HomeMy WebLinkAbout1998-01-07; Planning Commission; ; SDP 97-19|CDP 97-40 - PALOMAR BEACH RESORThe City of CARUBAD PI- Department
P.C. AGENDA OF: January 7,1998
A REPORT TO THE PLANNING COMMISSION
~ ~~~ Application complete date: October 8, 1997
Project Planner: Michael Grim
Project Engineer: Michael Shirey
SUBJECT: . SDP 97-19KDP 97-40 - PALOMAR BEACH RESORT- Request for a Site
Development Plan and Coastal Development Permit to allow the construction and
operation of a 162 unit hotel located on the southeast corner of Carlsbad
Boulevard and Palomar Airport Road in Local Facilities Management Zone 22.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4219,
RECOMMENDING APPROVAL of the Negative Declaration issued by the Planning Director
and ADOPT Planning Commission Resolutions No. 4220 and 4221, RECOMMENDING
APPROVAL of SDP 97-19 and CDP 97-40, based upon the findings and subject to the
conditions contained therein.
11. INTRODUCTION
The proposal involves the construction and occupation of a 162 unit hotel on vacant land at the
southeast comer of Carlsbad Boulevard and Palomar Airport Road. The three story hotel would
be of a Mediterranean-style architecture and include surface parking, ornamental landscaping and
an outdoor recreation area. The existing Solamar Drive would be removed and access to the site
and the mobile home park would be taken directly off of Carlsbad Boulevard. A Site
Development Plan is required because the project site is zoned with a Qualified Development
Overlay and a Coastal Development Permit is required due to the project’s location in the
Coastal Zone. Since the project is located within the area covered by Urgency Ordinance NS-
424, the project must be reviewed by both the Planning Commission and City Council. The
proposed hotel project meets all applicable policies and regulations and staff has no issues with
the proposal.
111. PROJECT DESCRIPTION AND BACKGROUND
Palomar Beach Resort, LLC, is requesting approval of a Site Development Plan and Coastal
Development Permit to allow the construction and occupation of a 162 room, three story hotel on
a vacant site in the southwest quadrant. The project site is bounded by Palomar Airport Road to
the north, North San Diego Railroad to the east, the Solamar Mobile Home Park to the south, and
the Carlsbad Boulevard right-of-way to the west. The property slopes gently to the east and is
. covered by disturbed vegetation, interrupted with unimproved walking paths. The General Plan
designation of the property is TravelRecreation Commercial (T-R), with a Zoning designation of
Commercial-Tourist (C-T). The site would be accessed directly off of Carlsbad Boulevard, at a
SDP 97-1 9/CDP 97-40 - PALOMAR BEACH RESORT
JANUARY 7,1998
newly created intersection that would serve both the hotel and the Solamar community. In
concert with this new access point, the existing Solamar Drive would be removed and replaced
with landscaping.
The proposed hotel building would be three stories, measuring a maximum of 35 feet in height.
The architecture would be of a Mediterranean style, with tile roofs, iron window treatments,
arched entries. The proposed development also includes a large central courtyard containing a
swimming pool and lawn for outdoor functions, a vista fountain in the front of the hotel and a
large landscaped buffer between the parking area and the Solamar Mobile Home Park. The
internal components include a lobby with T.V. lounge, buffet and seating area, meeting rooms,
and back-of-house operations. Access to the building would be taken through distinct entry
doors, rather than each individual room having external access as in a motel.
1
The project site is located at the intersection of Carlsbad Boulevard and Palomar Airport Road
(PAR), which is the subject of a current realignment study, therefore future major infrastructure
construction and land dedications along the project frontage will be required. The existing
Carlsbad BoulevardPAR intersection will be realigned to form a standard “T” intersection and,
as a result, the alignment of Carlsbad Boulevard south of the intersection and PAR east of the
intersection will also change. Since the Palomar Beach Resort project does not significantly
contribute to the demand for these street improvements, the developer will not be required to
install the improvements. Rather, the developer is conditioned to fund a portion of these
improvements through execution and recordation of a Future Improvement Agreement, prior to
issuance of building permits. The proposed development was also designed so as to not conflict
with any future street dedications or improvements.
With regard to the land dedications, the developer must relinquish property for the future
intersection and widening of the PAR bridge over the railroad tracks. Also, the developer must
acquire fee title property owned by the City, that area currently occupied by Solamar Drive, to
accommodate the necessary building setbacks and parking. To facilitate both the development
and the future street realignment, a land trade will be conducted between the developer and the
City. This land trade shall be a condition of approval for the project. Since there is a difference
in the proposed land exchange area, with the City exchanging a greater proportionate share, the
developer shall pay to the City an estimated $123,864.38 in accordance with stafYs preliminary
land exchange calculations. Final land exchange square footage figures and costs shall be
prepared between the developer, City Engineer, City Attorney and Administrative
ServicesFinance Director. ,
The proposal is subject to the following regulations:
A. General Plan;
B. Local Coastal Program (Mello I1 and the implementing ordinances);
C. C-T-Q - Commercial Tourist Zone with a Qualified Development Overlay
(Chapters 2 1.29 and 2 1.06 of the Zoning Ordinance);
-
SDP 97- 1 9KDP 97-40 - PALOMAR BEACH RESORT
JANUARY 7,1998
r?
D.
E.
Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance);
Zone 22 Local Facilities Management Plan.
Iv. ANALYSIS
The recommendation for approval of 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 regulatiodpolicies utilizing both text and
tables.
A. General Plan
The proposed project is consistent with the applicable policies and programs of the General Plan.
Particularly relevant to the proposed amendments are the Land Use, Circulation, Housing and
Public Safety Elements. Table 1 below indicates how the project complies with these particular
elements of the General Plan.
ELEMENT
~
Land Use
Circulation
Housing
Public Safety
TABLE 1 - GENERAL PLAN COMPLIANCE
USE CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
Site is designated for
TraveVRecreation uses.
Provide safe, adequate and ’
attractively landscaped parking areas
Require new development to
dedicate and improve all rights-of-
way for circulation facilities needed
to serve the development.
Achieve a balance between jobs and
cost of housing relative to wages.
Design all structures consistent with
UBC and State seismic standards.
B. Local Coastal Program
PROPOSED USES AND
IMPROVEMENTS
Hotel is a travel-related
recreational use.
Parking area meets code
requirements for parking,
circulation and landscaping
Project is conditioned to
dedicate necessary right-of-
way and pay proportionate
share of future
improvements and
Project is conditioned to
pay non-residential housing
impact fee, if adopted.
Project will meet all
applicable UBC and
seismic standards.
COMPLIANCE
Yes
Yes
Yes
Yes
Yes
The Palomar Beach Resort site lies within the Mello I1 segment of the City’s Coastal Zone and is
subject to the corresponding land use policies and implementing ordinances. These policies and
c
SDP 97- 19/CDP 97-40 - PALOMAR BEACH RESORT
JANUARY 7,1998
PAGE 4
ordinances emphasize such topics as preservation of agriculture and scenic resources, protection
of environmentally sensitive resources, provision of shoreline access and prevention of geologic
instability and erosion. The site is currently undeveloped, covered with disturbed vegetation;
and there are no sensitive biological resources on site. No agricultural activities or prime
agricultural lands exist on the property.
The grading proposed on the project site must conform to all City bf Carlsbad Engineering
Standards, therefore precluding any impacts from on-site or off-site erosion. The project is
separated from the nearest water body, the Pacific Ocean, by Carlsbad Boulevard and is located
at the intersection of two public roadways, therefore no public access is required across the site.
There are no significant impacts to scenic resources in that the site is at a much lower elevation
than the adjacent public road with ocean views, that being Palomar Airport Road. The proposed
three story hotel will not significantly obstruct views or otherwise damage the visual beauty of
the area. Therefore, the Palomar Beach Resort project is consistent with the Mello I1 land use
policies and the applicable implementing ordinances.
C. C-T-Q - Commercial Tourist Zone with Qualified Development Overlay Zone
The project site is zoned C-T-Q and therefore subject to the provisions of these zoning
designations. The restrictions contained in the C-T - Commercial Tourist zone deal mostly with
uses, however there are standards regarding building height and placement on the lot. The
maximum building height allowed in the C-T zone is 35 feet to the peak and the proposed hotel
measures a maximum of 35 feet to the peak of the roof. The building placement standards in the
C-T zone require a minimum of 10 foot separation between the commercial building and any
adjacent residentially designated property. As mentioned previously, the parking area is 20 feet
from the residentially designated mobile home park and the proposed hotel building is 50 feet or
more from the mobile home park.
The Qualified Development Overlay zone does not contain any specific development standards
but does allow the Planning Commission to increase any standards or impose special conditions
that may be deemed necessary. The project is incorporating larger landscaped setbacks than
typically required and does not include any shared use or common facility parking reductions.
There are also special conditions regarding street improvements and land exchanges to improve
the project and provide City benefit.
While not contained in the C-T zoning requirements, a discussion of the parking requirements of
the Zoning Ordinance and the project's conformance is appropriate in this section. The proposed
hotel development would require a total of 229 spaces, while 235 spaces are being provided. A
breakdown of the proposed uses and their required parking is shown in Table 2 below.
ll TABLE 2 - PARKING REQUIREMENTS I1 11 PROPOSED USE I PARKINGRATIO PARKING PARKING I REQUIRED I PROVIDED
P
SDP 97-19/CDP 97-40 - PALOMAR BEACH RESORT
JANUARY 7,1998
PAGE 5
TABLE 2 - PARKING REQUIREMENTS 11 PROPOSED USE I PARKINGRATIO PARKING PARKING I REQUIRED 1 PROVIDED
1.2 spaceslroom 196 spaces 198 spaces
18 spaces ’ 20 spaces
’ 162 hotel rooms
Meeting space (1,768
square feet)
1 space per 100 square
feet of assembly area
Dining area (1,536 sq ft) 1 space per 100 square 16 spaces 18 spaces feet of floor area I
Given the above, the proposed hotel project conforms to the requirements of the C-T-Q zone and
the City’s Parking Ordinance.
D. Growth Management Ordinance
Since the Palomar Beach Resort project involves no residential uses, many of the facilities
regulated by the Growth Management Ordinance are not affected. Table 3 below and the
attached Local Facilities Impact Assessment Form show the project’s compliance with the
applicable growth management facility requirements.
TABLE 3 - GROWTH MANAGEMENT COMPLIANCE
Standard I ImpactdStandards I Compliance
City Administration NIA Yes
Library NIA Yes
Waste Water Treatment 162 EDU Yes
Parks NIA Yes
Drainage I PLDA C I Yes
Circulation 1,296 ADT Yes
Fire Station No. Yes
Open Space I NIA I Yes
Schools CUSD Yes
Sewer Collection System 162 EDU Yes
Water I 35,640 GPD I Yes
E. Zone 22 Local Facilities Management Plan
The Palomar Beach Resort site lies within Local Facilities Management Zone 22. There are no
special conditions that apply to this commercial development and the project is conditioned to
pay the appropriate public facilities fees as well as being conditioned to conform to all current
SDP 97-19lCDP 97-40 - PrLOMAR BEACH RESORT
JANUARY 7,1998
PAGE 6
and future requirements of the Zone Plan. The Palomar Beach Resort proposal is therefore in
conformance with the Zone 22 Local Facilities Management Plan.
V. ENVIRONMENTAL REVIEW
Earlier analysis of the Palomar Beach Resort site has been conducted on two occasions. First
was through the Master Environmental Impact Report for the 1994 General Plan Update (MEIR
93-01), which reviewed the potential impacts of buildout of the City’s General Plan, including
transportation and air quality impacts. Second was the environmental review conducted for a
previous application for the construction and occupation of a 235 room, three story hotel. While
this previous project was denied and the environmental review never certified, it did undergo
public review and comment. Both the size of the hotel and the area of development of the
previous project were larger than the current proposal.
Since the project involves the construction and operation of a 162 room hotel within a previously
disturbed, commercially designated site, the potential impacts in the areas of land use and
planning, population and housing, regional transportation and circulation, energy and mineral
resources, hazards, public services, utilities and service systems, cultural resources and recreation
have already been discussed and addressed in the Master Environmental Impact Report.
Therefore, with regard to these potential impacts, there will be no additional significant effects
due to this development that were not analyzed in the MEIR and no new or additional mitigation
measures or alternatives are required. All feasible mitigation measures identified in the previous
MEIR which are appropriate to this project have been incorporated into the project.
The potential impacts to visual aesthetics from the proposed hotel were not fully addressed in the
previous environmental reviews, therefore these potential impacts were analyzed through the
current environmental documentation. Upon review of the three story building, the existing and
proposed site elevation and the elevation of the surrounding public roadways, the Planning
Director determined that no significant adverse environmental impacts would result from the
proposed development and, therefore, issued and duly noticed a Negative Declaration ‘on
November 25, 1997. No comments were received during the public review period.
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
Planning Commission Resolution No. 42 19
Planning Commission Resolution No. 4220
Planning Commission Resolution No. 422 1
Location Map
Disclosure Statement
Local Facilities Impact Assessment Form
Background Data Sheet
Exhibits “A” - “O“, dated January 7 , 1998.
MG:mh
-.
PALOMAR BEACH RESORT
SDP 97-19/CDP 97-40
DISCLOSURE STATEMENT
APPUCANTS STATEMENT OF DISC~OSUAE OF CERTAIN OWNEFISHIP INTERESTS ON AU AppucmoNs WHICH WILL REQUIRE
DlSCRmONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD. COMMISSION OR COMMITTEE.
L
The following information must be disclosed:
1.
2.
3.
4.
ADdicant
List the names and addresses of all persons having a financial interest in the appbtion.
Palomar Beach Resort, L.L.C., 829 2nd St.. Encinitas, CA 92024 a California limited liability
company
_I_ Owner
List the names and addresses of all persons having any ownership interest in the property involved.
same as applicant
- ____ ~ ~
If any person identified pursuant to (1) or (2) above is a corporation or partnership, list 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. Lynn Cannady 30 Valley Dr., Orinda, CA 94563
Bill CaneDa 13366 Kee- Pl,, Dieao 921 30
If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, lit the names and
addresses of any person serving as officer or director of the non-prolit organization or as trustee or beneficiary
of the trust.
Disclosure Statement
(Over)
Page 2
5. Have you had more than $250 worth of business transacted with any member of City staff, Boards
Commissions, Committees and Council within the past twelve months?
Yes - No If yes, please indicate person(s)
By: Palomar Beach Resort, L.L.C. same as owner a California limited liability company Signature of applicamldate
By its managing agent: Two Seas, Inc.,
a Calitornia corporation
William L. Canepa, Preskdent
EO 'd
- h
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: PALOMAR BEACH RESORT - SDP 97-191CDP 97-40
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: TS
DEVELOPER'S NAME: PALOMAR BEACH RESORT
ADDRESS: 829 2"d St. Encinitas CA 92024
ZONING: C-T-0
PHONE NO.: (760)753-2440 ASSESSOR'S PARCEL NO.: 210-100-05.06.12
QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 91.000
ESTIMATED COMPLETION DATE: Januarv, 1999
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
City Administrative Facilities:
Library:
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
Drainage: Demand in CFS =
Demand in Square Footage =
Demand in Square Footage =
Identifl Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADTs =
(Identify Trip Distribution on site plan)
Fire:
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDUs
Served by Fire Station No. =
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
NIA
NIA
162 EDU
NIA
NIA
PLDA C
1.296 ADT
Station #4
NIA
CUSD
162 EDU
NIA
35.640 GPD
This non-residential project is not subject to the Growth Management Dwelling unit
allowance.
CASE NO:
CASE NAME:
APPLICANT:
BACKGROUND DATA SHEET
SDP 97- 19/CDP 97-40
Palomar Beach Resort
Palomar Beach Resort. LLC
REQUEST AND LOCATION: Reauest for a Site DeveloDment Plan and Coastal DeveloDment
Permit to allow construction and oneration of a 162 unit hotel located at the southeast corner of
Carlsbad Boulevard and Palomar Aimort Road.
LEGAL DESCRIPTION: A Dortion of Lot “Hy of Rancho Aaua Hedionda, in the City of
Carlsbad. Countv of San Diego, State of California. according to partition map thereof no. 823,
filed in the Office of the County Recorder of San Diego County. November 16. 1896.
AF”: 210-100-05.06.12 Acres: 4.57 Proposed No. of LotsRJnits: N/A
GENERAL PLAN AND ZONING
Land Use Designation: TR - TravelRecreational Commercial
Density Allowed: N/A
Existing Zone: C-T-0
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning
Requirements)
Density Proposed: N/A
Proposed Zone: C-T-0
Zoning Land Use
Site C-T-Q vacant
North R-A- 10,000 vacant
South RMHP Mobile homes
East T-C NCTD railroad
West . 0-S vacant
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 162
Public Facilities Fee Agreement, dated: December 24, 1996
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued November 25. 1997
Certified Environmental Impact Report, dated 0
[7 Other,