HomeMy WebLinkAbout1997-03-19; Planning Commission; ; GPA 96-04|ZC 96-05|LCPA 96-11 - SEAPOINTE RESORT EXPANSION&ae City of CARLSBAD Phtnnlng Departmen,
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: March 19, 1997
Item No.@
Application complete date: January 15, 1997
Project Planner: Christer Westman
Project Engineer: Ken Quon
SUBJECT: GPA 96-04/ZC 96-05/LCPA 96-11 -SEAPOINTE RESORT EXPANSION -
An amendment to the General Plan and Local Coastal Program land use maps to
change the designations from Office to Travel Recreation/Commercial and the
Zoning Map from Office to Commercial-Tourist on a .5 acre parcel located on the
northeast comer of Island Way and Surfside Lane in Local Facilities Management
Zone 22.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4075
RECOMMENDING APPROVAL of the Negative Declaration and addendum to EIR 93-01 and
ADOPT Planning Commission Resolutions No. 4076, 4077 and 4078 RECOMMENDING
APPROVAL of the General Plan Amendment, Zone Change, and Local Coastal Program
Amendment based on the finding and subject to the conditions contained therein.
II. INTRODUCTION
This application is a request for approval of a General Pan Amendment, Zone Change, and Local
Coastal Program Amendment for a vacant .5 acre parcel located at the northeast corner of
Surfside Lane and Island Way. The existing land use designation is Office. The requested land
uses are Travel Services/ Commercial and Commercial-Tourist. The applicant will submit
development applications for the addition of 17 timeshare units on the property if the requested
land use changes are approved.
III. PROJECT DESCRIPTION AND BACKGROUND
The site is located to the east of Surfside Lane at the intersection of Island Way. The site under
consideration is vacant, has been previously used for agriculture, is currently used occasionally for
parking, and has a General Plan and a Zoning designation of Office (0). The Mello II segment land
use designations of the Coastal Program are consistent with the Carlsbad General Plan and Zoning.
The project site was analyzed within a larger study, Seapointe Carlsbad, in 1986 to determine
appropriate land uses for an approximate 340 acre area. The study recommended that the property,
P3a (project site), be designated as Residential Medium High (RMH) with an alternative of Office
(0). The rationale for RMH was that a residential designation would create a solid block of
housing from Poinsettia Lane to just south of Palomar Airport Road. However, acknowledging the
existence of the Encina Wastewater Treatment Plant to the northeast and its primarily nocturnal
odor impacts, an alternative land use of Office was recommended.
0
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The City chose to adopt the alternative land use of Office because of its proximity to the treatment
facility. The "O" designation was considered more appropriate than residential because daytime
odor impacts from the treatment plant are less and an office is used primarily during the daytime.
Also, because there are exceptional view opportunities, the location was considered to be prime for
view offices. Since the adoption of the Seapointe General Plan Amendment, extensive work has
been done on the Encina Wastewater Treatment Facility to inhibit the release of odors into the
surrounding area.
The study included a short discussion of the site as a visitor or recreation oriented location. The
study stated that because the site is located away from the Palomar Airport Road and Poinsettia
Lane freeway intersections, it is less competitive as visitor or recreation serving. However, the
view was noted as desirable for office or residential.
In May 1994, the City approved a similar request for the property immediately to the north. That
site has been developed as the Seapointe Resort. The applicant's intention is to follow favorable
land use decisions at City Council and Coastal Commission with development plans for the
expansion of the Seapointe timeshare resort by 1 7 units.
IV. ANALYSIS
Issues:
1) Is the proposed Travel Services land use comparable with the existing Office land
use?
2) Is the proposed land use compatible with surrounding land uses?
3) Is the proposal consistent with the policies of the Local Coastal Program?
4) Will the proposal impact the Zone 22 Local Facilities Plan?
The proposal is to amend the Site's General Plan designation from Office to Travel Services/
Commercial.
Goals of the General Plan Land Use Element include: 1) the generation of commercial enterprises
that support local industries, population and tourist trade, and 2) the encouragement of
development only in those areas which can best support a change in land use without impact.
The proposed use is directly associated with the tourist trade and as seen in the following
discussion, it can reasonably be anticipated that development of the site will not create significant
impacts.
Existing vs. Proposed
A comparison of office development versus timeshare development shows that they have some
potentially similar physical characteristics. Both uses are allowed up to 35 feet or 45 feet in height
GPA 96-04/ZC 96-05/LCl-ri. 96-11 -SEAPOINTE RESORT EXPANSION
MARCH 19, 1997
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by a Site Development Plan approved by the City Council. Lot coverage for an office building
with underground parking in the O Zone is permitted up to 75%. Lot coverage for a timeshare
within the C-T Zone is similarly, but to a lesser degree, restricted by setbacks. Therefore, either use
could potentially be developed with a similar height and mass.
Other benchmarks for comparison are Average Daily Traffic (ADT), Equivalent Dwelling Units
(EDU) for the purpose of estimating sewer capacity and Gallons Per Day (GPD) for estimating
water needs.
Generation rates have been established by the San Diego Association of Governments (SANDAG)
which are commonly used to identify anticipated ADT. The SANDAG rate for a resort hotel is 8
ADT per room and the rate for standard office is 20 ADT per 1000 square feet of building area. As
seen in Table I below an office building of approximately the same size as the proposed timeshare
would produce greater daily traffic.
TABLEl
AVERAGE DAILY TRAFFIC (ADT)
USE RATE ADT
17 unit timeshare expansion 08 /unit 136
9,000 sq. ft. office 20 I 1000 sq. ft. 180
Offices have peak traffic in the morning and evenings and a timeshare would have traffic activity
spread out during the day. The effect of fewer ADT and staggered daily traffic activity associated
with a timeshare is a reduction of potential traffic related impacts to roadways and intersections.
In addition to the amount of traffic generated, the traffic patterns would also change. If the site
were to develop as an individual office building, it would need to take access from either Island
Way, which serves a residential area known as La Costa Downs, or from the south end of Surfside
Lane near the intersection with Island Way. Merging the site with the existing project to the north
allows for traffic to be directed to the northern end of Surfside Lane, away from both the
intersection with Island Way and from within La Costa Downs.
A review of the EDU and GPD shows that a timeshare will create a greater contribution to sewers
and require a greater daily supply of water. These comparisons are shown in the following Table IL
TABLED
EQUIVALENT DWELLING UNITS (EDU) and GALLONS PER DAY (GPO)
USE EDU RATE EDU GPDRATE GPD
17 unit hotel/timeshare .6 I unit 10.2 x220 2,244
9,000 sq. ft. office 1 / 1800 sq. ft. 5 x220 1,100
GPA 96-04/ZC 96-05/LCP ~ .. }6-11 -SEAPOINTE RESORT EXP Al'l .)ION
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How the property will be used is another factor to consider. The site would change from daytime
office use, to 24 hours for a timeshare. A 24 hour site occupancy could result in evening noise and
light generation. Guest room lights will be on during hours that an office building would typically
be dark. Televisions or radios may be used during the evening hours while an office would
typically be unoccupied by workers and would therefor be silent. However, custodial services for
an office may be provided during evening hours and would require that lights be on. An office or a
timeshare may have security lighting which could be on from dusk till dawn.
A timeshare could have very similar physical characteristics as an office. However, traffic
generation and peak hour intersection impacts created by a timeshare are less than an office,
assuming they are equal in size.
Compatibility with Surrounding Uses and Zones
The property located immediately to the west is City-owned land containing a stretch of Carlsbad
Boulevard right-of-way. Directly west of Carlsbad Boulevard is the northern end of the South
Carlsbad State Beach campground. Property to the north is the Seapointe Resort and directly to the
south is a vacant residential subdivision, La Costa Downs, and the Lanikai Mobilehome Park. East
of the site is the NCTD railroad right-of-way and vacant land zoned for Office/Planned Industrial.
The proposed Commercial-Tourist (C-T) land use is in many ways compatible with existing
surrounding uses.
The state beach campground and the proposed timeshare are similar in that both are intended to
attract visitors to the California coast. The length of stay and number of guests per timeshare unit
or campground space could reasonably be the same. Access to both sites are separate and will
therefor not conflict. The hours of activity for either site can also be expected to reasonably be the
same. Carlsbad Boulevard acts as a buffer between the two uses, however, exterior lighting from
the project site may intrude into the northernmost camp sites.
The residential properties directly to the south, La Costa Downs and Lanikai Mobilehome Park, by
nature of their locations and shared point of access to Carlsbad Boulevard have the greatest
potential for a concern of compatibility with the proposed land use.
Lots within the La Costa Downs subdivision begin approximately 70 feet south of the project site
and this transitional distance does provide some buffer. However, depending on the nature of two
neighboring uses, distance alone may not be adequate. Primary concerns raised by La Costa
Downs lot owners are: the physical presence, height and bulk, of a multi story building; potential
loss of ocean views; potential traffic related impacts and general compatibility with the
surrounding area. Preliminary design studies of the subsequent 17 unit expansion illustrate that
there will not be significant compatibility impacts to the La Costa Downs subdivision.
Maximum allowable height within the proposed C-T Zone is 45 feet (if approved by the City
Council) and the maximum height allowed in the La Costa Downs Specific Plan is 25 feet.
Although there is the potential for a 20 foot height differential between developments on the two
sites, the distance between sites will provide the greatest amount of relief. This is because in
-
GPA 96-04/ZC 96-05/LCP, & J6-l l -SEAPOINTE RESORT EXPAi,.sION
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PAGES
addition to the width of Island Way, development on the project site as well as any future
residential development within La Costa Downs will be required to incorporate setbacks. The
setbacks could add another 20 feet of separation between structures. The design of development on
the project site will be additional opportunities for the creation of a transition from the project site
to the La Costa Downs subdivision. Natural light or air to the La Costa Downs will not be reduced
or denied as a result of development of the project site.
Development of the site in any form has the potential for impairing views _directly to the north from
the southerly properties. However, the focus of the views in the area is the Pacific Ocean which lies
to the west. Those properties to the south which have views of the ocean will therefore not be
impacted by development of the project site. In addition, the City has not adopted a view
preservation ordinance which guarantees existing views. Views from the industrial/office
properties directly east will be obstructed to some degree by any development which lies to the
west.
The proposed timeshare use of the property has the potential for creating noise and/or light during
evening hours that may not be present with an office use. However, projects can be designed to
locate noise sources away from sensitive receptors, regulated to limit hours of exterior noise
production and designed to shield light sources. To date, there have been no complaints registered
against the existing timeshare/hotel regarding noise and light intrusion on surrounding properties.
The applicant has submitted development applications for permit approval of an additional 17 units
for the exiting timeshare resort. The review of those applications will include the implementation
of measures which will create a reasonable transition between properties with differing land uses.
Local Coastal Program
The project site is within the Mello II segment of the Carlsbad Local Coastal Program and is
designated as Office. Discussion of the appropriateness of the proposed Local Coastal Program
Amendment (LCPA) is nearly the same as the General Plan discussion. The LCP A is required
because the LCP and the City's General Plan must be consistent.
The LCP encourages lateral access to the beach (Policy 7-3), visual access (Policies 7-13 & 8-1),
and the inclusion of a limited amount of hotel/motel within the study area (Policy 6-5).
Consistent with the intent of the LCP, access to the beach is considered a priority if the land use
change is to be granted. The proposal of a timeshare/hotel will generate a greater use of the beach
than the existing office designation. Future development should also be reasonably sensitive to
views of the ocean and coast line. The goal of providing hotel/motel within the Coastal Zone can
be achieved through implementation of the proposal.
Growth Management
The proposed General Plan amendment will result in a reduction of the Average Daily Traffic
(ADn and will not require that existing or planned facilities be increased. Because no new
conditions will be required within the Local Facilities Management Plan (LFMP) an amendment to
GPA 96-04/ZC 96-05/LCP.t .. J6-11 -SEAPOIN.fE RESORT EXPAA.s1ON
MARCH 19, 1997
PAGE6
the plan has not been required. Notice of a land use change within the LFMP would be provided
administratively through an. addendum sheet within the zone plan.
With sensitive design, the proposed land use can be compatible with the surrounding land uses.
During design of a specific project, consideration should be given to the limitation of noise and
light onto adjacent properties during evening hours as well as a transition between adjacent
properties.
V. ENVIRONMENT AL REVIEW
An environmental analysis of the proposed project was conducted and no significant impacts were
identified. Specifically the change of land use was assessed as not having an adverse impact on the
environment and a negative declaration was issued by the Planning Director. An addendum has
been included to the Master Environmental Impact Report for the General Plan, EIR 93-01, which
amends the project description to include this property as Travel/Recreation Commercial versus
Office. A brief discussion that the land use change does not have associated impacts is included.
ATTACHMENTS:
1. Planning Commission Resolution No. 4075 •
2. Planning Commission Resolution No. 4076
3. Planning Commission Resolution No. 4077
4. Planning Commission Resolution No. 4078
5. Location Map
6. Background Data Sheet
7. Disclosure Statement
8. Addendum dated March 19, 1997
9. Exhibit "A"-"B" dated March 19, 1997.
CW:bk
SEAPOINTE RESORT EXPANSION
GPA 96-04/ZC 96-05/LCPA 96-11
BACKGROUND DATA SHEET
CASE NO: GPA 96-04/ZC 93-05/LCPA 93-04
CASE NAME: SEAPOINTE RESORT EXPANSION
APPLICANT: Continental Commercial Comoration
REQUEST AND LOCATION: Amendment to the General Plan and Local Coastal Program
land use maps from Office to Travel Services Commercial and the Zoning Map from Office to
Commercial-Tourist on property located east of Carlsbad Boulevard at Anacapa.
LEGAL DESCRIPTION: A portion of Lots 1 and 2 in fractional Section 20, Township
12 South, Range 4 West, San Bernardino Base and Meridian, in the City of Carlsbad, County of
San Diego, State of California, according to Official Plat thereof.
APN: ----=2...,1...,4....:-0=1=0---=-0:..:1'---Acres: 8.02 Proposed No. of Lots/Units: __ ..:..7=8-=um=·ts~--
GENERAL PLAN AND ZONING
Land Use Designation: -=O=ffi=1c=e..__ _____________________ _
Density Allowed: NIA . Density Proposed: ---'N::..a.:..::./ A-=---------
Existing Zone: _ ___,.O=ffi=1=ce=------Proposed Zone: Commercial-Tourist
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site Office Office -vacant
North Open Space Open Space -vacant
South Office Office -vacant
East Transportation Corridor
West Open Space Open Space -vacant
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -Equivalent PFF
Equivalent Dwelling Units (Sewer Capacity): -N.._./A_.__ ______________ _
Public Facilities Fee Agreement, dated: ..... A=u:ogu=st=-=1=2,._, 1 ..... 9""'9..::;3 _____________ _
ENVIRONMENTAL IMPACT ASSESSMENT
!ZI Negative Declaration, issued .:.:.M=ar=c=h....,2=2::.,...:l.::;.9""'"94..,__ _____________ _
D Certified Environmental Impact Report, dated. ______________ _
D Other, _______________________ _
City of C C~rlsbad
MG 61111 •• ei-1 •14·i% •el• ,f§ e i •
DISCLOSURE STATEMENT
APPLICANTSSTATEMENTOFDISCLOSUREORCERTAINOWNERSHIPINTERESTSONALLAPPLICATIONS
WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY
APPOINTED BOARD. COMMISSION OR COMMITI'EE
(Please Print)
. __ The following information must be disclosed:
1. Applicant ,
List the names and addresses of all persons having a financial interest in the application.
Grand Pacific Resorts
5050 Avenida Encinas
Suite 200
Carlsbad, CA 92008
2. Owner
List the names and addressees of all person having any ownership interest in the property involved.
Kristopher & Elizabeth Sbhulte
Schulte Insurance Agency
937 1st Aye,, Ste, 201
Encinitas, CA 92024
•
3. 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.
4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the
names and addresses of any person serving as officer or director of the non-profit organization or
as trustee or beneficiary of the trust.
DISCLOS.FRM 2/96 PAGE J of 2
2075 Las Palmas Dr.• Carlsbad. CA 92009-1576 • 1619) 438-1161 • FAX (619) 438-0894
t ,·
. 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_ If yes, please indicate person(s) _______________ _
Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, 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)
Kristopher Schulte
Print or type name of owner
Elizabeth Schulte
name of owner
DISCLOS.FRM 2/96
'TI~ G" Str t' e..
Prin~ ~e name of applicant
PAGE 1 of 2
ADDENDUM TO MEIR
PROJECT DESCRIPTION
EIR 93-01 addendum #1
March 19, 1997
A request has been made to change the General Plan Land Use designation of a .5 acre parcel of
land from Office to Travel/Recreation Commercial. The effect is a change to the EIR 93-01
project description to include the potential development of the .5 acre. piece as Travel/Recreation
Commercial versus Office.
CHANGE IN IMP ACTS
There will be no change in impacts. The proposed land use, Travel/Recreation Commercial will
have the same development standards as the original land use designation. The development
potential of the site will not be increased nor will it be decreased by virtue of the land use
change.
The use of the property will be slightly altered in that as a Travel/Recreation Commercial site the
Average Daily Traffic (ADT) will be reduced from that of an office development. The net effect
will be a reduction in impacts because there will be less traffic impacts on surrounding roads and
intersections and subsequently an incremental decrease in the cumulative contribution to air
quality.
EXHIBIT .. A.
EXISTING: 0
PROPOSED: T-R
SEAPOINTE RESORT EXPANSION
GPA 96-04/LCPA 96-11
EXISTING: 0
PROPOSED: C-T
SEAPOINTE RESORT EXPANSION
zc 96-05