HomeMy WebLinkAbout2015-03-05; Planning Commission; ; SP 207J|LCPA 14-02 - CARLSBAD RANCH PLANNING AREA 5
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: March 18, 2015
P.C. AGENDA OF: March 18, 2015 Project Planner: Christer Westman
Project Engineer: Tecla Levy
SUBJECT: SP 207(J)/LCPA 14-02 – CARLSBAD RANCH PLANNING AREA 5 – Request for a
recommendation of approval of a Specific Plan Amendment and Local Coastal Program
Amendment to increase the allowed number of levels from three to four for the
habitable portions of buildings within Carlsbad Ranch Specific Plan Planning Area 5
located north of Legoland California, south of Cannon Road, east of Legoland Drive, and
west of the Crossings golf course in Local Facilities Management Zone 13. The City
Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment,
and it is therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to Section 15305, Minor Alteration in Land Use
Limitations, of the State CEQA Guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 7090 and 7091
RECOMMENDING APPROVAL of Specific Plan Amendment SP 207(J) and Local Coastal Program
Amendment LCPA 14-02 based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting: Carlsbad Ranch is an approximately 448 acre property located north of Palomar
Airport Road, south of Cannon Road, east of Paseo Del Norte, and west of the Crossings golf course. The
Carlsbad Ranch is divided into 9 Planning Areas within the Carlsbad Ranch Specific Plan that was
originally adopted by the City Council in 1993. Nearly all of the Planning Areas have been built out
including the Carlsbad Flower Fields, Carlsbad Premium Outlets, Legoland California, multiple office
buildings, Grand Pacific Palisades Resort, Mar Brisa Resort, and Sheraton Carlsbad Resort. Planning Area
5 is approximately 53 acres in size and developed with the Mar Brisa and Sheraton Carlsbad Resorts.
Each of those developments have yet to be fully constructed with approximately 1/3 of the projects
pending issuance of building permits.
Table A below includes the General Plan designations, zoning and current land uses of the Planning Area
5 portion of the Carlsbad Ranch project site and surrounding properties.
TABLE A
Location General Plan
Designation Zoning Current Land Use
Site Travel Recreation (TR) Commercial Tourist (C-T-Q) Mar Brisa/Sheraton Carlsbad
North Open Space (OS) Open Space (OS) Undeveloped
South Travel Recreation (TR) Commercial Tourist (C-T-Q) Legoland Carlsbad
East Open Space (OS) Open Space (OS) The Crossings golf course
West Open Space (OS)
Travel Recreation (TR)
Open Space (OS)
Commercial Tourist (C-T-Q)
Vacant
2
SP 207(J)/LCPA 14-02 – CARLSBAD RANCH PLANNING AREA 5
March 18, 2015
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Background: Both the Mar Brisa and Sheraton Carlsbad Resort development have been operating
successfully. They were both constructed pursuant to the currently applicable development standards
which allow up to three levels of habitable floor area within a building height of up to 45 feet. However,
as each phase is constructed, operational and physical shortfalls are identified and adjustments are
made to create a better resort experience for those visiting Carlsbad. One of the most requested
amenities at these resorts is a view of the ocean from a room on an upper floor.
The project applications include both a Specific Plan Amendment and a Local Coastal Program
Amendment. The Specific Plan Amendment is required to change the text of the plan as requested. The
Local Coastal Program Amendment is required because the Carlsbad Ranch Specific Plan is the
implementing ordinance for this property which is in the Mello II segment of the Carlsbad Local Coastal
Program. Any amendment to the Carlsbad Ranch Specific Plan requires concurrence by the Coastal
Commission through a Local Coastal Program Amendment
Proposed Project: As requested by the owner of the Mar Brisa and Sheraton Carlsbad Resorts, the
project is an amendment to the Planning Area 5 development standards of the Carlsbad Ranch Specific
Plan to allow four levels of habitable floor space versus the currently allowed three levels within the
permitted building height of 35 feet or 45 feet if approved by the City Council. This revision to allow
four levels of habitable space will not result in an increase in the total number of rooms allowed within
Planning Area 5 since the maximum number of rooms are already regulated by the Specific Plan and
limited to 700. Approval of the request will create opportunities for more design flexibility, greater
room density per building, and potentially better visual access to the coast from upper level rooms. As
recommended, an approval of four levels of habitable floor area requires a positive City Council action
through approval of a Site Development Plan. This is the same approval process required for the
approval of developing buildings at the maximum height allowed of 45 feet. Text changes are shown in
the “Planning Area 5” exhibit attached to the City Council draft ordinance.
III. ANALYSIS
The Carlsbad Ranch Specific Plan project was analyzed for consistency with the Carlsbad General Plan,
Mello II Segment of the Carlsbad Local Coastal Program, Commercial Tourist Zone (C.M.C. 21.29), and
Growth Management Ordinance (C.M.C. 21.90) when it was reviewed and approved by the Planning
Commission and City Council in 1993.
The extent of the action being requested is a modification to the existing Planning Area 5 development
standards. No aspect of the continued development of Carlsbad Ranch Planning Area 5, other than the
number of allowable habitable levels, will be changed that could have an altering effect on the Mar Brisa
and Sheraton Resorts’ consistency with the General Plan, Mello II Segment of the Local Coastal Program,
or Growth Management Ordinance.
The current development standards allow a habitable building height up to 45 feet and height
protrusions up to 55 feet subject to approval of a Site Development Plan by the City Council. These
existing development standards establish a maximum envelope for buildings within Planning Area 5. A
modification to the development standards to allow four habitable levels within that envelope versus 3
habitable levels will not change any of the already approved physical limits of the site such as building
bulk, number of hotel and/or timeshare rooms, required parking, circulation, or allowed land uses.
Since all other aspects of Planning Area 5 approvals remain as they exist including densities, lot coverage
and building height, the project is consistent with the general plan, and complies with all applicable
provisions of the Mello II Segment of the Local Coastal Program.
SP 207(J)/LCPA 14-02 – CARLSBAD RANCH PLANNING AREA 5
March 18, 2015
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The proposed modification requires that each application of the standard is reviewed individually so
that developments of 45 feet in height and 4 levels will still be regulated so as not to be detrimental to
existing or permitted uses in the area.
Because the development standard in question is limited to how the interior space of a building might
be apportioned, the larger neighborhood, surroundings, traffic, public health, safety, and general
welfare will not be adversely impacted.
Staff supports the requested modification.
IV. ENVIRONMENTAL REVIEW
The project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant
to CEQA Categorical Exemption for Minor Alterations in Land Use Limitations (Section 15305). No
environmental review is required for the project. A Notice of Exemption will be filed by the City Planner
upon project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7090 (SP)
2. Planning Commission Resolution No. 7091 (LCPA)
3. Location Map
4. Disclosure Statement
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DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co:partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in 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."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Tim Stripe/David Brown Corp/Part Grand Pacific Carlsbad, L.P.
Title Co Presidents Title ____________ _
Address 5900 Pasteur Court Ste. 200 Carlsbad, cA 92008 Address 5900 Pasteur Court Ste. 200 Carlsbad, CA 92008
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Tim Stripe/David Brown
Title Co Presidents
Address 5900 Pasteur Court Ste. 200
Carlsbad, CA 92008
Corp/Part Grand Pacific Carlsbad, L.P.
Title ____________ _
Address 5900 Pasteur Court Ste. 200
Carlsbad, CA 92008
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