HomeMy WebLinkAbout1984-01-25; Planning Commission; ; CUP 239 - PACIFIC RIVIERA• ~~ATION SUBMITTAL DATE: OC. ~R 27, 1983
DATE:
TO:
FROM:
STAFF REPORT
January 25, 1984
Planning Commission
Land Use Planning Office
@
SUBJECT: CUP-239 -PACIFIC RIVIERA -Request for Conditional Use
Permit to allow a 146-unit senior resort hotel on a 3.6
acre site, immediately north of 7204 Ponto Drive (Coast
Waste Management).
I• RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
No. 2240 DENYING CUP-239, based on the findings contained
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The proposed project involves the development of 3.66 acres into
a senior resort hotel, consisting of nine residential buildings,
housing 146 units. The resulting density is 39.9 du/ac. The
General Plan allows for a density in the 10-20 du/ac range in
this area, however, Section 21.24.120 of the zoning ordinance
states that hotel uses in the RD-M zone may double the density
allowed by the General Plan.
The project is proposed on a site that slopes gradually down
from Carlsbad Boulevard at the western boundary of the site, to
the railroad tracks along the eastern boundary. The Coast Waste
Management business and Hi-Lo Flower Warehouse are adjacent to
the southern boundary of the site. Property to the north is
presently vacant. While part of the site is used as a truck
storage lot for Coast Waste Manageme~t, the site is generally
vacant.
The project proposes two access points, one at the existing
unimproved frontage road adjacent to Carlsbad Boulevard and a
second access utilizing the existing easement serving the Ponto
industrial uses south of the site. The only existing improved
access into the entire area is through the Ponto interchange at
Carlsbad Boulevard.
The General Plan designates properties in the vicinity of this
project for multi-family residential uses at 10-20 du/ac. This
is true of the entire area between Carlsbad Boulevard and the
railroad tracks in the southern part of the city. Densities are
reduced as one goes east from the site. Staff anticipates that
this area around and including Ponto will eventually become a
large, multi-family residential community. The subject site is
situated in the middle of this area.
• •
The project is proposed as a senior resort hotel. The applicant
has indicated that the average length of stay for guests would
be 1-4 weeks, but could be from single nights to several months.
In terms of site design, the plan proposes a single centralized
dining room which will provide daily meals for patrons.
Individual rooms will not contain kitchens. On-site recreational
facilities include shuffleboard courts, an exercise room, game
room, and private and common roof deck and balcony sunning areas.
The majority of the buildings will stand 35 feet high, with both
tuck-under and open parking.
III. ANALYSIS
Planning Issues
1) Can the required finding for approval of a Conditional Use
Permit, be made? Specifically:
a) That the requested use is necessary or 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 existing uses
or to uses specifically permitted in the zone in which
the proposed use is to be located;
b) That the site for the intended use is adequate in size
and shape to accommodate 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.
DISCUSSION
The proposed project is defined as a "senior resort hotel" by the
applicant. The Land Use Element of the General Plan encourages
hotel uses in areas "accessible to interregional traffic". As a
result of restricted access along Carlsbad Boulevard and
prohibited access along the railroad tracks and at the
Poinsettia bridge, tourist access to the site would be very
circuitous, an additional hazard for nonresidents of the area.
The Land Use Element further states that "destination tourist
facilities should be carefully controlled so as to protect the
residential character of the community". Since the project is
proposed in the middle of what staff foresees as a large,
cohesive, multi-family community, it is probable that such a
tourist-oriented development would disrupt the continuity of the
area.
-2-
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Since the applicant has indicated, however, that the project is
not intended to cater to the travelling public, but to senior
guests only, who may stay for months at a time, the project more
closely resembles a senior housing project. The zoning ordinance
requires that approval of senior housing projects include a
finding that such project affords its residents easy access to
community, commercial and service facilities. The City's intent
is that such projects be within walking distance of these
facilities, most preferably near the downtown area. The proposed
project is several miles from downtown. The applicant has
indicated a willingness to provide regular daily transportation
to the downtown area. In addition, the proposed density of 39.9
du/ac is much higher than surrounding properties of 10-20 du/ac
and lower. Staff foresees this as a land use incompatibility.
The applicant, however, has indicated that the project will have
smaller units, and in his opinion, less traffic and less overall
impact than a conforming residential project might have on the
site.
Senior housing projects must also be accompanied by a conversion
plan which demonstrates how the project can be altered to bring
it into compliance with RD-M zoning requirements if its
feasibility as a senior housing project diminishes. Since the
City has encouraged these projects near the downtown area, and
the project is several miles from downtown and no conversion
plan has been submitted, staff could not support the development
as a senior housing project.
As a result of these factors, staff concludes that the proposed
project could be defined as either a hotel or senior housing
project, but the findings required for approval of either cannot
be made. Defined as a hotel, staff cannot make the Conditional
Use Permit findings of land use compatibility, harmony with the
General Plan, and street system adequacy. Defined as a senior
housing project, staff cannot make the Conditional Use Permit
findings of land use compatibility (double surrounding density),
convenient access to community, commercial, and service
facilities, and adequate conversion plan.
The applicant has been informed that a purely residential
project, scaled down to within the allowable density range,
compatible with development that will eventually surround it,
would much more likely be looked upon favorably by staff. As it
now stands, the project most closely resembles a hotel or senior
project, but, from a planning standpoint, the site is most
appropriate for an apartment or condominium project, consistent
with existing zoning. Staff believes that the City ordinances
include provisions for all three different land uses which
include required findings, reflecting the City's goals regarding
location for such uses. The project, as proposed, does not fit
comfortably into any of the categories.
-3-
• •
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager is unable to make a finding of
nonsignificant environmental impacts on this project due to
peotential land use compatibility and traffic impact issues.
Therefore, a Negative Declaration has not been issued for this
project.
Attachments
1) Planning Commission Resolution No. 2240
2) Location Map
3) Background Data Sheet
4) Disclosure Form
5) Exhibits "A" through "F", dated December 14, 1983
PJK:ad
1/10/84
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BACKGROUND DATA SHEET
CASE 00: CUP-239
APPLICANT: PACIFIC RIVIERA
REQUEST AND r..a:ATION: Conditional Use Permit to allow senior resort hotel
just north of Coast Waste Management
LEGAL DESCRIPTION: All that portion of the south two-thirds of lot 4 (Southeast
Quarter of the southeast Quarter) of Section 29, Twp. 12 South, Range 4 West,
San Bernardino Meridian, in Cty of SD, State of CA APN: 214-160-19
214-160-24
Acres 3.66 Proposed No. of Lots/Units 121 units ----------------
GENERAL PLAN AND ZONING
Land Use Designation RMH --------
Density Allowed 10-20 du/ac Density Proposed 33.6 --------
Existing Zone RD-M Proposed Zone no change ----------
Surrounding Zoning and Land Use:
Zoning Land Use
Site RD-M Vacant
North P-C Vacant
South RD--M Industrial
East Railroad Railroad
West Carlsbad Blvd. Carlsbad Blvd.
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 121 -----
Public Facilities Fee Agreement, dated October 25, 1983 ---------------------
ENVIRONMENTAL IMPACT ASSESSMENT
!__Negative Declaration, issued ___ J_u_n_e_l8 ____ ,_1_9_8_4 __ _
E.I.R. Certified, dated --------------
Other, -------------------------------
art:~r t:.!1-:! J..Il.J:U .. C"TUdL...J.U.U yu1,,.1. J.I.Q.VC:. ,.;;,',,,4....,.Ul .... -~--·---.J .. ~_,, ...... --Y ..... ..__rT,;;:.~,
.t. further information .re~ired, you will be so ad ••
APPLICANT:
AGENT:
Pacific Riviera Ltd., A California Limited Partnership
Name {individual, partnership, joint venture, corporation, syndication}
401 West "A" Street, Suite 1200, San Diego,· Ca. 92101
Business Address
(619) 456-0494
Telephone Nu .. '!lber •
BalbQa Capitba1·c..orn,, 8 Ca]ifarr:iia CorporatLo..n (General Partner)
Name
4 0 1 Wes t ".fl. " S tree t ; S G' i t e 12 0 0 , San D i e g·o ; Ca ; 9 210 1
Business ~.ddress
Telephone Number ·:..,,•
Max L. Eberhardt, Pres. S01e·Shareholder, 6405 Cam. Aronimink
Na.me -(individual, partner, joint_
venture, corporation, syndication}
Home Add1·ess
La Jolla, Ca. 92037
407 Wf..st "A" Street; Spite 1200, Sap Diego, Ca. 9,210,1 _____ _
Business Address
(619) 456-0494
Telephone N~""'l.ber Telephon,: °NUJober
Tpomas R. Icladdel 7 , Limi t·ed Partn=--e_r _______________ _
!-Jarae Home Address:
401 W. "A" Street, Suite 1200, San Diego, Ca. 92101
3'.1siness Address
238-13 6 ·
?elephor.e Ni.::a.ber
Limited ~artners
Telephone ~1u.'.lber
_E.§lph Pesgu·eira, 401 W. "A" Street, S. • 1200, San Diego, Ca.· 92101 238-1356
_ D a 1 e :er e.w.e.t t l O 3 5 How a rd A v e .... , Escondido , Ca . 9 2..;:;0..;;;2-'5"---______ ~,_7 4.:....:..5 _---2 .... 0..;l...,,,5
Carl A. Becker P.O. Bbx 3393, Escondido, Ca·. 92025. 747~3265 -------------
5883(i::;tsan MarinohDr. , . Yucca Valley, c·a:. -92025 • . 1\ l:acn more s eets if necessary) Ram S. Ratan, M.D;
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365-7191
·I/We decla=e u!'":d.ec. penalty of perjury that the inforrr:ation contained in this dis-
closure is true and correct and that it. will remain true and corr.ect and may be·
relied upon as being true and correct until a~ended.
Pacific Riviera Ltd. by Balboa Capital
-Applicant Corp. G. P.
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WbRK 'l'O 13E DONE
THE IMPROVEMENTS CONSIST OF THE FOLLOWING '1l0RK TO BE DONE ACCCRD-
lNG: TO THESE: PL!\"15 AND SPECIFIC!\TIONS, 1'HE CC.RRi:::-.T Cl'l'Y OP
e ... P.LSBAD ENGINEERING DEPARTMENT STAND~.R) SPECIFICA~lONS AtiD SPECIAL
PROVISIONS f'OR 'l'HE IMPROVEMENT Or SlBDlVISION STREETS AND S'IA~DARD
REFERE,CE CRAWI'IG$. SLOPE PLANTl)-JG AND IR?.IGATION AS PER PA?K A"ID
RECREATION DIRECTOR,
GRADl"IG
GRADDIG SHALL CONSIST CP THE C::iNSTROCTION Of ALL cu·rs AND FILLS AS
SHOWN ON 'l'llESE PLANS AND OUTLINED lN THE EJ\RTt:>iOR!< SPECIFICA'rI:lNS,
ALL GRADl!-iG DETAIL.S NOT SHCW'.i 0)-J THIS PLAN W!LL BE IN ACCOR'.)A:-;CE:
Wl'l'H Cl'l'Y OF CARLSBAD STANi.:ARD DRAWINGS A:;p ORDlNANCI!: NO. 3-,32.
CUT BANK 2,l --
l"ILL 3ANK 2:1-
FINISH PAD ELE\'ATIC1'-OR COc\lTOURS ----------~--1( GO~)---
EXISTING ELEVATION
EXISTING CONTOCRS
ALL GRADING IS ON OWNERS PRO?EPTY. •
LEGAL PESCP!?TlON
THAT PORTION OF 'l'EE SOU'l'll 'l"IIO-'l':~IRDS Of to·= 4 -SOUTHEAST QlARTE?
OF TllE SOlJ'['HEAST QC.~?CTER -OF SEC'rI15N 29, I'OWtsS~!P 12 SO!J'l';l, RNlGE
4 WEST, SAN 3EP."iARD1'10 NERI DIAN, TN THE Cl,Y 01" CAFLSBAD, t:OVYIY OF
SAN DIEGO, STATE: Of' C!,Lif'ONRIA, ,\CCO?.D:NG ~o OFFICIAL PLA'r THJ!REOF1
INCLUD!'lG A i'ORTI0,1 OF THE ABANDONED PCRTION Of Tl-!E ATC:ilSOc!, '!:OPEK.11.
AND SAN';:A FE RAILl'<AY COM?A:--;'I 'S -FORl'.ERLY 'rll='. CALlF'O"-NIA sou·rH.ER.LY
RAIUl/\.Y COMPANY -HIGliT OF 'l'/AY .
GEC'IERAL No·rcs
l. STREET RIGHT OF ',,JAY ,llDT<lS P~« Cl'l'Y $TAt,DARDS.
2. _FINISH GRADES SH 1J',iN clEREON ARE A.P?RCXlMJITS O'lL'{ >,),ID ARE SLBJECT
·re CH!,NGE IN THE FINAL DESIG~.
3. EJ\SE~,E!iTS AS RSQlJIRED PER 1;1·,y E'.JGI?\EER.
4. TC'rAL .A8EA = 3. 9 ACRE$. •
.~~---5·~-'\~Nf~'$R. OE. :..o::s. :"' l.
; , _. ·t :-::~fLk-s-.;?f.Er 0Es1·Gi/"1'0 ,:;Oi\f'.J"''-1'4 TO c1-rt srns. :__.~L2;-;s 0T~~c:t<.'111ss
SBC:\~;~ HEREON,
7. PL'BL~C UTILI~IES A.~:o ~.:A.Rio-t:s ::irs~ ~·tc :'S:
8.
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10.
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Gl\3 & ELECTRIC -SA'.'i DIEG·J GAS & Et.ECT~IC C0-. .a-
1'i':LEFHDNE -PACIFIC PELEPnONE CO.
WATER -CITY OF CARSSlll,D
SEWER -CITY OF CARLSBAD
STD"-MDR.~D, -EASEl"E'-TS ,\ND lMPROVE.'1E:-lTS AS ?.EQ'JIREJ 3Y CIT\'
l'lll.E DlS'l;RICT -CITY OJ' CA<ILSIJAO
~C:·IOOL DISTP.:CT -CARLSBAD c:·n,I'E) sc:••)OL DIS'fRfC'r
ALL PROFOSE:D '..'T1 LI'~l ES TO BE l·:O:CE?_GROt'.,;D.
s:r-.ff;'l' LI•~~TS AS ?<.EQL'IRE:) BY cl•:·.-E:JGI_NEE?.
FIRE.,'-lYDRANTS AS ,>,EQUIRE') B, CI:Y ENGI~EER.
·rcPO: SA"I DIEGO CO\.,!I.TY :oPOGRAPHIC S','R\'EY SGEET ,o. 342-1671.
ASSESSORS PARCEL NO. 214-16-19 /\'W 24.
Ci ·y of CtFhb.1d
P!fl·,r-ing Ccm,-niss;on
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OWNER%DEVELOPER
PACIFIC RIVIERA LTD. ' .-,'
' Pt-~19Y,tfw-(i;;, ~ 401 WEST ''X' STREET
SAN DIEGO CAL.92101
P-lONE /6l9i4!56·0494
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MAX EBER[t"ROT -PRESIDENT
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At.(K$A/tl>All PA/'lnClf ll(J:. 321~4
23~. Vi, WASHlNGTOt-t AVE €$CON0100 CA. 9202,
(619) 741-268'}
rSH!,ETi CITY OF CARLSBAD 1_SH(2ETS1 t---+--+---1~------~----t-----t ENGINEERING DE PAR TIit EN r
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PRELIMINARY GRADING PLAN FOR:
CONDITIONAL USE PERMIT ----!
PACIFIC RIVI ERA
l APPROVEO: OATE
RE. CITY ENGINEER
DATE BY DE SC Rt PTION APP'O
REVISIONS
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PRELIMINARY GL USE PERMIT,, CONDIT/ONA
PACIFIC RIVI ERA
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