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HomeMy WebLinkAbout1994-08-17; Planning Commission; ; CT 93-10|CP 93-07| CUP 93-04| HDP 93-10|SDP 94-04 - SEAPOINTE RESORTAPPLICATION COMPLETE DATE: JULY 29, 1994 STAFF PLANNER: CHRISTER WESTMAN STAFF REPORT DATE: AUGUST 17, 1994 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 93-10 / CP 93-07 / CUP 93-04 / HDP 93-10 / SDP 94-04 - SEAPQINTE RESORT - Recommending approval of the second amended Negative Declaration and a two lot tract map for condominium purposes, a condominium permit, a conditional use permit, hillside development permit and a site development plan for a 45 foot high, 78 unit timeshare resort on 2.35 acres of an 8.02 acre site, in the commercial-tourist zone generally located east of the intersection of Ponto (Anacapa) Road and Carlsbad Boulevard and within Local Facilities Management Zone 22. I.RECOMMENDATION That the Planning Commission ADOPT Resolution No. 3690, RECOMMENDING APPROVAL of the second amended Negative Declaration and ADOPT Resolution Nos. 3691, 3701, 3692, 3693 and 3694, RECOMMENDING APPROVAL of CT 93-10, CP 93-07, CUP 93-04, HDP 93-10, and SDP 94-04. II.PROJECT DESCRIPTION AND BACKGROUND The site is located east of Carlsbad Boulevard at the intersection of Ponto (Anacapa) Road. Total lot area is 8.02 acres, however, only a 2.35 acre portion will be used for development. The project is a three story timeshare resort with 78 units, a level of underground parking for 99 cars, club house, children's pool and adult swimming pool and whirlpool. Access to the project from Carlsbad Boulevard is via a signalized intersection at Descanso which will be constructed as a condition of approval. No retail or restaurant use is associated with the timeshare resort. A Zone Code Amendment (ZCA 93-07) was approved by the City Council in June of 1994 which included timeshare hotels as a conditionally permitted use within the Commercial- Tourist Zone. Subsequently, a General Plan Amendment (GPA 93-04), Zone Change (ZC 93-05) and Local Coastal Program Amendment (93-06) was approved by the City Council changing the 2.35 acre Office portion of the project area to Travel Services Commercial and CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE 2 Commercial-Tourist (C-T). With these amendments, a timeshare resort is permitted within the C-T Zone by Conditional Use Permit. The property is vacant, has been used in the past for agricultural production, but currently accommodates no activity. The developable portion of the property slopes downward in a north and northeasterly direction and varies from approximately 66 to 52 feet above sea level. Existing access is via on and off ramps from Carlsbad Boulevard at Ponto (Anacapa) Road and a bridge over the northbound lanes of Carlsbad Boulevard. The bridge and ramps will be removed from service with implementation of the project. The property immediately south is approximately Va acre, vacant and zoned Office. South of that parcel is a vacant unimproved subdivision of approximately twenty-nine 4,500 square foot residential lots. An additional 11 lots are owned by the North San Diego County Transit Development Board. Lanikai Lane Mobile Home Park is further south and Solamar Mobile Home Park is about 1,000 feet north of the project construction area. East of the project site is the North County Transit District railroad right-of-way and further east is vacant industrial and office property. Carlsbad Boulevard is to the west as is the northern end of the Carlsbad State Beach campground. HI. ANALYSIS 1. Is the proposed use consistent with the intent of the General Plan and Zoning Ordinance? 2. Does the project conform to the development standards of the Commercial-Tourist Zone? 3. Can the findings be made for a Site Development Plan allowing the structure to have a height of 45 feet? 4. Can the proposed use be conditioned to ensure compatibility with adjacent and surrounding land uses? 5. Does the proposed grading conform to the standards of the hillside ordinance? 6. Is the Tentative Map in compliance with the Subdivision Ordinance? General Plan and Zoning General Plan Travel Service (TS) uses are those considered to serve business and industrial areas as well as the travelling public. The uses should be accessible to inter-regional traffic but need not have direct roadway access if they can be easily identified. Two important CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE 3 factors to consider are maintaining a functional street system through access control and preventing detrimental effects on or by adjacent land uses. Access to the site will be via a signalized intersection at Descanso and Carlsbad Boulevards. The new intersection will be an improvement to the existing Ponto Bridge access which will increase the capabilities of moving traffic through the intersection with minimal effect to Carlsbad Boulevard. Movement of traffic into and out of the timeshare resort will be regulated through this intersection and will be segregated from the flow of traffic for properties south of Descanso Boulevard. This configuration will largely eliminate the potential traffic conflicts between the future La Costa Downs development and Seapointe Resort. Project review identified potential impacts on adjacent properties which include noise, light, visual (view blockage), and traffic. As mentioned above, the circulation access and control created by the project will minimize traffic impacts. Noise and light impacts will not be significant since there will be an onsite operations management program and review and approval of an exterior lighting plan is a standard City condition for projects like this. Generally significant views will not be impaired by the project. The project is located far enough and low enough in relation to the residential developments to the east of the freeway that there will be no blockage. The properties located north and south of the project have views which are oriented toward the west, and those views will not be affected. The intent and purpose of the Commercial-Tourist (C-T) zone is to provide certain types of commercial business near transportation centers, recreation areas, or in close proximity to highways and freeways used by inter-regional traffic. Locationally the project site fulfills the intent of the C-T zone. The North County Transit District commuter rail station near Poinsettia is close by and South Carlsbad State Beach is across Carlsbad Boulevard to the west. Carlsbad Boulevard is designated as a major arterial and is designed to carry inter-regional traffic. There are elements of the proposed use which can be considered in evaluating compatibility with the existing surrounding uses. The project will be an attractor of visitors to the beach, similar to the camp ground, and is quasi-residential in nature. The use of the site will be on a 24 hour basis, similar to the surrounding properties, because people will be staying overnight. A community, although partially transient in nature, will be created by the interaction of the timeshare residents, the camp ground residents and those local permanent residents as they enjoy their common use of the beach. Project Design The project is designed with an underground garage and three levels of timeshare units. The units are housed in five buildings offset from each other and connected by exterior CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE 4 covered walkways. The offset creates three courtyards which will be landscaped with varying themes: The building design incorporates split-face masonry, stained redwood, integral color plaster, painted metal railings and chimney flues, and asphalt shingles. The colors of these elements are proposed in earth tones. Some variation in roof line will be seen from the west through the use of alternating flat and gabled roofs with clerestory windows. The dominant building element as seen from the east is a redwood lattice used on the first and second unit levels. Cut-outs in the lattice help create depth through the play of shadow and light. All of the units and the common facilities, which include two pools and a clubhouse, are oriented toward the west to take advantage of available ocean views. As noted above, operation of the proposed facility will not have significant negative impacts on the surrounding uses nor will the facility be significantly affected by surrounding uses. Onsite lighting will be designed, and plans approved by the Planning Director, to minimize overspill onto adjacent lots and excessive noise will be regulated by the management of the timeshare hotel. No special use conditions have therefore been included in the resolutions of approval. Physical compatibility of the project with the surrounding uses is enhanced by the proposed circulation system which segregates project traffic from the future La Costa Downs subdivision to the south, the buffering provided on the north by an extensive open space lot, the transition from single story structures within the Lanikai Mobile Home Park to two story structures within the future La Costa Downs subdivision to the project's proposed three story development, and the presence of Carlsbad Boulevard and the rail right-of-way on the west and east respectively. Development Standards The site is subject to the development standards of the C-T zone (21.29). The following TABLE I identifies the height and setback requirements of the C-T section of the zoning ordinance. CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGES __^_ TABLE! Development Standards Maximum Height (21.29.060) Title 21 Standard 45 feet* Proposed 45 feet Minimum Setbacks: (21.29.060(b) Front Side Side 10 feet* 10 feet* 10 feet* 20+ feet 10+ feet 10 feet * Subject to Site Development Plan * One foot required for every foot of building height over 35 feet. As seen in the table, the proposed project falls within the height and setback limits which are subject to City Council approval. Site Development Plan The C-T zone allows habitable building height up to 35 feet. However, through a Site Development Plan, the City Council may approve a habitable building height of up to 45 feet if four findings can be made. The project as designed has habitable space which reaches 45 feet in height and is therefore subject to the City Council findings for a Site Development Plan. They are: 1) The building does not contain more than three levels; 2) All required setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction beyond 35 feet. Also, the additional setback area will be maintained as landscaped open space; 3) The building conforms to the requirements of Section 18.04.170 (Building Codes and Regulations) which describes how to provide fire protection to habitable structures over 35 but under 55 feet in height; and 4) The allowed height protrusions as described in Section 21.46.020 (Yards) do not exceed 45 feet. 1) The project has been designed with underground parking as defined in 21.04.370 (Definitions). Because underground parking is not considered a "story" (21.04.33) the building is defined as having three levels. 2) Within The C-T zone buildings which are 35 feet in height or less have no building setback requirement. However, clerestory and screening elements of this proposal reach 45 feet above grade. Because Section 21.29.060 requires one additional foot of setback for every foot of building height over 35 feet, setbacks of 10 feet are required for the proposal. The minimum setback provided is 10 feet, however, the majority of the project has a greater than minimum setback from property line. CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE 6 3) The proposal is conditioned to comply with the requirements of Section 18.04.170. 4) No part of the building is over 45 feet in height. Conditional Use Permit The project use, timeshare, is allowed within the C-T zone through the issuance of a Conditional Use Permit, the intent of the CUP is to guarantee compatibility with the surrounding land uses. The project has been designed to fit within the developable area of the site and complies with all of the applicable development standards. Operation of the timeshare will not have adverse effects on the adjacent properties. The anticipated noise created onsite will be no different than noise created by the campground and mobile home parks. Lighting within the project is designed to limit overspill. The location is appropriate for a timeshare because the tourist orientation has been established by the campground and the close proximity to the ocean. Parking The Parking Ordinance [21.44.020(10)] requires a minimum of 1.2 spaces per unit subject to the approval of a Conditional Use Permit. The following table compares the parking required and provided. TABLE H Parking Requirement for 78 timeshare units regulatory source 21.44.010(10) ratio 1 .2 per unit required 94 spaces provided 99 spaces There are other timeshare hotels within the City that were designed with the same parking standard and are operating successfully. Staff has determined that there are no special circumstances which could require additional parking onsite and therefore, Staff recommends that the 99 spaces provided is adequate to meet the need. Access Access to the project site and the adjacent southerly properties will be provided via a new signalized intersection at Descanso and Carlsbad Boulevards in lieu of the Ponto Bridge. This new at-grade intersection will accommodate north and southbound access to these properties and will also provide signalized pedestrian access to the west side of the boulevard and the beach. CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE 7 Project and non-project traffic will separate at the Descanso Boulevard and Ponto (Anacapa) Road intersection. Traffic associated with the timeshare and vacant Vz acre office parcel will use the north and west legs of the intersection and traffic associated with the La Costa Downs will use the east, south and west legs of the intersection. Traffic volumes generated by the project will be relatively small. San Diego Association of Governments (SANDAG) average daily traffic (ADT) generation rates for a resort hotel are 8 per room. The proposed 78 units would therefore equate to 624 ADT. These trips are calculated for a 24 hour period and are assumed to be weighted during daytime hours at full occupancy. The effects of the new intersection at Descanso are not considered to be negative since the projected cumulative ADT generated by the proposal, future development of the V6 acre parcel and La Costa Downs is 1150 and falls within the capacity limits the street's design which is capacity up to 10,000 ADT. The anticipated volume of traffic generated by the project and adjacent properties at buildout will not warrant a signal at the Descanso Boulevard/Anacapa Road intersection. The Carlsbad Boulevard/Descanso Boulevard intersection will operate at a level of service (LOS) which is the lowest rating. Hillside Ordinance Hillside conditions were identified and the northernmost edge of the project development area is subject to the Hillside Ordinance because it includes slopes which are greater than 15%. However, project development is primarily within an area that has slopes less than 15%. There is no restriction to the development of the 15 - 40% slopes along the northernmost edge because they do not contain sensitive plant species and they do not encroach into the designated open space. Discussion of Findings The project design includes a retaining wall along the northernmost edge. The western half of the wall is 2 feet high and will be visible from the project side (south). The eastern half of the wall varies towards the east from 0 to 6 feet in height and is visible from the north. The retaining wall visible from the north is the result of a six foot fill necessary to establish a consistent basement floor at a grade of 54 feet above sea level. This same grade is established at the opposite corner of the building (southwest) by excavating ten feet. The grading concept is consistent with the intent of the Hillside Ordinance which acknowledges that fill as well as cut within slope is necessary for the development of properties which slope. The use of the retaining wall at this location is reasonably within the intent of the Hillside Ordinance. The wall eliminates the need to "chase" grade and thereby minimizes grading and preserves the adjacent existing slope. Project landscaping along the northerly retaining wall will also provide visual transition from the existing slopes to the building which is consistent with the Hillside Development Guidelines. CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE 8 Tentative Map The Tentative Map creates two lots. One lot will be the northerly Open Space portion of the site and the second will be developed as the 78 unit airspace condominium. The map has been processed consistent with the Subdivision Map Act and Carlsbad Title 20, the Subdivision Ordinance. As noted previously, the project design as well as the Tentative Map comply with the General Plan and all applicable specific plans. The site is physically suitable for the project and the project complies with all the requirements of hillside development regulations. None of the property is subject to a Williamson Act contract nor does the property meet the requirements of Section 66474.4 of the State Government Code for definition as sustainable agricultural land. In addition, the map has been conditioned to provide all of the infrastructure and service needs necessary to accommodate the timeshare development in accordance with the City of Carlsbad Growth Management Plan. The necessary improvements will be provided either through actual construction or an in-lieu fee and those improvements will not conflict with public access easements nor cause serious health problems. As noted below, the project complies with all of the requirements of the California Environmental Quality Act. Coastal Development Permit The site is within the Mello II segment of the Coastal Zone and will require a Coastal Development Permit. The project land use is consistent with the policies: encouraging lateral access to the beach (Policy 7-3), visual access (Policies 7-13 and 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. Development of the site shall include a designated pedestrian crossing of Carlsbad Boulevard. The development is also sensitive to views of the ocean and coast line. The buildings have been sited away from Carlsbad Boulevard and are located a sufficient distance away from the residential developments east of the freeway so as not to impact vistas. The goal of providing hotel/motel within the Coastal Zone is achieved through implementation of the proposal. IV. ENVIRONMENTAL REVIEW Development is proposed solely within disturbed lands and there is no evidence of sensitive species. No significant environmental impacts were identified as a result of the proposed development and a second amended Negative Declaration was issued by the Planning Director on March 22, 1994. CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 SEAPOINTE RESORT AUGUST 17, 1994 PAGE9 The Negative Declaration was first amended on March 22,1994, to correct a typographical error within one of the case file numbers. The correction had no effect on the project, did not create new impacts or require mitigation. The second amendment to the Negative Declaration includes the disclosure that the project includes a Site Development Plan; that there is additional discussion of the project within the Part II; that the inclusion of the Site Development Plan does not create changes to the project; that there are no new impacts; and that there are no required mitigation measures. V. SUMMARY The proposed timeshare hotel is a use which is permitted in the C-T zone with a conditional use permit. The project complies with the development standards of the zone which includes the requirement of City Council approval for the building height. No significant adverse environmental impacts have been identified and a Negative Declaration has been issued by the Planning Director. ATTACHMENTS 1. Planning Commission Resolution No. 3690 2. Planning Commission Resolution No. 3691 3. Planning Commission Resolution No. 3701 4. Planning Commission Resolution No. 3692 5. Planning Commission Resolution No. 3693 6. Planning Commission Resolution No. 3694 7. Location Map 8. Disclosure Statement 9. Background Data Sheet 10. Local Facilities Impact Assessment 11. Exhibits "A" - "T", dated August 17, 1994. CW:lh:vd June 30, 1994 I City of Carlsbad CT 93-10/CP 93-077 >UP 93-04/HDP 93-10/ SEAPOINTE RESORT SDP 94-04 City of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANTS STATEMENT! OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CfTY COUNCIL OR ANY APPOINTED BOARD. COMMISSION OR COMMITTEE. (Please Print) The following information must be disclosed: .".'..'" 2 ^ 1. Applicant List the names and addresses of all persons having a financial interest in the application. Owner Listthe names and addresses of 0632.17 I persons having any ownership interest in the property involved. KCL • If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names arc addresses of all individuals owning more than 10% of the shares in the corporation or owning any pannersrr.p interest injhe partnership. If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names anc addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. FRM00013 8/90 2O75 Las Palmas Drive • Carlsbad. California 92OO9-<*859 • (619i 438-1 161 Disclosure Statement (Over) Page 2 5. Have you had more^-than S250 worth of business transacted with any member of City staff. Boarcs Commissions, Committees and Council within the past twelve months? Yes No IXlf yes. please indicate person(s) Person i* dafined •*: 'Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, vital* trust. receiver, syndicate, thie and any otn«r county, city and county, city municipality, diatnct or other political subdivision, or any otn«r grouo or combination acting aa a unit* (NOTE: Attach additional pages as necessary.) Signature of Owner/ date PETER DANIELb Rresidfint ,I Print or type name of owner Signature of applicant/date CONTINENTAL COMMERCIAL CORPORATION Print or type name of applicant FRM00013 8/90 BACKGROUND DATA SHEET ~~ CASE NO: CT 94-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 CASE NAME: Seapointe Resort APPLICANT: Continental Commercial REQUEST AND" LOCATION: 78 unit timeshare resort hotel located east of Carlsbad Boulevard at Ponto (Anancapa) Road. LEGAL DESCRIPTION: Lots 1 and 2 infractional Section 20. Township 12 south, range 4 west. San Bernardino base and meridian, in the City of Carlsbad, in the County of San Diego, State of California, according to the official plat thereof. APN: 214-010-01 Acres 8.02 Proposed No. of Lots/Units 2 lots/78 units (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation OS/TS Density Allowed N/A Density Proposed N/A Existing Zone OS/CT Proposed Zone OS/CT Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site OS/CT OS/TS - Vacant North RMHP RHM/Solamar Mobilehome Park South O Office/Vacant East TC TC/RR right-of-way West OS Beach PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) 78 Public Facilities Fee Agreement, dated August 12. 1993 ENVIRONMENTAL IMPACT ASSESSMENT _X Negative Declaration, issued March 18. 1994. amended March 22. 1994 & second amendment August 10, 1994 Certified Environmental Impact Report, dated Other, CW:vd 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: Seapointe Resort - CT 93-10/CP 93-07/CUP 93-04/HDP 93-10/SDP 94-04 LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: OS/TS ZONING: Open Space/Commercial/Tourist DEVELOPER'S NAME: Continental Commercial Corporation ADDRESS: 5050 Avenida Encinas PHONE NO: (619) 431-8500 ASSESSOR'S PARCEL NO: 214-010-01 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 8.02 Acres ESTIMATED COMPLETION DATE: A. City Administrative Facilities: Demand in Square Footage = N7AT B. Library: Demand in Square Footage = N/A C. Waste-water Treatment Capacity (Calculate with J. Sewer) N/A D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = N/A Identify Drainage Basin = N/A (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 624 APT (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 4 w/i 5 minutes H. Open Space: Acreage Provided - 6.37 I. Schools: Fee (Demands to be determined by staff) J. Sewer: Demand in EDUs - 78 Identify Sub Basin - N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD - 17.160