HomeMy WebLinkAbout1984-02-22; Planning Commission; ; CUP 239 - PACIFIC RIVIERADATE:
TO:
FROM:
I
STAFF REPORT
February 22, 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. BACKGROUND
At their meeting of January 25, 1984, the Planning Commission
requested that staff further examine CUP-239 and return with
additional information regarding the use, possible conditions and
other issues that may affect the project.
III. Discussion
At the previous Planning Commission meeting there was some
question as to whether this project was a senior resort hotel or
a senior housing project. Staff has concluded that this project
will function as a senior resort hotel. The fact that it will
have long term residents, the vast majority of which will be over
60 years of age, however, does render the project somewhat
different than the traditional hotel/motel concept.
After further review staff has continued concern with the
proposed site for the project. The industrial uses in the Ponto
area are only temporary. The General Plan designates both the
subject property and the area northerly and southerly of the
project site for residential development at 10-20 du/ac. In
staff's opinion, dividing this area with a hotel would be
detrimental from a planning standpoint as it will differ in
appearance and function from future residential uses.
Staff's major objection to this project, however, is that it is
considerably premature. Staff feels that the Ponto area could be
a good location for a senior project of this nature in the future
but currently there are no supporting facilities within walking
distance of the site. The developer has indicated that these
facilities aren't necessary. Staff feels that they are
I •
important. The clientele of this type of development are still
very active. A similar example may be the Lutheran home in
downtown Carlsbad. The residents are active and can be seen
walking downtown, shopping, utilizing most of the restaurants
within walking distance, and walking on the beach. At the
project site there is nothing to walk to except the beach, and
presently, there is no safe beach access from the site. Staff's
conclusion is that the project is, at best, premature. As such,
a denial resolution has been included with this report.
If the Commission does not share staff's concerns as to the
appropriateness of the project site, they may approve the project
in concept and send it back to staff for further review and
conditions. Since the Land Use Element of the General Plan
encourages hotel uses on arterials (easily accessible to the
traveling public), and provides that they be "carefully
controlled so as to protect the residential character of the
community", the City Attorney's Office has advised that it would
be appropriate for the Commission to state reasons why the
project location is not contradictory to these concepts. It
should be kept in mind that eventual approval of the project will
require making the findings required for approval of a CUP.
These include land use compatibility, site and street system
adequacy, and site plan acceptance.
The Planning Commission asked staff for a brief rundown
of potential off-site problems and/or conditions, were the
project approved. The are as follows:
1) Traffic Circulation
Since the proposed project is the first ultimate
development in the area, now is the time to work out the
most desirable street system for the entire area. Time
constraints and workload, however, have not allowed
staff to sufficiently review all the possible
alternative circulation patterns for the Ponto area.
Staff has identified several alternative systems. None
of these are ideal basically because access from the
Ponto interchange at Carlsbad Boulevard is poor. The
existing frontage road is too narrow. As a result,
staff would recommend that the developer hire a traffic
engineer to study the entire area. The study should
consider approved, planned and projected projects, and
provide the City with the most desirable circulation
alternative. This should be completed prior to approval
of this project. Specific public street improvement
conditions could then be made.
2) Sanitary Sewer
The Ponto area west of the Santa Fe Railroad has no
sewers. The project can be served by the 27-inch
diameter sewer that runs northerly along the easterly
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side of the Santa Fe right-of-way.
recommend a condition which states
obtain the necessary easements and
connection.
I
Staff would
that the developers
construct the
3) Storm Sewer
The project site will be served by the DA storm drain as
shown on the City Master Drainage Plan. The existing
storm drain patterns and facilities are poor at best.
The project will make a poor situation worse. The staff
would propose that the developer construct the storm
drain and enter into a pro-rata agreement with the City.
As the remaining properties are developed, the City can
collect drainage fees and reimburse the developer.
4) Fire Protection
The Fire Marshall has indicated that his office would
require all structures to be fully sprinklered due to
the age and mobility of the occupants, and distance
from existing fire stations (one is planned in this
quandr?nt in the future).
These are the areas of main concern to the staff and the
developer. Some of the questions raised can only be solved
through more detailed analysis. If the Commission wishes to
approve the project on this site, in concept, staff
would recommend that CUP-239 be continued for detailed review,
pending the outcome of a traffic study for the area. At that
point, staff could make close analysis of the project, and
include specific conditions.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager is unable to make a finding of
nonsignificant environmental impacts on this project due to
potential 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) Staff Report, dated January 25, 1984
4) Background Data Sheet
5) Disclosure Form
6) Exhibits "A" -"G", dated February 22, 1984
PJK:bw
2/9/84
-3-
OCATION MAP
(10-20 1
DU/AC) \
\
RM
(4-10 DU/AC)
SITE
RMH
PACIFIC RIVIERA CUP-239
• ~~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-
I •
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
-4-
• •
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;
I
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.
DEVELOPMENT AL
SERVICES
LAND USE PLANNING OFFICE
•
~ttp of ~arlsbab
NffiATIVE DECLARATION
• 1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008-1989
(619) 438-5591
PROJECT ADDRESS/LOCATION: Inmediately oorth of 7204 R:>nto Drive
(Coast Waste Management).
PROJECT DESCRIPI'ION: conditional Use Permit to allow a 144-unit
senior resort hotel on 3.6 acres.
The City of Carlsbad has oonducted an environmental review of the
above described project pursuant to the Guidelines for Implementation
of the California Envirornnental O-Iality Act and the Environmental
Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will oot
have a significant impact on the environment) is hereby issued for the
subject project. Justification for this action is on file in the
Land Use Planning Office.
A oopy of the Negative Declaration with supportive documents is on
file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsbad, CA. 92008. Comments from the public are invited. Please
suanit oomnents in writing to the Land use Planning Office within ten
(10) days of date of issuance.
DATED: June 18, 1984
CASE NJ: CUP-239
APPLICANT: Pacific Riviera
PUBLISH mTE: June 23, 1984
ND-4
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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$. SLOPE PLANTl)-JG AND IR?.IGATION AS PER PA?K A"ID
RECREATION DIRECTOR,
GRADl"IG
GRADDIG SHALL CONSIST CP THE C::iNSTROCTION Of ALL cu·rs AND FILLS AS
SHOWN ON 'l'llESE PLANS AND OUTLINED lN THE EJ\RTt:>iOR!< SPECIFICA'rI:lNS,
ALL GRADl!-iG DETAIL.S NOT SHCW'.i 0)-J THIS PLAN W!LL BE IN ACCOR'.)A:-;CE:
Wl'l'H Cl'l'Y OF CARLSBAD STANi.:ARD DRAWINGS A:;p ORDlNANCI!: NO. 3-,32.
CUT BANK 2,l --
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FINISH PAD ELE\'ATIC1'-OR COc\lTOURS ----------~--1( GO~)---
EXISTING ELEVATION
EXISTING CONTOCRS
ALL GRADING IS ON OWNERS PRO?EPTY. •
LEGAL PESCP!?TlON
THAT PORTION OF 'l'EE SOU'l'll 'l"IIO-'l':~IRDS Of to·= 4 -SOUTHEAST QlARTE?
OF TllE SOlJ'['HEAST QC.~?CTER -OF SEC'rI15N 29, I'OWtsS~!P 12 SO!J'l';l, RNlGE
4 WEST, SAN 3EP."iARD1'10 NERI DIAN, TN THE Cl,Y 01" CAFLSBAD, t:OVYIY OF
SAN DIEGO, STATE: Of' C!,Lif'ONRIA, ,\CCO?.D:NG ~o OFFICIAL PLA'r THJ!REOF1
INCLUD!'lG A i'ORTI0,1 OF THE ABANDONED PCRTION Of Tl-!E ATC:ilSOc!, '!:OPEK.11.
AND SAN';:A FE RAILl'<AY COM?A:--;'I 'S -FORl'.ERLY 'rll='. CALlF'O"-NIA sou·rH.ER.LY
RAIUl/\.Y COMPANY -HIGliT OF 'l'/AY .
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2. _FINISH GRADES SH 1J',iN clEREON ARE A.P?RCXlMJITS O'lL'{ >,),ID ARE SLBJECT
·re CH!,NGE IN THE FINAL DESIG~.
3. EJ\SE~,E!iTS AS RSQlJIRED PER 1;1·,y E'.JGI?\EER.
4. TC'rAL .A8EA = 3. 9 ACRE$. •
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7. PL'BL~C UTILI~IES A.~:o ~.:A.Rio-t:s ::irs~ ~·tc :'S:
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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.
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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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23~. Vi, WASHlNGTOt-t AVE €$CON0100 CA. 9202,
(619) 741-268'}
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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
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