3- 2^ NOW, THEREFORE, BE IT HEREBY RESOLVED by the Design Review Board 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, th(j Design Review Board recommends APPROVAL of RP/CUP/CP 84-3 basec on the following findings and subject to the following conditions: