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HomeMy WebLinkAbout1997-01-15; Planning Commission; ; CUP 93-04D|CDP 96-18 - SEAPOINTE TEMPORARY PARKINGme City of CARLSBAD Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: January 15, 1997 Application complete date: July 31, 1996 Project Planner: Christer Westman Project Engineer: Ken Quon SUBJECT. CUP 93-04(DVCDP 96-18 - SEAPOINTE TEMPORARY PARKING - A request for approval of a Conditional Use Permit Amendment and a Coastal Development Permit to allow a non-required 32 space temporary parking lot for the Seapointe Resort within excess City right-of-way, generally located east of Carlsbad Boulevard north of Island Way and west of Surfside Lane in Local Facilities Zone 22. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 3995 and 4014 RECOMMENDING APPROVAL of Conditional Use Permit Amendment CUP 93-04(D) and Coastal Development Permit CDP 96-18 based on the findings and subject to the conditions therein. II. INTRODUCTION The application is a request for the approval of a non-required 32 space temporary parking lot, to be placed on excess City right-of-way for the purpose of providing parking for timeshare sales for the Seapointe Resort for a period of time not to exceed three years. The issue related to the application is screening of the proposed parking area. The project is in conformance with all applicable plans, standards, ordinances, and policies. III. PROJECT DESCRIPTION AND BACKGROUND The applicant, Grand Pacific Resorts, has requested permission to provide 32 non-required temporary parking stalls for the Seapointe Resort. The temporary lot will be surface with decomposed granite. The parking spaces are proposed west of, and will be accessed from Surfside Drive. Overall, parking will be provided within the temporary lot and the permanent underground parking lot. Landscaping will be provided as a screen on the north, west and south sides of the parking area. The subject property is generally at grade with Surfside Lane at the south end and is elevated at the north end. It is generally at grade with Carlsbad Boulevard at the south end and approximately 15 feet above Carlsbad Boulevard at the north end. Surrounding land uses include the South Carlsbad State Beach campground to the west, the Solamar Mobilehome Park to the north and both the La Costa Downs subdivision and the Lanikai Lane Mobilehome Park to the south. CUP 93-04(D)/CDP 96-18 aEAPOINTE TEMPORARY PARKING JANUARY 15, 1997 PAGE 2 The property is vacant, has been disturbed through grading and is currently not needed for Carlsbad Boulevard. The City has no short term plan to put the property to use and has entered into a short term (not to exceed three years) lease agreement allowing the applicant to use the property. The lease agreement does not guarantee approval of the proposed parking, rather a stipulation of the lease is that the applicant is responsible for securing any necessary discretionary approvals prior to installation of the facility. The applicant's desire to provide the additional parking stems from a concern raised by the Planning Commission regarding the overall availability of parking at the resort while sales are on-going. A Conditional Use Permit (CUP 93-04) was approved for the Seapointe Resort in 1994. This application will amend that approval to include the City right-of-way property within the scope of that approval and will be the mechanism to allow the temporary parking. The application is subject to: • The Zoning Ordinance Section 21.42 (Conditional Uses); • The Local Coastal Program Mello II Segment; and • The Growth Management Ordinance. IV. ANALYSIS Staff is recommending that the project be approved as a temporary use. Staffs recommendation is based on the following discussion which includes the project's compliance with the General Plan, aesthetics, and compatibility of the proposal with the surrounding area. A. GENERAL PLAN and ZONING The subject property is excess right-of-way for Carlsbad Boulevard. As such it has a Zoning and General Plan designation of "Major Arterial" but has no typical zoning development standards. Therefore, the project has been reviewed for consistency with the General Plan Circulation Element as a scenic roadway. General Plan Circulation Element As designed and conditioned, the proposal is consistent with the General Plan Circulation Element. The parking is proposed to be located adjacent to Carlsbad Boulevard, which is a General Plan designated scenic roadway. The City's goal is to preserve and enhance the visual, environmental and historical characteristics of the local community through sensitive planning and design of this transportation corridor. As a scenic roadway, Carlsbad Boulevard is classified as a Community Theme Corridor, due primarily to the extensive vistas of the Pacific Ocean to the west. With this in mind, it can be determined that the proposed parking will not significantly CUP 93-04(D)/CDP 96-18 a£APOINTE TEMPORARY PARKING JANUARY 15, 1997 PAGE 3 affect the scenic value of the corridor. Views of the proposed parking, looking east, are limited from the southbound lanes because of topographical differences between the road, the project site and intervening land forms. The greatest visibility will be from the northbound lanes of Carlsbad Boulevard looking east. The parking will have a presence along the northbound side of the corridor but will not affect views of the ocean from the Boulevard. Nonetheless, to soften the visibility of the parking it has been set back 60 feet from the road edge, and landscaping consistent with the Carlsbad Boulevard theme has been required as a visual screen between the parking and the roadway. B. CONDITIONAL USE PERMIT Conditional land uses such as time share resorts possess unique and special characteristics which make it impractical to include them as permitted uses "by right" in any of the various zoning classifications. The authority for the location and operation of these uses is subject to Planning Commission review and approval. This application will amend an approved conditional use permit to include the City right-of-way property and the temporary off-street parking. The following facts are found to exist for this conditional use permit amendment: 1. That the requested use is desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to surrounding uses, in that it is located away from existing uses, has limited hours of operation, will not be lit, and is a temporary use to be abated by a date specific. The project site is associated with a commercial development, yet it is within close proximity to long term and short term residential areas. Solamar Mobile Home Park, Lanikai Lane Mobile Home Park and the South Carlsbad State Beach campgrounds are nearby. In an effort to eliminate any potential operational incompatibilities, conditions have been placed on the project which will restrict tour hours from 9:00 a.m. to 8:00 p.m.; require all activities to be conducted within the building; and, limit the approval to a maximum of 3 years. 2. That the site for the intended use is adequate in size and shape to accommodate the use, in that the parking and landscaping fit on the property without the need for variances. There are no setback regulations, however, the parking has been set back 45 feet from Carlsbad Boulevard and 9.5 feet from Surfside Lane. 3. That all 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, in that they are required as part of the conditions of approval and are reflected on approved exhibits. All improvements shall be in conformance with the approved exhibits. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the use, in that the street has been developed as a local cul-de-sac which has the capacity to accommodate a greater number of daily trips than are expected with this project. CUP 93-04(D)/CDP 96-18 SEAPOINTE TEMPORARY PARKING JANUARY 15,1997 PAGE 4 C. LOCAL COASTAL PROGRAM The project site is located within the Coastal Zone and, therefore, requires a Coastal Development Permit. The proposed development is in conformance with the Certified Local Coastal Program and all applicable policies in that: (1) the project will not significantly affect existing public views since it is located on the east side of the first public road; (2) the property is not within the agricultural overlay zone and has no value as agricultural land; (3) there are no steep slopes or sensitive habitat present on the site; (4) the project will not affect physical or visual access to the beach; and (5) the proposal will not affect erosion of coastal bluffs. D. GROWTH MANAGEMENT ORDINANCE The project will not generate the need for any facilities. This is because most needs are based on dwelling units or equivalent dwelling units in the case of water and sewer demand. No dwelling units or estimated dwelling units can be attributed to the project. V. ENVIRONMENTAL REVIEW The proposal is exempt under the California Environmental Quality Act as a temporary accessory structure appurtenant to an existing commercial facility. Class 11: Section 15311. ATTACHMENTS 1. Planning Commission Resolution No. 3995 2. Planning Commission Resolution No. 4014 3. Location Map 4. Background Data Sheet 5. Local Facilities Assessment Form 6. Disclosure Statement 7. Exhibit "A"-"C" dated January 15,1997. CW:bk SEAPOINTE TEMPORARY PARKING CUP 93-04(D)/CDP 96-18 BACKGROUND DATA SHEET CASE NO: CUP 93-04(DVCDP 96-18 CASE NAME: SEAPOINTE TEMPORARY PARKING APPLICANT: GRAND PACIFIC RESORTS REQUEST AND LOCATION: A non-required 32 space temporary parking lot generally located at 6400 Surfside Lane. LEGAL DESCRIPTION: Ponto Drive and Carlsbad Boulevard, approximately 40.000 square feet commonly known as the Anacapa Site: and Lots 1 and 2 in fractional Section 20. Township 12 south. Range 4 west, San Bernardino base and meridian, in the City of Carlsbad, in the County of San Diego. State of California, according to the official plat thereof APN: N/A Acres: 1.0 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: N/A Density Allowed: N/A Density Proposed: N/A Existing Zone: N/A Proposed Zone: N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site none vacant, none North OS vacant, OS South R-l-10 vacant, RM East T-C hotel, T-R West OS vacant, OS PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 2 Public Facilities Fee Agreement, dated: N/A ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated_ Other, Exempt Section 15311. Accessory structure to an existing commercial use 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: Seapointe Temporary Parking CUP 93-04(DVCDP 96-18 LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: N/A ZONING: N/A DEVELOPER'S NAME: Grand Pacific Resorts ADDRESS: 5050 Avenida Encinas Suite 200 Carlsbad. CA. 92008 PHONE NO.: 431-8500 ASSESSOR'S PARCEL NO.: N/A QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.0 ac. ESTIMATED COMPLETION DATE: A. City Administrative Facilities: Demand in Square Footage = N/A B. Library: Demand in Square Footage = N/A C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = N/A Identify Drainage Basin = C (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = N/A (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 4 H. Open Space: Acreage Provided = N/A I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demands in EDUs N/A Identify Sub Basin = 22B (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = N/A Oitv of Carlsbad Planning Department DISCLOSURE STATEMENT .APPLICANTS STATEMENT OFDISCLOSURE OR 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 (Please Prim) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. Ggand Pacific Resorts, Inc. 5050 Avenida Encinas, Suite 200 Carlsbad, CA 92008 Timoth fit"Hf> - David Brown - Co-President 1SI List the names and addressees of all person having anv ownership interest in the property involvecCity of Carlsbad 1200 Carlsbad Village Drive Carlsbad, CA 92008 If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the name and addresses of all individuals owning more than 109c of the shares in the corporation or ownin any partnership interest in the partnership. 1 i MQ -/cjj (. r^Ar^f) 4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list th< names and addresses of any person serving as officer or director of the non-profit organization o as trustee or beneficiary of the trust. DISCLQSJEBM__^2fi EAfiF, 1 of 7. 2OT5 Las Palmas Dr. • Carlsdaa. CA 92OO9-1 576 • t619) 438-1161 • FAX (619) J38-O89a Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, Commissions, Committees and Council within the past twelve months? Yes No r If yes, please indicate person(s) Person is defined as "Any individual, firm, copartnership, joint venture, association, social dub, fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) Signature of Owner/date v i Signatura of applicant/date Print or type name of owner r. ^"ty;.^ L.&- r Print of type aarric of applicant iarscure of applicant/cats UA "G Princ cr type nsr.e cf acsiicsnt DISCLOS.FRM 2/96 PAGE 1 of 2