HomeMy WebLinkAbout1984-08-08; Planning Commission; ; CUP 239 - PACIFIC RIVIERAAPPLICATION SUBMITTAL DATE: gn
27, 1983
STAFF REPORT
DATE: August 8, 1984
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: CUP-239 - PACIFIC RIVIERA - Request for a conditional
use permit to allow a 121 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 APPROVE the
Negative Declaration issued by the Land Use Planning Manager and
ADOPT Resolution No. 2323 APPROVING CUP-239, based on the
findings and subject to the conditions contained therein.
II. PROJECT BACKGROUND AND DESCRIPTION
This item is a request for a conditional use permit to allow the
development of a senior resort hotel in the Ponto area. The
request has been before the Commission several times and in
various forms over the last six months. At the most recent
meeting where the item was discussed, July 11, 1984 the
Commission was reluctant to approve the project for the
following reasons:
A) The proposed circulation system to serve the site was
opposed by the property owner to the north (Lusk).
B) The project appeared congested, with an over-abundance of
asphalt.
Since this meeting, staff and the applicant have held several
meetings to alleviate the above concerns. As a result, both
the circulation system and the project have been redesigned.
As shown in Exhibit "G", a temporary, emergency-access only
intersection is proposed within the City's Carlsbad Boulevard
right-of-way. It does not extend into the Lusk property. This
intersection will allow emergency vehicle entrance to the site
without their having to travel through the circuitous Ponto
interchange several hundred feet to the south. Private (non-
emergency) vehicles will be prohibited from utilizing this
temporary access as entrance or exit to the Ponto area by a
temporary cul-de-sac, situated at the north-west corner of the
subject property. The project proponent and the City Engineer
have stated their concurrence with this temporary plan. When
the Lusk property develops, a permanent solution must be
achieved.
The hotel project has been reduced in scale to alleviate
Commission and staff concerns about on-site congestion,
dominance of asphalt, and overall building mass. Twenty-five
units have been deleted from the original plan. This results in
an overall density of 33.6 du/ac. Although this density is
higher than anticipated future uses in the area, the relatively
lesser impacts associated with senior projects should render the
project compatible with surrounding uses. Staff believes this
density to be much more reasonable and compatible that the
previously requested density of 39.34 du/ac.
In addition, the site has been greatly opened up by the
utilization of a 64-vehicle subterranean garage. Landscape
areas have been greatly expanded, and asphalt greatly reduced.
The on-site circulation system is much improved over the
previous plan.
The project continues to be designed with undulating rooflines,
two and three stories high. One parking space is provided
per unit in conformance with the minimum requirement for hotels.
Staff concludes that the proposed project is much superior to
the previous plans, and can now make the four findings required
for approval of a conditional use permit. The project is in
harmony with the elements of the general plan, and is not
detrimental to uses permitted in this zone. The site is
adequate in size and shape to accommodate the project. Yards,
walls, fences, landscaping, and other features necessary to
adjust the requested use to future uses in the neighborhood will
be provided. As conditioned, the public street system can
properly handle all traffic generated by the proposed use.
III. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact in the Environment, and,
therefore, issued a negative Declaration on June 18, 1984.
Attachments
1. Planning Commission Resolution No. 2323
2. Location Map
3. Background Data Sheet
4. Disclosure Statement
5. Environmental Document
6. Exhibits "A" - "G", dated August 8, 1984
PJKrad
8/2/84
-2-
LOCATION MAP*"
BMH
(10-20
DU/AC)
SITE
PACIFIC RIVIERA | CUP-239