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Home My WebLink About2009-05-06; Planning Commission; ; RP 05-11| SDP 05-14|CDP 05-43|CDP 09-04 - HILTON CARLSBAD BEACH RESORTThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: May 6, 2009 Item No. G) Application complete date: 09/12/08 Project Planner: Christer Westman Project Engineer: Frank Jimeno SUBJECT: RP 05-11/ SOP 05-14/CDP 05-43/CDP 09-04 -HILTON CARLSBAD BEACH RESORT -Request for a determination that the project is within the scope of the previously certified Ponto Beachfront Village Vision Plan Program Environmental Impact Report EIR 05-05 and that the Program EIR adequately describes the activities for the purposes of CEQA and a recommendation for approval of a Redevelopment Permit and Redevelopment Coastal Development Permit and approval of a Site Development Plan and Coastal Development Permit to allow for the demolition of 10 existing structures and the development of a 215 room, three-story hotel, with 10,385 sq.ft. of conference space, a 5,100 sq.ft. day spa, a 5, 100 square foot restaurant, a two-story parking structure, a basement garage, and an outdoor swimming pool on 8.01 acres of land located south of Ponto Drive and east of Carlsbad Boulevard in the South Carlsbad Coastal Redevelopment Area, the Mello II Segment of the Carlsbad Local Coastal Program, and Local Facilities Management Zone 22. I. RECOMMENDATION That the Planning Commission determine that the project is within the scope of the previously certified Ponto Beachfront Village Vision Plan Program Environmental Impact Report EIR 05- 05 and ADOPT Planning Commission Resolutions No. 6555 and 6559 RECOMMENDING APPROVAL of Redevelopment Permit RP 05-11 and Redevelopment Coastal Development Permit CDP 09-04 and ADOPT Planning Commission Resolutions No. 6556 and 6558 APPROVING Site Development Plan SDP 05-14 and Coastal Development Permit CDP 05-43 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applicant, Wave Crest Resorts II LLC., is requesting the approval of a Redevelopment Permit, Site Development Plan, Coastal Development Permit, and Redevelopment Coastal Development Permit to allow for the demolition of 10 existing structures and the development of a 215 room, three-story hotel, with 10,385 sq.ft. of conference space, a 5,100 sq.ft. day spa, a 5, 100 square foot restaurant, a two-story parking structure, a basement garage, and an outdoor swimming pool on 8.01 acres of land located south of Ponto Drive and east of Carlsbad Boulevard in the South Carlsbad Coastal Redevelopment Area, the Mello II Segment of the Carlsbad Local Coastal Program, and Local Facilities Management Zone 22. The 8.01 acre project site is located both inside and outside of the South Carlsbad Coastal Redevelopment Area. The northern most 1.25 acre parcel is not in the redevelopment area. Therefore, the role of the Planning Commission is to take action separately on two sets of L'. "'•ff RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pa e2 resolutions that have been prepared for the property within the redevelopment area and the area outside of the redevelopment area. The entire project site is within the Ponto Beachfront Village Vision Plan that was adopted by the City Council in December 2007. The Vision Plan will not be valid until the Coastal Commission takes action to approve the associated Local Coastal Program Amendment (LCP A). It is anticipated that the Coastal Commission will take action on that LCPA before August of 2009. However, since this project is consistent with the existing Local Coastal Program as well as the Ponto Beachfront Village Vision Plan, the Hilton Carlsbad Beach Resort can be approved prior to the Coastal Commission review or action on the Ponto Beachfront Village Vision Plan LCP A. The proposed hotel and spa is an allowed use per the existing General Plan, Zoning Ordinance, Poinsettia Properties Specific Plan (SP 210), and Mello II Segment of the Local Coastal Program. Although it is not yet in effect, the proposed project has been reviewed against the Ponto Beachfront Village Vision Plan and it complies with the applicable requirements of that plan. The hotel and spa is a subsequent project of the Ponto Beachfront Village Vision Plan and it is within the scope of the Environmental Impact Report (EIR 05-05) that was prepared for the Vision Plan. The project complies with all applicable development standards of the Zoning Ordinance and Poinsettia Properties Specific Plan. Staff is recommending approval. The project site includes parcels that are inside and outside of the South Carlsbad Coastal Redevelopment Area, and at the same time includes parcels with varying zoning designations. Resolutions numbers 6555 (for RP 05-11), 6559 (for CDP 09-04) apply to the properties within the redevelopment area and are recommendations to the Housing and Redevelopment Commission. Consistent with the South Carlsbad Coastal Redevelopment Area Redevelopment Plan, all projects within the Redevelopment Area must be reviewed by the Housing and Redevelopment Commission. Resolution number 6556 (for SDP 05-14) applies to the entire site because the single northernmost parcel is within the Poinsettia Properties Specific Plan which requires the approval of a Site Development Plan and all of the remaining parcels are covered by a Qualified Overlay, which also requires the approval of a Site Development Plan. The action taken on the Site Development Plan is final at the Planning Commission unless appealed to the City Council. Resolution no. 6558 (for CDP 05-43) applies to the single northernmost parcel which is outside of the South Carlsbad Coastal Redevelopment Area and the action taken on the Coastal Development Permit is final at the Planning Commission unless appealed to the City Council. III. PROJECT DESCRIPTION AND BACKGROUND The project entails the demolition of 10 buildings which house businesses including a dog kennel facility, fire wood storage yard, custom car and motorcycle designer/stylist/fabricator, heating and air conditioning company, asphalt resurfacing/restriping company and the development of a 215 room hotel and spa. The entire project site is 8.01 acres and is comprised of nine separate lots. Four acres are undeveloped and the remaining 4.01 acres contain the businesses that will be removed. A parcel map (MS 05-23) has been processed to consolidate the nine lots into two lots. The undeveloped parcels which are located on the northern half of the project site, have been previously graded, and do not contain any significant or sensitive vegetation. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 3 The project site is surrounded by the Hannover Beach Colony residential development to the north, commercial and residential uses to the south, the North County Transit District Railroad Right-of-Way (ROW) and Lakeshore Gardens Mobile Home Park to the east, and Carlsbad Boulevard and the Carlsbad State Beach Campground and beach to the west. The combination district General Plan Land Use designation for the 8.01 acre site is Travel/Recreation Commercial (T-R) and Residential Medium High Density (RMH). As such, either travel related commercial uses or residential development are consistent with the General Plan. If developed with residential units the RMH Density allows for a range of 8 to 15 dwelling units per acre. The northernmost 1.25 acre parcel is zoned Tourist Commercial (C-T) and must therefore be developed with a tourist serving commercial use while the remaining 6.76 acres have a combined zoning designation of Tourist Commercial (C-T) and Residential Density- Multiple (RD-M) with a Qualified Overlay (Q) and could be developed as either tourist serving commercial or residential. The proposed hotel includes 215 rooms, 10,385 sq.ft. of conference rooms, a 5,100 sq.ft. day spa, a 5,100 sq.ft. restaurant, and an outdoor swimming pool. The hotel, spa, conference facilities, and restaurant are all within a single building and the architectural style is Craftsman/Cottage. Consistent with the Craftsman style, colors are earth tone and rich in hue. Design elements include a low pitched gable roof porte cochere at the lobby entrance with exposed beams, single story building mass along the northern property edge and at the lobby entrance that is faced with horizontal siding and includes exposed rafter tails. The three story sections of the building that house the hotel rooms are limited to a maximum height of 35 feet and are broken up by different materials including stone at the base, alternating use of horizontal siding and shingles, color matched stucco, contrasting color door and window surrounds and low pitched gable roof elements with exposed rafter tails. The project site design locates the conference facilities at the northern edge of the property closest to the Hannover Beach Colony and the driveway entrance and lobby slightly south on Ponto Drive. The lobby area is setback from Ponto Drive approximately 120 feet and is buffered from the street by the use of a seven foot berm with a gentle slope of 3: 1 and dense landscape. The three-story portions of the hotel are located south of the conference facilities and lobby and are oriented in a north-south configuration. Rooms predominantly face out toward the west or towards the east. Ten of the 215 rooms face the Hannover Beach Colony; however, they are located approximately 300 feet south of that neighborhood. The hotel recreation area includes a swimming pool and deck area that is surrounded on three sides by the three-story hotel building. The recreation area is open to the west in order to provide views toward the ocean. Also facing west is the hotel restaurant which is intended to create an upscale ocean-view ambiance. Parking for the various uses is provided in surface parking lots near the front entrance of the hotel and at the south end of the hotel ( 46 spaces), in a parking structure (268 spaces), and in a basement garage (81 spaces). The surface parking lots are screened from Ponto Drive through the use of berming, vertical shrubs, and trees. The parking structure, located east of Ponto Drive and south of the Hannover Beach Colony RV storage facility, incorporates some of the same design elements as the hotel structure on two towers that accent the north and south elevations. Significant landscape is also provided adjacent to the parking structure. Along the project's Carlsbad Boulevard frontage is a 60-foot wide right-of-way that will be improved with ground cover, shrubs, and tree landscaping as well as a 16 foot wide Netlawn path RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 4 that serves as an emergency access path for the Fire Department and an adjoining 8-foot wide concrete pedestrian paseo. The paseo is a continuation of the pedestrian path system already established to the north adjacent to the Hannover Beach Colony. Ponto Village street furniture is provided along this neighborhood pedestrian connection. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan: Travel/Recreation Commercial (T-R), Residential Medium High Density (RMH), and Ponto Beachfront Village Vision Plan; B. South Carlsbad Coastal Redevelopment Area Plan; C. Zoning: Tourist Commercial (C-T) (C.M.C. Chapter 21.29); Residential Density- Multiple (RD-M) (C.M.C. Chapter 21.24); Qualified Development Overlay Zone (Q) (C.M.C. Chapter 21.06); Poinsettia Properties Specific Plan (SP 210); D. Parking Ordinance (C.M.C. Chapter 21.44); E. Local Coastal Program (Mello II Segment); and F. Local Facilities Management Plan: Zone 22. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables A. General Plan The project site is a General Plan Combination District that includes the Land Uses of Travel/Recreation Commercial (T-R) and Residential Medium High Density (RMH). Combination Districts are suitable for more than one Land Use classification. Because of the Combination District and because the project site is less than 25 acres in size, additional comprehensive planning necessitates the approval of a Site Development Plan. The T-R land use designates areas for visitor attractions and commercial uses that serve the travel and recreational needs of tourists, residents, as well as employees of business and industrial centers. The Residential Medium-High Density land use designation is intended to be developed with two- family and multiple-family dwellings at a density between 8 and 15 dwelling units per acre. However, this project is not implementing the RMH density land use. The result of not implementing the residential land use with this project will be a contribution of 46 dwelling units to the excess dwelling unit bank. The project is consistent with the applicable policies and programs of the General Plan. Table-A below indicates how the project complies with elements of the General Plan. RP 05-11/SDP 05-14ICDP 05-43ICDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pa e 5 TABLE-A: GENERAL PLAN COMPLIANCE ELEMENT USE CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Land Use Encourage commercial The proposed hotel and spa is Yes recreation or tourist designed in a Craftsman/Cottage destination facilities, as long architectural style that is as they protect the residential compatible with the Hannover character of the community Beach Colony to the north. and the opportunity of local Because of its location, the residents to enjoy the project does not have direct continued use of the beach, access to the beach, but local transportation, and development of the site with a parking facilities. tourist serving use and public improvements to the vehicular and pedestrian circulation system will enhance beach access and the efficiency of public transportation. Housing NIA NIA NIA Circulation Minimize the number of Project access is limited to Ponto Yes access points to major and Drive which is a local street. No prime arterials to enhance the vehicular access is provided on functioning of these streets as Carlsbad Boulevard. through-ways. Provide safe, adequate and The project has a limited number Yes attractively landscaped ( 46) of at grade parking spaces. parking facilities. These parking areas are proposed to be screened from public view through the use of various landscape materials and berms. The landscape palette also includes trees and vertical shrubs that will visually screen the proposed parking structure. Encourage the construction of The project provides sidewalks on Yes sidewalks along public Ponto Drive as well as a section roadways with special of an enhanced pedestrian paseo emphasis given to collectors, parallel to Carlsbad Boulevard. arterials, and areas with high Both pedestrian facilities will be pedestrian traffic generators expanded with future such as schools, commercial development to create a centers, transportation comprehensive pedestrian facilities, public buildings, circulation system throughout the beaches and parks. Ponto Beachfront Village area. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 6 TABLE-A: GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Circulation Implement the policies, The project frontage Yes continued standards and guidelines improvements along Carlsbad contained within the Carlsbad Boulevard include enhanced Scenic Corridor Guidelines. landscape and hardscape consistent with the Scenic Corridor Guidelines and Ponto Beachfront Village Vision Plan. Noise Require the use of project The project was designed to Yes design techniques, such as, reduce the potential operational increasing the distance noise and service impacts to the between the noise source and adjacent Hannover Beach Colony the receiver, placing non-residential neighborhood by noise sensitive uses such as locating the hotel service area parking areas, maintenance southerly on Ponto Drive, facilities, and utility areas incorporating the outdoor between the source and the recreation courtyard on the west receiver, using non-sensitive side of the site along Carlsbad structures, such as a garage, to Boulevard, and shielding the shield noise sensitive areas; hotel lobby entrance through the and, orienting buildings to use of noise attenuating berming shield outdoor spaces from a and retaining walls. noise source to minimize noise impacts. Open Space & Utilize Best Management The project will conform to all Yes Conservation Practices for control of storm NPDES requirements. water and to protect water quality Ponto Beachfront Village Vision Plan The Ponto Beachfront Village Vision Plan is intended to provide guidance for the development of the Ponto Area. The plan establishes a vision of what Ponto could be; presents goals and objectives that support the vision; and provides an implementation strategy and design guidelines for the projects that will implement the vision. The conceptual site plans in the Vision Plan contain a level of detail necessary to visually depict the desired land uses, circulation, and major design components; however, it is recognized that actual development site plans will change, which is acceptable if the overall vision is still achieved. The Ponto Beachfront Village Vision Plan was approved by the City Council on December 4, 2007. The plan does not become effective until its incorporation into the Mello II Segment of the Local Coastal Program has been approved by the California Coastal Commission (CCC). Approval of the Ponto Beachfront Village Vision Plan by the CCC is anticipated to occur before RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 7 August of 2009. Nevertheless, the project complies with the guidelines of the Vision Plan as demonstrated in Table B below. TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE ELEMENT USE CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Intent The Garden Hotel, located The hotel is full service in that Yes at the comer of Ponto Drive it includes 10,385 sq.ft. of and Carlsbad Boulevard, is conference space, a 5,100 sq.ft. intended to be a moderate-day spa, and a 5,100 square priced, full service visitor foot restaurant. hotel with a conference center, meeting facilities, and a restaurant. Envisioned Uses in Hotel The hotel is located entirely Yes the Garden Hotel Meeting Facilities within the Garden Hotel and Live-Work Restaurant Character Area and partially Neighborhood Private Recreation within the Live-Work Character Areas Swimming Pool Neighborhood Character Area Health Club and includes a hotel, meeting Tennis Courts facilities, restaurant, swimming Meeting Rooms pool, and spa. Live-Work Units Vehicular/Pedestrian All roads will be designed Ponto Drive will be improved Yes and Bike Circulation as livable streets with traffic along the northern and eastern System calming devices. Bicycle project frontages with a parking should be provided landscaped median which in commercial area parking qualifies as a traffic calming lots and adjacent to device. Carlsbad Boulevard pedestrian paths. frontage improvements include a 60 foot wide landscaped parkway and a 10 foot wide pedestrian/bike path. Bicycle parking is provided adjacent to the parking structure and at the public access sidewalk to the beach grill. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 8 TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Parking Parking design should The majority of the required Yes include direct links to parking for the project is sidewalks, attractive provided within the parking landscaping, adequate structure which is directly screening, and a focus on linked to the sidewalks on streetscape. Ponto Drive. The parking structure and the two surface lots are adequately screened from Ponto Drive with a combination of berms, vertical shrubs, and decorative trees. Ponto Beachfront The corner of Ponto Drive Conceptual gateway signage Yes Village Gateway and Carlsbad Boulevard is and landscape is proposed at designated as a Village the intersection of Ponto Drive Gateway. and Carlsbad Boulevard to identify it as an entrance to the Ponto Village. Street Furniture The street furniture Street furniture composed of Yes envisioned for the Ponto various wood, metal and Beachfront Village will be concrete pieces, for the consistent with the desired pedestrian Paseo have been eclectic, California coastal proposed consistent with the character, while also examples provided in the Ponto providing opportunities to beachfront Village Vision Plan. incorporate public art. The improved landscape right- of-way of Carlsbad Boulevard. offers the opportunity for the incorporation of public art at a later date. The installation of public art is not a responsibility of private development. RP 05-11 /SDP 05-14/CDP 05-43/CDP 09-04 -HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 9 TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Architecture • Eclectic Cottage Styles The project is designed with Yes • Detail on all sides Craftsman details including • Scale relation shingles, siding, contrasting • Rooms accessed from color window and door frames, interior exposed rafter tails, composite • Porte-cochere shingle roof tiles, and exposed wood timbers. The hotel massing is single story near Hannover Beach Colony. Rooms are accessed from interior corridors and the hotel lobby features a porte-cochere. Building Orientation • Building should be The project focus is the Yes primary visual focus building. The pool/recreation • Recreation areas should area is located within an open not be exposed to courtyard and shielded from adjacent uses surrounding uses. A restaurant • Provide publicly and spa are open to the public. accessible amenities Ocean views are preserved for • Preserve ocean views approximately one third of the • Minimize impacts of Hannover Beach Colony service areas homes that are located along Ponto Drive. Within the project, ocean views are provided from public spaces including the restaurant and conference facilities as well as hotel rooms. The service area is located in the underground garage and is accessed from Ponto Drive across from the proposed parking garage. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 10 TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, PROPOSED USES & COMPLY GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Parking Structure • Incorporate commercial The location of the parking Yes Design where appropriate structure is isolated from other • Include primary building commercial areas and therefore design components does not incorporate retail. • Minimize untreated Craftsman design elements facades including contrasting color • Screen upper floor window and door frames, parking area exposed rafter tails, shingle roof tiles, stone; and exposed wood timbers are included in the parking structure tower features. There are no untreated facades. The upper floor of parking is screened by a parapet and landscaping after maturity. B. South Carlsbad Coastal Redevelopment Area On July 18, 2000, the Housing and Redevelopment Commission of the City of Carlsbad adopted the South Carlsbad Coastal Redevelopment Area (SCCRA) to address blighting conditions in the area which includes deteriorating and dilapidated buildings, health and safety hazards, inadequate utilities and infrastructure, incompatible land uses, and irregular lots under mixed ownership. In addition, the five year (2005-2010) Implementation Plan for the SCCRA sets forth more specific goals for the area along with individual projects that would assist in achieving those goals. A "garden hotel" in the SCCRA was identified as a project that would create new beach and coastal recreational opportunities. The proposed Hilton Carlsbad Beach Resort and Spa is consistent with the "garden hotel" project that was identified in the approved SCCRA Implementation Plan and also achieves several of the redevelopment plan's goals as noted below. • Clean -Eliminate blight and environmental deficiencies in the Project Area. • Reuse -Assembling of land into parcels for modem, integrated development with improved pedestrian and vehicular circulation in the Project Area. Rezoning, redesigning and developing properties which are stagnant or improperly utilized. • Play -Develop new beach and coastal recreational opportunities. • Shop -Enhance commercial and recreational functions in the Project Area. Increase parking and open space amenities. • Help -Strengthen the economic base of the Project Area and the City by installation of needed on and off-site improvements to stimulate new commercial/residential expansion, employment and economic growth. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pa e 11 • Preserve -Implement performance criteria to assure quality site design and environmental standards to provide unity and integrity to the entire Project Area development. C. Zoning Excluding the northern 1.25 acre parcel (APN 214-590-04), the entire site is located within the South Carlsbad Coastal Redevelopment Area and has a combination Zoning designation of Tourist Commercial (C-T) (C.M.C. Chapter 21.29) and Residential Density-Multiple (RD-M) (C.M.C. Chapter 21.24) with a Qualified Development Overlay (Q) (C.M.C. Chapter 21.06). Assessor's parcel number 214-590-04 is zoned C-T and is within the Poinsettia Properties Specific Plan (SP 210 -Area 1 ). The intent of the of the Tourist Commercial Zone is to provide for the development of tourist- oriented attractions and commercial uses that serve the travel and recreational needs of tourists, residents, as well as employees of business and industrial centers. The intent within Area 1 of the Poinsettia Properties Specific Plan is to develop with uses allowed in the Tourist Commercial zone which serve the travelling public and beach visitors. The project is consistent with the intent of the zone and the Specific Plan in that it provides a tourist serving facility (hotel) that includes commercial facilities (restaurant and day spa) that can benefit the local community. The project complies with the development standards established for the Tourist Commercial Zone and Poinsettia Properties Specific Plan and that compliance is demonstrated in Table C below. TABLE -C: TOURIST COMMERCIAL ZONE DEVELOPMENT STANDARDS Standard Compliance Building Height Maximum 35 feet and three levels 35 feet and three levels Additional 45 feet with appropriate findings No additional height is requested. Yards Streets No setback required 34 feet from Ponto Drive 18 feet from Carlsbad Blvd. ROW 80 feet from Carlsbad Blvd. curb Interior No setback required 60 feet from south property line Poinsettia Properties Specific Plan Setbacks Ponto Drive 10 feet 34 feet from Ponto Drive Carlsbad Blvd. 40 feet 40 feet from Carlsbad Blvd. Building Height Maximum 35 feet and two stories 25 feet Lot Coverage Maximum 21, 780 sq.ft. 17,550 sq.ft. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pa e 12 D. Parking Ordinance The applicant is requesting that the Planning Commission approve the provision of common parking facilities in lieu of individual use parking requirements and approve a 15% parking reduction within the Hilton Carlsbad Beach Resort. Allowing for the provision of common parking facilities [Section 21.44.050(a)(5)] is based upon the findings that there are multiple uses within the scope of the hotel project that will have common customers and that common parking facilities in lieu of individual parking requirements are adequate to meet the parking demand. Common parking facilities may be provided in lieu of the individual requirements pursuant to Section 21.44.050(a)(5) of the Carlsbad Municipal Code (Parking Ordinance), but such facilities shall be approved by the Planning Commission as to size, shape and relationship to business sites to be served, provided the total of such off-street parking spaces, when used together, shall not be less than the sum of the various uses computed separately. When the common parking facility occupies a site that is greater than five thousand square feet, then the parking requirements as specified in the Parking Ordinance for each of two or more participating uses may be reduced not more than fifteen percent upon approval of development plans by the Planning Commission. The request to allow for the provision of common parking facilities is supported in that the Hilton Carlsbad Beach Resort and Spa is the first development project to implement the Ponto Beachfront Village Vision Plan which includes a mix of uses to encourage future local residents and businesses to use the commercial facilities established within the Ponto Beachfront Village. The mix of onsite uses will also be used by guests of the hotel and those using the conference facility. Furthermore, the Hilton Carlsbad Beach Resort and Spa has been designed with strong pedestrian connections to encourage pedestrian interaction between the mix of uses within Ponto Village. Approval of the parking reduction will allow for the provision of the restaurant, associated outdoor dining area, day spa, beach grill and meeting facilities to be located onsite. The application of the common parking facilities provision of the Parking Ordinance and allowing a 15% parking reduction in required parking on the site will not increase traffic generation since the restaurant, outdoor dining area, day spa, beach grill and meeting facilities will be predominantly used by existing onsite guests and conference attendees as well as Ponto Village residents and visitors who will access the mix of uses via pedestrian walkways. TABLED-PARKING ORDINANCE Facility Sq.Ft. Standard Required Provided 215 Hotel Rooms 1.2 spaces per room 258 258 Meeting Rooms 10,385 1 space per 100 Sq.Ft. 103.85 33 Restaurant 5,109 40 for 4,000 sq.ft. 40 40 1 per 50 sq.ft. over 4,000 22.18 23 Outdoor Dining 1,550 1 per 50 sq.ft. over 4,000 31 31 Coast Grill 949 1 per 100 sq. ft. 9.49 10 Day Spa 5,100 None Required Total Required 465 Parking spaces 15% of total required may -70 for Common be shared for common Facilities facilities Adjusted Total 395 395 RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pa e 13 E. Carlsbad Local Coastal Program: Mello II Segment and Coastal Resource Protection Overlay Zone (C.M.C. Chapter 21.203) The project site is located in the Mello II Segment of the Local Coastal Program (LCP). The LCP Land Use and Zoning designations for the site are Travel/Recreation Commercial (TR)/Residential Medium High (RMH) and Tourist Commercial (C-T)/Residential Density- Multiple (RDM) respectively. The hotel and spa proposal is an allowed use within the TR Land Use and C-T Zoning designations with the approval of a Coastal Development Permit. The three-story, hotel and spa will not obstruct views of the coastline as seen from public land or the public Carlsbad Boulevard right-of-way, nor otherwise damage the visual beauty of the coastal zone. Consistent with the mitigation criteria established for the approval of the Poinsettia Properties Specific Plan, the project is subject to the payment of an Agricultural Conversion Mitigation fee. The proposed hotel and spa is not located in any known areas of geologic instability or flood hazard. There are no wetlands located within 100 feet of the project site and the site does not fall into any other category that qualifies it as being located within a Coastal Commission appeals area. The project is in conformance with the public access and recreation policies of Chapter 3 of the Coastal Act in that the property is not located adjacent to the shoreline, the beach, or coastal recreational opportunities and will therefore not preclude access to any of them. The subject site is located in the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Carlsbad Municipal Code). However, no steep slopes or native vegetation are located on the subject property. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Stormwater Ordinance, Standard Urban Stormwater Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Plan (JURMP) to avoid increased urban runoff, pollutants, and soil erosion. The site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods, or liquefaction. F. Carlsbad Growth Management Program The project is located within Local Facilities Management Zone 22. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the following Table E: RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pae 14 TABLE-E: LOCAL FACILITIES IMPACTS ANALYSIS Impacts Compliance Standard City Administration NIA Yes Library NIA Yes Waste Water Treatment 161 EDU Yes Parks NIA Yes Drainage 33 cfs / Basin D Yes Circulation 2,150 ADT Yes Fire Station No. 4 Yes Open Space 1.2 acres Yes Schools NIA Yes Sewer Collection System 161 EDU/ Sub Basin 22B Yes Water 41,500 GPD Yes The project site is a General Plan Combination District that includes the TR and RMH Land use designations upon which buildout assumptions have been made for the Zone 22 Local Facilities Plan. The project includes the development of the site with Travel/Recreation Commercial uses and the Residential Medium High use is not being implemented. As such, the unused 46 residential units for the property are excess and will be contributed to the City's Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff has analyzed the project and has concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Ponto Beachfront Village Vision Plan (EIR 05-05), dated August 2007. EIR 05-05 evaluates the potential environmental effects of development within the plan area including analysis of traffic circulation, water quality and compliance with SB 221 and SB 610 regarding water availability, noise, cultural resources, biological resources, land use, and associated actions inclusive of the proposed project reviewed here. The City Council certified EIR 05-05 on December 4, 2007. At that time CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. The mitigation program certified by the City Council was challenged and a modification to the mitigation program was reached through a settlement agreement. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program as revised from EIR 05-05 are applicable to projects within the plan area. Applicable mitigation measures have been incorporated into the project design or are required as conditions of approval for the project. The EIR 05-05 "Findings of Fact and Statement of Overriding Considerations" applies to all subsequent projects covered by the Ponto Beachfront Village Vision Plan Final Program EIR. The proposed activities would have no effects beyond those analyzed in the program EIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04-HILTON CARLSBAD BEACH RESORT May 6, 2009 Pa e 15 EIR 05-05 and no further CEQA compliance is required. EIR 05-05 is available at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 6555 (RP 05-11) 2. Planning Commission Resolution No. 6556 (SDP 05-14) 3. Planning Commission Resolution No. 6558 (CDP 05-43) 4. Planning Commission Resolution No. 6559 (CDP 09-04) 5. Location Map 6. Background Data Sheet 7. Local Facilities Impact Assessment 8. Disclosure Statement 9. Reduced Exhibits 10. Full Size Exhibits "A"-"ZZ" dated May 6, 2009 SITE MAP • N LAKESHORE GARDENS MOBILE HOME PARK NOT TO SCALE HILTON CARLSBAD BEACH RESORT RP 05-11 / SOP 05-14 / CDP 05-43 / CDP 09-04 BACKGROUND DATA SHEET CASE NO: RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 CASE NAME: HILTON CARLSBAD BEACH RESORT APPLICANT: Wave Crest Resorts II REQUEST AND LOCATION: Request for a determination that the project is within the scope of the previously certified Ponto Beachfront Village Vision Plan Program Environmental Impact Report EIR 05-05 and that the Program EIR adequately describes the activities for the purposes of CEOA and a recommendation for approval of a Redevelopment Permit and Redevelopment Coastal Development Permit and approval of a Site Development Plan and Coastal Development Permit to allow for the demolition of 10 existing structures and the development of a 215 room, three-story hotel, with 10,385 sq.ft. of conference space, a 5,100 sq.ft. day spa, a 5,100 square foot restaurant, a two-story parking structure, a basement garage, and an outdoor swimming pool on 8.01 acres of land located south of Ponto Drive and east of Carlsbad Boulevard in the South Carlsbad Coastal Redevelopment Area, the Mello II Segment of the Carlsbad Local Coastal Program, and Local Facilities Management Zone 22. LEGAL DESCRIPTION: All that portion of the south 2/3rds of Lot 4 (southeast quarter of the southeast quarter) of Section 29, Township 12 South, Range 4 West, San Bernardino Meridian in the County of San Diego, State of California according to official plat thereof APN: 214-160-10, 11, 13, 19, 20, 21, 24, 29 and 214-590-04 Acres: 8.01 Proposed No. of Lots/Units: Lot Consolidation-two (2) lots GENERAL PLAN AND ZONING Existing Land Use Designation: Travel/Recreation Commercial (T-R)/Residential Medium High RMH Proposed Land Use Designation: _N_o-'-t-=-A""'p'""'p-'-li~c~ab~l~e ________________ _ Density Allowed: Not Applicable Density Proposed: N=....c..=o-=-t-=-A=p'""p'""'li=c=ab""'l=e ______ _ Existing Zone: Tourist Commercial (CT)!Residential Density-Multiple (RD-M)!Qualified Overlay (0) Proposed Zone:N =-=o-=-t-=-A=p=p=li=c=ab=l=e _______________________ _ Revised 01/06 Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site C-T-Q I RD-M-Q T-R/RMH Vacant / Commercial North RD-M RMH Single Family Residential South C-T-Q I RD-M-Q T-R/RMH Vacant / Commercial / Residential East RMHP RM Railroad/ Mobile Home Park West Open°Space Open Space Carlsbad Boulevard / Campground LOCAL COASTAL PROGRAM Coastal Zone: IZl Yes D No Local Coastal Program Segment: """M=el=lo"-=II'------ Within Appeal Jurisdiction: D Yes IZl No Coastal Development Permit: IZl Yes Local Coastal Program Amendment: D Yes IZl No □No Existing LCP Land Use Designation: T-R I RMH Proposed LCP Land Use Designation: NIA Existing LCP Zone: C-T-O / RD-M-O Proposed LCP Zone: N~/A-"-------- PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): -=1;...;,;0..:..0 _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued ____________________ _ IZl Certified Environmental Impact Report, dated: December 4, 2007 (Ponto Beachfront Village Vision Plan) D Other, ___________________________ _ Revised O 1 /06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Carlsbad Hilton Beach Resort -RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: _T-_R_/_RM_H ___ _ ZONING: C-T-O I RD-M-O DEVELOPER'S NAME: -'-W'--=a;:_:_v-=-e-=C=-re=s=-t =R=es=o=-rt=s-=II=------------------ ADDRESS: 829 Second Street Suite A Encinitas California 92024 PHONE NO.: (760) 753-2440 ASSESSOR'S PARCEL NO.: 214-160-10, 11, 13, 19, 20, 21, 24, 29 and 214-590-04 QUANTITY OF LAND USE/DEVELOPMENT: 8.01 ac. / 180,687 sq.ft. A. City Administrative Facilities: Demand in Square Footage = NIA B. Library: Demand in Square Footage = NIA C. Wastewater Treatment Capacity 161 D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = 33 Identify Drainage Basin = D F. Circulation: Demand in ADT = 2 150 G. Fire: Served by Fire Station No.= 4 H. Open Space: Acreage Provided = 1.2 ac. I. Schools: NIA J. Sewer: Demands in EDU 161 Identify Sub Basin = 22B K. Water: Demand in GPD = 41 500 L. The project is 46 units below the Growth Management Dwelling unit allowance. ( • . . -City of Carlsbad l:.JFUl,h,1·1·14•t•iii,i4,il . DISCLOSURE STATEMENT 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: . ._. . _ : , .. • .· .. ,.<i,'.;:ti--._, ••• ,i·:-• ,, ... _::,:•·· . .. .:· .. .: Person is defined as "Any individual, firm, co-partnership; joint ve11ture, association; social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other,.coui,ty,city and county, city municipality, district or other political subdivision or any other group or combination acting a~ a.unit." t·· • • • Agents may sign this document; however, the Jegal,name)md}~,ntity' of:t~e appfic~mtand property owner _must be provided below. • • •• ..• ·. ,-::·' . ')~J!':iI/'.1''.,f • .. • • ,. •; ·•-· ·• ·,· •.· • • • 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, title, 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___________ Corp/Part 't-lAVGC.~ST RffiDITTS l\, LLC Title ___________ _ Address __________ _ 2. OWNER (Not the owner's agent) Title ____________ _ Address 829 SECOND ~p_g;;,-SU/TE A £NCINITJ¥, CA C/202.J-f 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, title, 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 -----------Corp/Part WAV£C¥'ES( RESDRT~ I!, LLC Ti tie ------------Title _____________ _ Address __________ _ Address 62C/ SQ':a!D S'mfrt 5VJTE A EJ\JCiNITAS; cA 92D2t/- 1635 ~araday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ ( ( 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organiz9tion or as trustee or beneficiary of the. Non Profit/Trust________ Non Profit/Trust _________ ....,..... Title __________ _ Title _____________ _ Address _________ _ Address ____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes rs] No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that a'.I ~v ·ntormation is true and correct to the best of my knowledge. I JJ!1/H# f /1 c, /o 5" '"~ 5c. ~¾ ~. ----'-----,~:::.==---b""--'---ffr'-o----S i gnat u re of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant 9 / o&- Signature of owner/ap rcant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 VICINITY MAP Of OCEANSIDE CD NORTH SDP 05-14/COP 05-43/RP 05-11/CDP 09-04 HILTON CARLSBAD BEACH RESORT AND SPA CARLSBAD, CALIFORNIA PROJECT SUMMARY A. GENERAL INFORMATION OWNER: WAVE. CREST RESORTS II LLC 829 SECONO STREET, SUITE A ENCINITAS, CA 92024 HOTa FRANCHISE: HILTON HOTELS CORPORATION BEVERLY HILLS, CA 90210 SflE ADDRESS: INTERSECTION OF CARLSEWl BLVD. AND PONTO DRIVE CARLS0AD, CA ASS£SSOR'S PMCCJ.. NO.: 214-160-10,11,IJ,19,20,21,24,29 d: 214-590-0.f LEGAL DESCRIPTION: All THAT PORllON Of w.t SOOTH 2/5RO Of LOT 4 {SOUTHfAST QUARTER OF THE SOUTHEAST QUARTER) Of" SECTION 29, TOWNSHIP 12 soum, RANGE 4 WEST, SN,i BERNARDINO MERIDIAN IN THE COUITTY Of" SAN DIEGO, STATE OF CALIFORNIA ACCORDING TO OFFICIAL PLAT THERtOf". EXISTING ZOMNG: Cf, C1-Q/RD--M-Q PROPOSED ZONING: CT, CT-0/RD-M-Q EXISTING GENERAL PLAN 1..AHD USE O~TION: T-R,RMH/T-R PROPOSED GENERAi.. PLAN LANO USE DESIGNATION: T-R,RMH/T-R EXISTING LAND US£: VACANT, KENNU, COMMERCIAL PROPOSED LAND USE: RESORT HOTEL LOT a.ASSlrtCATION: COMMERCW../RESORT Al/£.RAG£ DAILY 1RNTIC (ADT): 2150 AOT POTMLE WAltR DEMAND: 295 GALLONS PER MINUTE SEWER now: 160,67 EDU GRADING QUANTTTlES: CUT FlLL NET IMPORT SERVICE AGENCIES: 10.709 CY 28,466 CY 7,757 CY FIRE PROTECTION: SEWER DISTRICT: WATER DISTRICT: SCHOOL DISTRICT: CITY OF CARLSBAD FlRE OEPARTMENT CllY Of CARLSBAD SEWER DISTRICT CARLSBAD MUN1CIPAL WATER DISTRICT CARLSBAD UNIF1ED SCHOOL DISTRICT PROJECT DATA: TOTM. UNITS: m SITE AREA: 8.01 ACRES BUILDING AREA: BASEMENT PARKING: BASEMENT OCCUPIABt.E AREA: 1ST FLOOR: 2ND noOR: 3RD FLOOR: POOL BAR: 30,194Sf 9,725 SF 75,079 SF i,7,757 Sf 47,177 SF 949SF TOTAL: 180,681 SF (OCCUPIABLE) PARKING SUMM,t,RY: PARKING REQUIRED FACILITIES UNITOUNffiTIES PARKING PER UNIT HOTEL ROOMS 215 UNITS D 1.2 SPACES/UNIT MEETING ROOMS 10,l85 SF D 1 SPACE/100 SF RESTAURANT 5,109 SF D l,Q + 1 SPACf/50 SF OV£R 4,000 SF OUTDOOR OININC 1,550 Sf D 1 SPACE/50 SF COAST SIDE GRILL 91,9 Sf D 1 SPACE/100 SF SUB-TOTAL TOTAL PARKING REQUIRED (15:t SHARED PARKING) PARKING PROVIOED ON SITE: PARKING AT GRADE PARKING IN STRUCTURE PARKING IN BASEMENT TOTAL SPACES PRQ\IIOEO PERCENTAGE OF PARKING SPACES f1'f lYPE: 46.00 SPACES 268.00 SPACES 81.00 SPACES 395.00 SP.1.CES STANDARD SP.t.CES 93.4-0X .ACCESSIBLE SPACES 2.JOX COMP.-.cT SPACES 4.JOX REQUIRED PARKING 258.00 SPACES 103.85 SPACES 62.18 SPACES 31.00 SPACES 9A9 SPACES ',61,,52 SPACES 395.00 SPACES NOTE: 400 SF OF OUTDOOR DINING INCIDENT.Al TO HOTEL USE PER C.M.C. PROJECT TEAM D£VELOPCR WAVE CREST RESORTS I UC 82!1 SECOND STRED, SUITE A ENCINITAS, CA 92024 ffiEPHONE: (760) 753-244-0 FAX: (760) 75J-2i,23 CONTACT: BILL CANEPA •tresortDpocbell.nel AAcHTTECT: JOSEPH WONG D£SJGN ASSOC14lES 2359 fOUR™ AV[HU£ SAN OIEGo, CALIFORNIA !12101-1606 TELEPHONE: (619) 2JJ-6777 FAX: (619) 237-05'-1 CONTACr: JOSfPH WONG,f'AIA j•ongDjwdoinc.com SURVEYOR/CIVIL ENGINEER: HOfMAN Pl.NffilNG & ENGINECRING J152 UONSHEAD AVE.NU[ CARLSB.AD, CA 92010 TELEPHONE: (760) 692-4100 fAX: {760) 692-4105 CONTACT: BILL HOFMAN bhofmonOhofmonplonning.com UNOSC>.PE ARCHITECT: SPURLOCIC POIRIER 2122 HANCOCK STREIT SAN DIEGO, CA 92110 TELEPHONE: (619) 681-0090 F-'X: (619) 681-0096 CONTACT: LEJCH KYl£ llt)'llilDsp-lond.com SHEET INDEX N!MIECllJRM. cs COVER SHEET A-1 SITE PlAN A-2 8ASEMEITT FlOOR PLAN A-3 flRST FLOOR PLAN A-4 SECOND f'LOOR PLAN A-S THIRD FLOOR PLAN A-6 ROOF' PLAN ... , ELEVATIONS A-7.1 ELEVATIONS SHOWING ENHANCEMENTS A-7.2 Elf\lATION(BLOW-UP) MAIN [NTRANt[ -NORTH A-7.J [LEVATION(BLOW-UP) A-7.• ELEVATION(BLOW-UP) A-7.5 ELEVATION(BLOW-UP) A-7.6 ELE.VATION(BLOW-UP) A-8 ELEVATIONS A-8.1 ELEVATIONS SHOWING ENHANCEMENTS A-8.2 EllVAOON (BLOW-UP) MAIN ENTRANCE -EAST A-8,J ELEVATION (BLOW-UP) A-8.4 EllVATION (BLOW-UP) A-8,5 ELEVATION (BLOW-UP) A-8.6 ELEVATION (BLOW-UP) A-8.7 ELEVATION (BLOW-UP) A-9 BUtlOlNG SECTIONS A-10 lYPICAL UNIT PLANS A-11 PARKING STRUCTIJRE -LEVEL ONE A-12 PARKING STRUCTIJRE -LEVEL TWO A-13 PARKING STRUCTURE -LEVEL THRf.E A-14 PARKING STRUCTURE -ELEVATIONS A.-15 PARKING STRUCTURE -ELEVATIONS A-15.1 PARKING STRUCTURE -ElfVATION (BLOW-UP) A~15.2 PARKING STRUCTIJRE -ELEVATION (BLOW-UP) A-16 PARKING STRUCTURE -SECTIONS A-17 POOi.. BA.R Pu.ti -ElEV>.TlONS &: SECTIONS A-18 REPRESENTATIVE OITA.IL CONCEPTS CML C-1 INDEX MAP AND LEGEND C-2 ROAD SECTIONS ANO OITA!LS C-3 CONSTRAINTS MAP C-4 OEWOLffiON PLAN c-s PROPOSED GRADING Pl.AN NORTH C-6 PROPOSED GRAOING PlAN SOUTH C-7 lNTERSECTION ANALYSIS C·B FIRE TRUCK TURN MOVEMENT EXHIBIT LANOSCN'E Ll-1 HAROSC.APE PLAN Ll-2 PONTO BEACHf'RONT VILLAGE STREETScAP[ ELEMENTS CHARACTER L 1-3 WATER ITATURE AND ENTRY CHARACTER L2-1 WATER USE Pl.AN L2-2 WATER CONSERVATION PlAN L3-1 PLANTING PLAN LJ-2 PLANTING LEGEND LJ-3 PtANTlNG CHAR-'CTER -TREES L3-4 PLANTING CHARACTER SHRUBS ANO PERENNIALS LJ-5 PL.ANTING CHARACTER PONTO BEACHFRONT VILLAGE ~ a ~~ iii ~!;2 i ~i~ ~ l''lj'l'l'if'fllll/ 1111 '11··1 t1if•1· j1H ,JI 111::j I 11'f•J:1'l!•ll1l! lli:l I ·1 J1j'l lj l!"' ,iil1,1h,i._i1tl1 ~ i ~ u i I l • ! l !).I.ff 05+06-09 1nRAWN,_CEN=--------j 1'10BNO 2629 cs NOTE: THE PORTION OF THE HOTEL WITHIN PLANNING AREA 1 OF THE POINSETTIA PROPERTIES SPECIFIC PLAN IS BELOW THE MAXIMUM ALLOWED BUILDING COVERAGE. ---~---...... ----- SDP 05-14/CDP 05-43/RP 05-11/COP 09-04 I .)... 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I/ I ------ ,·~>/:::;~ ' ✓ // ~ I l ~ /!} // /// I Z ;, / I . ! 7 ( ~ ◊ ◊ --"--- CARLSBAD BOULEVARD -"- .. ----........... _ .ID ~ -···· ·- ~ 0 ~ ~ iij I §2 I ~i ~ l''lj'l'l'!f'lj'lll 11'1'\f''j I, i•1• /1f: ,11 111•::j l 11·1·!W!!1!1'! !!Hi I 11111•1 11,11:1 .1,L1-1..il,1!11tl i ~ ~ ti<: l i I l ' l l , • l ! l D.1.11 05.()6..()9 ~C..U:· r•Yl-ff DllA"11· 11N 10~110- A-6 -----------F-- 1 ~~H~ +~- $8!'COlll'HLOOII -I I LI $;:T'"""--!---J-,..- !J 6 l.:: 7 ELEVATION, BI WEST l 1.J 9 WJ(.~~ ::i~ -+-~FLOOR$ c:: ! 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C:::::I +-,id~~ SDP05·14/CDP05-43/RP05-11/CDP09--04 , ~- ELEVATION REVISIONS/ I ENHANCEMENTS KEY NOTES & -ENHANCED WALL L'.fu -ADDED BALCONY ffi -ENHANCED WINDOW M -ENHANCED WALL AND ADDED ROOF BRACKET ffi -ENHANCED HIGH WINDOW fil -ADDED WINDOW & -ENHANCED WALL AND HIGH WINDOW Lili -ADDED ENTRY TRELLIS il,, -ADDED METAL GRILLES $~ ,©, KEY PLAN ::r: u ~~ ="' i ~~~ §@1 .. gi ~ ~ l'llj'l'i'!f'fjHlf l'lf Iii" I i•J• ljrl: 11tl11l1::jj1 11';!lii!!111·1 !li:i 1,f·lihl'r 11,,n ,I, JlLlliJl1!,l1 I ~ o"' iI:E-o "'Z tll>ll Z;:E 0~ -u ~ ~~ p, ::lz ~ >ll l I l ! i f l I ! i i l I DJ.Tl 05.()6-09 1116"=1'..(J" JOIINO 2629 n~ ;11.utt. A-7.1 J JI □ 12 12 ELEVATION KEY NOTES [iJ INTEGRAL COLOR PLASTER 12] LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARDRAIURAIL 0 STONE VENEER ~ DECORATIVE ROOF BRACKET GJ SHINGLE:.$ SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM G WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING SOP 05-14/COP 05-43/RP 05-11/CDP 09-04 12 KEY PLAN ~ 0 ~~ iij I ~i. I ~~ ~ '"'l'l'lllf'l1'Hlf ll'J 'jl'' I ;,I jrH 1:tl11 1 1:q J 11·,,1:-1·h,11il lli,i I 1'{ l'l'll1l,•l·j ,i, 1 tl1im!tL ~ t5 ~~ ~o ,z ~· OJll ....iu ~~ 8~ E-<µ;i ~~ ltuTJ OS.o6-09 SCALI:. 114~~ i'-0" l>Jt.\U. EN l08NO 2629 :ll~ A-7.2 SDP 05-14/CDP 05-431RP 05-11/CDP 09-04 11 DllD 12 9 12 ELEVATION KEY NOTES CD INTEGRAL COLOR PLASTER 0 LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARORAtllRAIL [iJ STONE VENEER [!j DECORATIVE ROOF BRACKET 0 SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE RODF BEAM B WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING KEY PLAN E] a ~~ ="' j iij ~ ~ta ~i~ ~ P 1lj'l1lllf'lj'lllf 1•11l1f"1I i•j• 1111: 1!h11 1 1::j11 11'f1!;1'l!!Uil \li;i I '1l'l'!IJJ,11:1 ,hl 1 1 hm11,J ~ ~ ~ ,..J e ~ ~ Gi ril ! I l 'l ; ! i ' ii i : ". 1 1 1 ' J tlATI 05-06-()9 ~CAI.I:: J/4" n J'---0" ~JIA11!1· EN lOBIIO. 2629 •u ,_ A-7.3 7 11 4 12 7 ELEVATION KEY NOTES ~ INTEGRAL COLOR PLASTER 0 LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARDRAIURAIL [a] STONE VENEER G DECORATIVE ROOF BRACKET 0 SHINGLES SJDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM Gl WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING SDP 05-14/CDP 05-43/RP 05-11/CDP 09--04 6 7 KEY PLAN ~ a ~~ i~I i~i uo ~~ i "'l!'l'lllf'fj'lllJ 111! 1jf" I ''il r!(;lJ.,:llp 1 1::jl; ll1'!l11!·!'1Ltl,i1 l !ll'\1r il•'l1j 1!t _ ___l_ll_ hl ih_L ~ I 6 I ~ l l l f l 1 ! 05·06-09 1/4" .. l'-O" /OBIIO 2629 A-7.4 $DP 05• 14/CDP 05--43/RP 0S.11/CDP 09-04 DDDDDDDD■ 8 ELEVATION KEY NOTES QJ INTEGRAL COLOR PLASTER [2] LAMINATED SHINGLES ROOFING 0 PLASTER. TRIM 0 METAL GUARDRAIURAIL f]J STONE VENEER [!] DECORATIVE ROOF BRACKET 0 SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM @] WOOD TRELLIS 0 RAFTER TAIL ~ SHIPlAP SIDING KEY PLAN ~ ::i:: ~~ =ei i ~~~ i~I ~i ~ l'llj't'lllj'f1'"lf 111!11f•'1•li i•1 j1H1i!{1,1:q11 lj'111j-J'i!!Ui! l!i;i J ·111•1•111•,11:1 JLu11, I h I, l ~ §' ~ 3 e I l I Iii l i I l . i ! i ' l PATI 0S--06-09 !!CA.Lil, 1/4"=1'--0" OM""' EN IJ(lJ!JfO 2629 = ,- A-7.5 SOP 05-14/CDP 05-43/RP 05-11/CDP 09-04 ELEVATION KEY NOTES [iJ INTEGRAL COLOR PLASTER [7J LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARDRAIURAIL [2] STONE VENEER GJ DECORATIVE ROOF BRACKET 0 SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM B WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING KEY PLAN ~ 0 i~i ~~I ~ll I ~i ~ '''lf'l'l'!f'lj'lll l''i 'tf•' I i•1 ljrl: 11t11,:::jj1 i1·r•1:,1·:!!11l!{!J!Hi I •111\'! Ji •1·• ,i,l 1 1 ht1ii1,II ~ ~ ~ ..-l ES z 0 ~ til PATI: 05-06-()9 i i J 1/4"~ 1'-0" /OD~. 2629 '"~ ,_ A-7.6 ,1,~FI.OCII. ~- ELEVATION -D (EAST) ~~ !Ytd ~ C 11 ___ 1, ---=-=---1= -:--=--._ - ,------© ' I - SDP05-14/CDP05-43/RP05-11/CDP09--04 I ~r;VJ:s!OIIS ELEVATION KEY NOTES [iJ -INTEGRAL COLOR PLASTER IT] -PLASTER TRIM [TI -STONE VENEER 8J -SHINGLES SIDING I]] -DECORATIVE ROOF BEAM W -RAFTER TAIL [I] -LAMINATED SHINGLES ROOFING []] -METAL GUARDRAIL / RAIL [I] -DECORATIVE ROOF BRACKET [ill] -PLASTER CORBEL [DJ -WOOD TRELLIS [i] -SHIPLAP SIDING "®' ~~ KEYl'IAN ::i:: ~~ l'Q!}j i lij I gl ~i ~ l'llf'!IJllf'fjlllf IIIJ lll" •11 ''! iii: 11tl11l::j l 11·1,w1:!!1!iLlli1i l '1111,•1111,'H ,i, 1_dh11hl1 ~ n~ ,_ C/l 5 ! 05-06-09 1116"-.\'.0" 2629 A-8 MATCH Aie .A,.~OOft ~ - ELEVATION -D / EAST I ---------------------------------~ROCf'HEJGHf MATCH ELEVATION-Cf SOUTH) SDP 05-14/CDP 05-43/RP 05-11/COP 09--04 ELEVATION REVISIONS/ ENHANCEMENTS KEY NOTES fil -ENHANCED WALL £ -ADDED BALCONY & -ENHANCED WINDOW Ah -ENHANCED WALL AND ADDED ROOF BRACKET ffi -ENHANCED HIGH WINDOW fil -ADDED WINDOW ,,{h -ENHANCED WALL AND HIGH WINDOW LJii -ADDED ENTRY TRELLIS ,(g)- ~~ KEYP\AN ~ ;~ =~j 1~~ ~11 ~ 1';1!i•'!!IJ'flWi ll,tl,1f1{1 li.,•j JI 111 Jl•i••I l 11·1,,:-1·:!!u11li!iii l 111!• ll !fl ,i,1 1_tlh,1i;1,h ~ () ~ o"' Bi~ ~! -u ~~ ~z til~ l l i Ii I • • I j 11UTI OS-Q6--09 St/JZ. J/16"-l'-0" ll!Uin, EN XIBNO 2629 i~. A-8.1 6 7 5 6 12 2 ELEVATION KEY NOTES [,] INTEGRAL COLOR PLASTER (2] LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARDRAILJRAIL 0 STONE VENEER G DECORATIVE ROOF BRACKET GJ SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM 8 WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING SOP 05-14/CDP 05-43/RP 05-11/CDP 09-04 4 12 KEY PL.AN ~ a ~~ iii ~ g i ~i~ ~ "'lj'l'l'l!'lj'il/ 11111jl" I ''11 ;,,: i1tl1, 1 1:m1 11·1,,:-1·:!!i!l'I !!iii I '11!1!'11!•'1 l ;j, _ ___l__l__llil,lhl I . ! Jii ti1· I l t i f ~f-< !3 Cl) ,< ~~ Qr.LI ....lU ~j Of-< t=:ffi !~ • l 05.06,-09 1/16",:\'.()" JObNO. 2629 "~ ,_ A-8.2 5 6 4 ELEVATION KEY NOTES ~ INTEGRAL COLOR PLASTER 12] LAMINATED SHINGLES ROOFING [,] PLASTER TRJM [a] METAL GUARDRAlURAIL 0 STONE VENEER G DECORATIVE ROOF BRACKET GJ SHINGLES SIDING ~ PLASTER CORBEL [_a] DECORATIVE ROOF BEAM G WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING SOP 05-14/CDP 05-43/RP 05-11/CDP 09-04 6 7 KEY PLAN ~ a ~as ="' i iij ~ ~~1 ~~ ~ ''"l'l'l'lf'lt''ill ll'l'!l"jl1i•1 /11:111 ''!::j!i 11·1•1:·1'h•l!i! llili I '11 l'l'll!J,tq ,!, ,_ .J1,m1,l1 ~ ~ 3 e ~ ! 05--06-09 l0BN0. 2629 '~~ A-8.3 SDP 05-14/CDP 05-43/RP 05-11/CDP 09-04 2 DELIVERY AREA ELEVATION KEY NOTES [iJ INTEGRAL COLOR PLASTER [?_] LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARDRAIL/RAIL 0 STONE VENEER 0 DECORATIVE ROOF BRACKET 0 SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM 8 WOOD TRELLIS 0 RAFTER TAIL @] SHlt:JL.AP SIDING KEY PLAN ~ 0 ~~ = <ll i ~~~ ~ll I gi ~ '"'l'l'l'!f'l1''"I 1111'11·· I ''l /1J: 1:U111 1:1j l 1hHih•!1,H lliii '"llllll11,1,11,1 _il!______l___Lll_ll1l11 ~ ! 3 e s ~ til -I l '; , 11· 'l 1i 1 l l ll.\H 05-06-09 1/16"~ 1'--0" lOJlf(O. 2629 ~ jllilll. A-8.4 SDP 05-14/CDP 05-43/RP 05-11/CDP 09-04 m BASEMENT PARKING ENTRANCE/ EXIT ELEVATION KEY NOTES ~ INTEGRAL COLOR PlASlER [,] LAMINATED SHINGLES ROOFING [,] PlASTER TRIM 0 METAL GUARDRAIURAIL CD STONE VENEER GJ DECORATIVE ROOF BRACKET 0 SHINGLES SIDING ~ PLASTER CORBEL IT] DECORATIVE ROOF BEAM @] WOOD TRELLIS 0 RAFTER TAIL ~ SHIPLAP SIDING KEYPlAN ~ a ~~ =vi j ~~~ ~t;; i ~i~ ~ ''"j'l'l1lf'fjlllj 1111 'tf" I i•• . j1l 1,iltl!' :::jJi 1n1:1·1!•!'1\lllil1 I •1·, 111,1111,11:1 tlL_J__j__!ltl_._ l !,l i ~ 0 .....l e Es ! I j • ! J DJ.Tl 05--06--09 ,SCIJ.I 1/16""'1'-0" DJU.1111 EN l01INO 2629 n~ ,- A-8.5 SOP 05-14/COP 05-43/RP 05-11/CDP 09-04 El ELEVATION KEY NOTES [iJ INTEGRAL COLOR PLASTER 0 LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARORAIURAIL G STONE VENEER [!] DECORATIVE ROOF BRACKET 0 SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM 8 WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING KEY PLAN ~ a ~~ iii ~~, ~i ~ ;"'l'l'l'lf'fjHI!. 1111 I I'' l i•• jrl:lJ'lJi, 1 1::jJ1 11'1,1:-l·:!!111il !lili ,. •1f I'!' 1,1,1n ,l1_~hl!IJ1_l1 ~ f 0 ..-l e, ~ ~ ..-l UC) DATI 0S-06-09 i ; i i l ii l 11111•.,.1·-0· JOD!fO 2629 A-8.6 SDP 05-14lCDP 05-43/RP 05-11/COP 09-04 2 2 ELEVATION KEY NOTES ~ INTEGRAL COLOR PLASTER CD LAMINATED SHINGLES ROOFING 0 PLASTER TRIM 0 METAL GUARDRAIURAIL CD STONE VENEER G DECORATIVE ROOF BRACKET G SHINGLES SIDING ~ PLASTER CORBEL 0 DECORATIVE ROOF BEAM 8 WOOD TRELLIS 0 RAFTER TAIL @] SHIPLAP SIDING KEY PLAN ~ a ~~ i:QVl j ~~~ igi ~i~ ~ ""l'l'l•!/'lj'II/ ll'l 1jl'' I••· j1I: 1!lli111:qJ1 11'1•ll'1;!!Ui1 llili I •111!'/J1J 11·1 ,1,l__l_J_h,1,;!,1 ~ I 0 ..-l e, $ ~ ..-l ,.t.l j i I • '! .. . . l OS.06-09 ;lO!INO. 2629 A-8.7 ROOF ASSEMBLY PER ENGINEER'S DETAR. GVESTROOM ~--~----~:'~:iE:~o~:~BLY, BLOW-UP SECTION SHOWING MECH'L. ROOF EQUIP. SCALE Y."=1'-0" IAAX.RO()ftEIGtfT ROOfWOUITTE!lr.lE~EQUFMEfolT BEI.OWROOF,USEIIIK.T ---------------------- ROOFl.l~DMECHWCALEOOIPl,IEl(T 801..0WROOfASSElilllt.Y ;~ SOP 05-14/CDP 05-43/RP 05-11/CDP 09-04 -------------------;;: ' ROOfMCMMlEDME~EQUIPMENT IID..OWROOf"llSSfMBLr n1111m11u111 SfCTION-3 ~ SECTION-2 ~ ~I ~~ KEYi'lAN ~ 0 ~~ iii ~!;a I ~~ ~ '"'l'l'll!l'll'"i l''f '11·· ,1 i•j !;111,1:Up11::ji! 111·H·11Ht11IIIH1 l-1111' lj,'l"i ,_ul_u_h,1 1l!l1 ~ J j i t • I "l i i i l l "' z 0 r:: u '1-l "' r.:, ~ 0 ..-l s ~ -- 05-06-09 ~ EN 262~ ~M.. ~ A-9 13'-€' ~ 31•-,j· ROOM TYPE-A 402SF LOCATION·1.t,Zlld&lrdFlOOR TOTAI.NUMBEROfROOMTYPE-A~ 132 ,. ... ..... ROOMTYPE-D fflifSF LOCATION. 2nd&3>dFLOOO TOTALHUMBEROFROOIITYPE-0:2 ~ I ~ ,, ... ~ ,..,oj· ~□□® ROOMTYPE-B 367SF LOCATION:111, 2ncl&Jrd R.OOR TOTAI.NUM8EAOFAOOMTYPE-B••2 2r-0· 13'-6" RDOMTYPE-E 932SF LOCATION·JrdFL~ TOTAL.HUMBEROFROOMTYPE-E• 1 ,, ... ; t ,r-<r 13'-6" ROOMTYPE-C B04SF LOCATION· 2nd&.WFLODR TOTAL NUMBER Of ROOM TYf'E -C :6 16'-0" ROOMTYPE-F mSF LOCATION 1JIFLOOR TOTAi. NUMBER OF ROOM TYPE· F ■ I SDP 05-14/CDP 05-43/RP 05-11/CDP 09-04 T a t ~ 0 ~~! ~~~ ~~1 ~i ~ ""l'l'l11f'fj11lf 11 11111•·111 i•1, .i1ll!tll!1til! ,,,., ::,1! •!11I, If ill I 'f jlj'I 1J,1r• ,1,! l 1 lh11l!!II I ! f--~ ~ ~ ~ ' p I! I t 1 1 -J [DJ.Tl 05-06-ffl ,c.lLI!, J/16"mJ'-0" DJU..il: EN lDIII0.2629 n~ ,,_ -A-10 ~ i 111 l ! l ~ i -- f PA R K I N G ST R U C T U R E - LE V E L ON E ·~ ~\ ' 0 ' ' . : l t ,~ F ~ r~ != i l : i;- · · · · · · · ; ; 11 ~ ~; n . : · , x : : c - . c , : : - , : : : c o:: ~ . : A ' : . , : · : - - - ; · · - - = . . ~ : ~ 1tO ' • t · 12T - O " JW D A 16 ' · 1 1 " ,., __ _ _ ~~ ~ ~ ~ ~ .. -:: . . - : : - : : : : : : : : : ri : i i ~ ~ ! ~ ~ HI L T O N CA R L S B A D BE A C H RE S O R T AN D SP A CA I U S B A D , c . A l J F O I I N J A ~ 'il ti( ~ i 1/: § ,, f IT I \'I N l l o m v : l 'O W S ' J l ! \ ' : ) Vd S QN V .L ) J . C > S f f i l H: ) V i I O : QW S ' n ! V : ) NO L 1 I H .o - . m ~" ' - - - - - - , a ! . - - ~ - - - - = s , e ~J i OM J . '1 3 A , 1 1 -f f i i l l . l : ) m u s DN D n I V d N - ! ffi ~ < ~ ~ i : EH [l j \'I N l l W l ' l \ O ' C M l ! m l Y . ) Vd S Cl N V .I H O S i n l H: : > V 3 . S : CM I S ' U I Y . ) NO . L 1 I H VG A \ £ 3: 3 1 I H . I 13 A 3 : 1 -3 1 l f l . L : : > m u s DN D I B V d I 1- - - - 1 L __ _ (" ) ... . . . I < ±49'-8" .... -0 0 ml ,., ~ / --~-l-111 ELEVATION KEY NOTES DJ -INTEGRAL COLOR PLASTER [I] -PLASTER TRIM [TI -DECORATIVE ROOF BEAM [I] -DECORATIVE ROOF BRACKET slEVATION-1 CB -RAFTER TAIL LAMINATED SHINGLES ROOFING [I]- 0-~ METAL GUARDRAIL / RAIL 0 -STONE VENEER ~ -BELOW GRADE t3T-O" .... SDP 05-14/CDP 05-43/RP 05-11/CDP 09-04 <P- ~ ~ ¢ <\) KEY PLAN ~ SOP 05-14/COP 0543/RP 05-11/CDP 09-04 . . --=~ l 1 k l -J~n~b~~ ,1·]1 -=---=---= = -~ =!I-------- "I b I ~ ~,=I~ I ~ --- ELEVATION KEY NOTES [iJ -INTEGRAL COLOR PLASTER [TI -PLASTER TRIM [}] -DECORATIVE ROOF BEAM [D -DECORATIVE ROOF BRACKET ~l,EVATION-3 !3T-O' I [I] -RAFTER TAIL ,Q), [}] -LAMINATED SHINGLES ROOFING [I] -METAL GUARDRAIL / RAIL ~CE!¢ <D- [}] -STONE VENEER KEYPlAN ~ -BELOW GRADE ~ a i~ iii ~ tl i ~~~ ~ ""l'1l'l'lf'lj"l! 11'111··1111•1 jrl: 11{ 1I 1 ::j!1 11·1,w1h!11l'l !1Hi I ·1 f'l'i 1J 1i-1 ,J,! 1 l h!l!ihl ~ ~ ~ ,:,: "' ... z "'o o-~~ ~t;l l I l 'l I: i i l ! , l i 5 I • I 05-06-09 ]/]6"-l'-0" IJOINO. 2629 A-15 SOP OS-14/COP 05-43/RP OS-11/CDP 09-04 7 2 ;._r,;%-7---,,-/ / 7 7 / 7 7 V-~, /~ / , 7 _;,-/ ,-T /-r"-/-/ / /-r-;, /-/ / / 7 / 1, / / // // // // / // // / // // / // / / / // / // // / }/ // / // // / }/ // / // // / // // / // // / /1 // / // / // / / // / // // / // )/ / / // / // / / )/ // / // // / // // / // /,1 / // // / // / /i // / I/ // / , / / / / / / / / / / / / / / : I/ / / / I/ / / / / / / / / / /I / / / / // / / // / / // / // ;/ / // // / // // / ,,,1/ // / // // / // //1 / // /{ / // // / // // ,,r // // [/ //~/ / / / / / / / / / / / / / / / / / / )/ / / / / / 1/ / / / / / / / / / / / /, / / / / // / / / / / / / / / / / / / / / / y / / / / / / / / / / / / / / / / / / / / , / , / , le,__,_ _ _L ,_ _ ~ _. ~ ~ _ __L ~ __ _L _ ~ _r --LI ~ _ L ~ _ L ,,( _ L _I~ ___ LL VALET ENTRY RAMP ~ l2J l,I_j LEVEL ONE (45,0) ___J ELEVATION KEY NOTES ~ INTEGRAL COLOR PLASTER 0 RAFTER TAIL 0 PLASTER TRIM 0 LAMINATED SHINGLES ROOFING 121 DECORATIVE ROOF BEAM 0 METAL GUARDRAIL/ RAIL 0 DECORATIVE ROOF BRACKET 0 STONE VENEER ~ BELOW GRADE KEY PLAN ~ a ~~ iii i t2 i ~i~ ~ ''!l!jl'!!IJ'fl:Pt ll,lf ,lf1ll li,,,l ji •11 ''!"Ill lj;!:,,•iil!111'I i!iji 1-111Jl1 lj•'!·I ,I, _u,_11,1 ,Id ~ J l I l I f • l I j ! . i, t l ~~ [-,:3= uO :;:i..-l po::ill [-,~ cnZ o9 ~~ <~ .,.,_t,:l OAT!! 05·06-09 !'CA.LE. 1/4"-!'-0" ll!Uil!II· EN fOJIJ<D, 2629 = .. ~ A-15.1 @ r ///// / /% // / /~ / / / / / / / / . /2 / / / / / /// SELF PARK ENTRY/EXIT RAMP / RETAININGWALL ___, BEYOND (51,00 BW) ELEVATION KEY NOTES ~ INTEGRAL COLOR PLASTER ~ PLASTER TRIM ~ DECORATIVE ROOF BEAM GJ DECORATIVE ROOF BRACKET SOP 05-14/COP 05-43/RP 05-11/CDP 09-04 7 2 RAMP BEYOND ~ :i:: ~~ ll:i!}:j i !~~ B tl I ~i ~ 1"1j.l'l'lf'll'"I ll,,l\f" l , •• , ilH ,1tl1•11::jJ1 11·r•1:1·:!1i11t11;:i J ' 111•1 lj•'Ff ,1,lh 1h111hl ~J?'Z0Zi:Zi00ZZf ½ ::CLZL?LLLLLLn ~ l, ! zzzz:tz.l I~ l ! 1' I j ; ! i l l LEVEL ONE (45.0) 0 RAFTER TAIL 0 LAMINATED SHINGLES ROOF/NG 0 MET AL GUARDRAIL / RAIL ~ STONE VENEER W£l BELOW GRADE KEY PlAN ~f uO ~ g, E--z "'o c.,-;~ tJ... 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NOTW OTHERWIS£. ~ ~ v.l = dd~1 ;;,. ~i ~u I" ~ I ~ii i E + ~ o ·f I iii i - z <( ....J CL z 0 I:: ....J 0 ~ w 0 - 05-7= 60' 'JPC/MFM NO.WAVE-PONT C-4.DWG C-4 -.1:\Enq,neering Projects\Wovecrost\CADD\SDPCDP _SUSMffTAL -FEB-09\C-5.dwq 0~/15/2009 07·56 FL1 64.50 Fl Jfft-j,'.;· ,--.-.2: @HOFM, if';f;:,~;,11;;':,i t§:f rt y;j CJ;j i -J ~ :o;r,, ~~ Ir}! ~8/ti ~/8·8·' '1::}~!~ 05-43/RP 05-11 :jl. ~ PROPOSED GR!NO AND ~ OVERLAY AC PAVEMENT PROPOSED AC PAVE:MtNT C=1 PROPOSED CONCRETE PROPOSED TEMPORARY T.C•.«~uura..· PONTO SURFACING -PROPOSEO DECORATJVE PAYERS -SEE LANDSCAPE PLANS ~~ PROPOSED TURF BLOCK ~ SEE LANDSCAPE Pl..AIIIS ~ PROPOSED OffSITE GRADING SEE LANDSCAPE Pl.ANS FOPR TREATMENT I ki1111r Y 'i° 1( ~ i ~ i I : b li ·< I·' ·co i .~/ ;(C . :,<( ·1/ 10 M·\Engineenng P,ojech\Wavecrest\CIIOD\SUPCOP_SUBMITTN...-FE.8-09\C-6.dwg 04/15/2009 07.55 OJOFMAN PLANNING ANO ENG'NEERING 2007 SDP-05-14/CDP 05-43/RP 05-11 rmz I l?'wr.;;p:..;i" ··1 I ··\, / I ~ PROPOSED GRIND AND ~ OVERlAY AC PAVEMENT PROPOSED AC PAVEt.lENT ~ PROPOSED CONCRETE PROPOSED TEMPORARY PONTO SURFACING I -PROPOSED DECORATIVE PAYERS -SEE LANDSCAPE PLANS ~ PROPOSED TURF BLOCK ~ SEE LANDSCAPE PLANS ~ PROPOSED OFFSITE GRADING SEE LANDSCAPE PLANS FOPR TREATMENT ~ ~ ell ::c: cld u. i ~i~ iii ~i~ ~u ©I. ~ ' I~ ,\ CI I ~ a, w ~ E + ~ 0 ·f I ii& i z 0 <( W i[ I CJ) 0 1--0 z :::,0 a.. -0 O en er: <( a.. er: 0 C-6 .,. . . . .,. . . . 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L ' I l H I i " ~ i ~ ~ i Ii I~ I ~ ffi ; I i ! ~ ~ u § ~ H § a I s ~ h ~ H i ~ i u i • 0 0 0 e 0 0 0 CJ ~ . -~ 1, i i !I I i1 ~ " I 3 ~ 8 ~ i Ii ~ ~ 0® @ @d @ J ii! ! , .. n1 9 & O 0 1 e n 1 t 060 C l l l 9 6 1 9 O"l 6 ¥0 'G O e t o "'$ 19" 1 S ~'X l : i u t 1 < U 1 l ll 3 1 l l 1 0 d )I J 0 7 l l n d S ; "' ~ ~ : " ! s i i ; i8 , ~ ~ ~ ~ ~ i ~ n I I t B ~ If @® © ® ® @® ® © I I NV 7 d 3d ' V ' O S O l : : l v ' H ~ ~ ~ ~ g I ~ I I I ~ ~ 8 ~ ~ d I g ffi ~ i ; I g I I I , ~ i i ! • ~ @® ® © © ® ® I I II f c www .forms-surfaces.com QUICKCRETE CALIFORNIA SERIES www.quickcrele.com ARCHITECTURAL AREA LIGHTING SPECTRA www.oal.net CONCEPTUAL DESIGN OPTIONS FOR GATfWAY SIGN FAIR WEATHER SITE FURNISHINGS OLYMPIC SERIES www.fairweathersf.com LANDSCAPE FORMS BALUSTRADE BENCH www.londscapeforms.com QUICKCRETE CALIFORNIA BENCH www.quickcrete.com QUICKCRETE SANTA FE SERIES www .quickcrete.com WELLE RACKS MULTIPLE BEND www.bikeparking.com www.bikeparking.com LOUIS POULSEN AH NYHAVN WITH DIRECTIONAL BANNER ARCHITECTURAL AREA LIGHTING SPECTRA SPB www.aal.net SDP-05-14/CDP 05-43/RP 05-11//CDP 09-04 GATEWAY SIGNAGE CONCEPT GATEWAY SIGNAGE PRECEDENT NOTE: SEE SHEET L3-5 FOR PLANT CHARACTER IMAGES ~ m NAME; ~ fl'.l ::r: cld ~ i g~~ ~~! ~i~ ~u ~. ~. 0 ~ " . u. ~: ~. :, : ~ . ~, ~ ti .. w I-ll.. z< 0 () a: ~ LL W Iw () a: a: < I-w w Cl) I- CD W () oo< I-< a: Z...J< Q...JJ: n...5 () L1-2 1. VIEW OF WATER FEATURE FROM HOTEL ENTRANCE ,/ ~-SOP-/' , /'' OS-l4/CDP 05 , , ' /'-",) , ; ,,, _,-, -43/RP 05-11//CD , · / • ,,/ ' · ',,/rl-•is5--,.-P O!Hl< x;/ ~ ,.,_ <-d~J~~r::..: - / -. / ,r➔·#'o.~---;;;.--··,;;,-,~~.:::-::--·-·····. j' 11 ,,. , K ,' ~/ ./--::-~·· • ..-···I • ' ·1 1· / ,.,.,,- / 11 ,/· • .; ' • ·... • •• -------··;·· • ,·: I / • , 6: ,.-,/Y-, _y--·"' ', " • ,,-' , " ' (13/· ,, ' /_ '-,/ ,, , .:-• , ,, < • ,, • j " , I >~w··y;,fit;./,• ~-.·WAil • -1, 1 1 \\ • _,. ~' ~;:/ . 1/ / / ~ATERF /.,· '•, ._·_t ,'II ) ':\.-~ ,;-,:-·>,, -------~-· /-lf( =rn•rosM ,Y,:'¥'.', i;)< \) ENT AT ENTRY DRO , ., < ••• 'H' I p.Off SCALE Y, ~ ,6" a 1'.Q" \_,_]_/ 2. VIEW OF WATER FEATURE AND SEATING AREA 3. VIEW TO HOTEL ENTRANCE FROM NEIGHBORS ACROSS PONTO DRIVE 4. VIEW TO HOTEL ENTRANCE FROM PONTO DRIVE ~ rn ::X:: cld~ i g= ~ ~~i ~i~ ~u •••• ~ Malnt.nanco: Landscape maintenance wlll be the rHponslbillty of r.sort own•r. Se• not. on shutl3-1 SDP-05-14/CDP 05-43/AP 05-11//CDP 09-04 :ANilUAL SUPPLEMENTAL WATER REQUIREMENTS BY HYDROZONE WAY! CREST ~EsoRT tilii.si,ip tAuFORMA : • • • •••• • • ••• v ••• ··~ ];-~;~ESCl'IIPTIONOFCALC~ATlONS jlOlALIRRIGA"i<:OAREA !llNNIJA.LETRATE ~ jAPPUEDRAINFALL13D¾ OF TOTAL] ::._·11fYOROZONEPLANTFACTOff f" lrRDPOSEOIRRIGA!lONMElHOD l1RR~AOONEFFICIEN':Y jTOTALWATER_REOU!RE!lENT OMTS{ "°' ~/ /#0,t I SH l 1l1;'4 j ~18\ j 208-12 I 21771 ! 567~ 18/()l j 0116 I j HOO ! 4~00 ( 4200 j 4200 ( 4290 42'1:l I 4l00 j / IN / !4!Q i !410 i 141D i )410 / 1410 1410 ) \4\U j I IN I 423 j •23 I ,. j o ~o j 050 I N-"A jsPRAYjSPRAY 423 j 42J j 423 j 423 Hl I o:io j 020 j o-,;i \ ow ow 1 DRl'j ORI' jSPRAY,SPRAY SPRAYj t 065 j 090 t ~7:¥1 j IN j 52!0 j 3J(XI j 14JO j 9',J ! ~HO j 3960 I J9[,tl I _jsUPNEMCNTMWATERRl'OLllREMHrrj 1H j 4857 j zsrr j 1001 i sJO j 5511 j 3531 j JSJI I jsUPPLEMENTALWATER~EOUIREMENTj GALS j '391361 j11ssmj ll0!..141 1\.974 j 195'}jjl ( 412445 j 200997 j ITOU,LSWAHRRECllJ!l(fMENT j GALS j2.s1u1oj !TD~L S WATER RE~l'lf'11EITT jTO~LPROJECTLANO~j:.i,PEAREA m:rm::r:n ~ ~: ~-- ,, HYDROZONES, SEE PLANTING ITHER FIXED ARC SPRAY llllil 11.lll IJll t ERLINEfTORO IALL HAVE PRESSURE REDUCING ASSEMBLIES. rrr :rr:mer rrrrrr rue:: rm· rem wrrrs: re: r err THE IRRIGATION CONTROLLER SHALL BE A "SMARr CONTROLLER CAPABLE OF DAILY SCHEDULE AOJUSTMENTVIA BROADCAST £T RA TES \ , FROM THE MANUFACTURER. )>'-... THE IRRIGATION SYSTEM SHALL HAVE A PEAK FLOW RATE OF SO GPM. fii·:,, i ~;,/ WATER-USE LEGEND r7 AREAS IRRIGATED WlH POTABl.£ OR OOMESnc WAT£R (~-------]SHRUBAREASIR'RIGATEDWrlHRECYCI..EDWATER ~TURFAAEASIRRIGATEDWITHRECYCLtDWATI:R t.5::/::;-:j MEDIAN AREAS IRRIGATED WITH RECYCILOWA'IIR 31ITTOn,,c.,,y,.,P<M.-C -~-•1q•-~•N1•11-• ·EB ~ as 1:/l::c: ~ui ~~~ iii ~i~ ~u .~ i:i; " -"~Ui ~l~t -0 " 0 " u 0 " ::, L - z <( _J 11.. w rn ::::, I a: ~ :!: SCALE, 1"= 40'~0~ L2-1 PARKING GA.RAGE / .••• /~ ··~ SDP-05-14/CDP 05-43/RP 05-11//CDP 09-04 k <'I ~ ~ ~7TI n ~~ <1 ZONE 1 • LUSH PLANTING HIGI W..._T£R USE ARtAS ARF:: KEPT TO I.IIMt.lUM. 11,fE LUSH PLANTING ZOHE RC?RESrNTS ONLY ex OF mt TOT.U LANOSCIIJ>E'D AREA, AND IS RESe:R',Ell FOR AREASOFHIGl-iEST "1SUALIMPORTANCE. ZONE Z • REFINED PLANTING A CLH,N, MANICURE[) APPEAAANCE IS ESSOHlAL FOR THIS RESORT/»0ffiPROJECT. 'lllEREFlNEOPLANTINGl0NEPR0'-'I0ESTHE CORRECT VISUAL IWPACT 'M-lllE REQUIRING LESS WATER THAN ZONE I. ZONE 3 • NATURALIZING PLANTING LOW WATEA USE ZONES REPRESENT 35X OF THE TOTAL LANDSCAPED AAEA. PV,JHS IN blESE ZOl>iES ARE SELECTED FOR LOW M .... NTENANCE REOlJIREYrNTS, LOW WATER use. AND A NArtJRM.JSlJC CHAR ... cn:R. ZONE 4-NATIVE PLANTING LOW WATER USE ZONES REPRESENT 35X OF THE TOTAL L,._NDSCAPEO AREA,. PLANTS IN 1HESE ZONES ARE SELECTED fOR LOW MAINTENANCE REQIJIROlfNTS. LOW WAl'fR US!:, ANIJ A NA7URAUS71C CNARAC'!'ER. ZONE 5 • PONTO BEACH FRONT VILLAGE PLANTING AmACTIVE AND LOW MAINT!NANCE PLANTINGS ALONG PONTO ROAD Mtol»I AND SffiEETSCAPE PER THE PONTO VISION PLAN. TURF HIGH WA.TER USE AREAS A.Rt KEPT TO A l,UNIMUM. TURF REPRtSOITS ONL'l'Jii:Ofn-JETOTALLANOSCAPEOAREA,ANOlSONLYUSEOIN EXTERIOR EVENT SPACES. MEADOW GRASS MIX TI-IE WEADOW GRASS MIX IS AN APPROPRJATt Pl.ANTING FOF! FlRE LANE ACCESS ANO PROVIOES A fflANSITION FROM THE NAl\JRAl..l:ONG PLANTING ALONG CARLSBAD 8LW. TO THE REF1N£D RESORT PLANTING {ZON£ :2). ·EB ~ ~ Vl ::C:: ~~i ~~e iii ~~§ ~ .. P .. U. R,\,o,c K "' . 0 0 " . u. 0: ;;; : ::, . ~: ~, z 0 ~ 5: Wz en <( ts 1[ 0 a: ~ :'.:::7- ~g l; ~~ SCo\LE; fK= ,(.Q'-0" "" w.ME: L2-2 UI I i [ ~ ::i Vl m ! O M I Y . ) '( M ( S l l l Y . ) H: : J V 3 H Cl V H S l l l V : : J Vd S 'f l .L 1 1 0 0 f f i l NO . L 1 I H ~ 5 i ~ ~ ~ ~ e ! • >- 6 ::a I ! ~f :: 9 ~ h~ • < < < ~ 2 5 ~ §~ ~ !a d ~ ~ ~ ~ ~B u> ~ !i i "l1 J 9 6 0 0 l l 9 ' 6 1 9 06 0 0 l i H U J 0U l 6 v:, 'oO " t C J "" S 1H l 1 $ l!O C ~ U " H Ull ll 3 1 l l ! O d )l : J 0 1 l l n d s i ~ i ~ ! ~ ~ I ! I g I i I . ~ h J Qo o N\ f l d ON l l N \ f l d .. -I C') ... . . J .u UI V! N l l O d f l V ; ) '< J \ I I I S ' n [ V ; ) H: : > V 3 8 CI V 8 S 1 W : : > I L_ v . _ c : 1 _ s _ 1 f 1 _ 1 . 1 1 _ 0 S f f i l __ N_ o _ 1 . " " " ' I I H . . , . _ ;g 2l ll. . . 0 u ----~ :g ll. . . [C ~ l3 ~ u --'f II ) 0 I ll. . . ~ ~~ ~ ~ 'o b b l : , ;!. , . . ! , , ! ~ 00 < . l c cic i c : i ~ 'o " c O ~ ;!. , , ! . ! , ~ UU U d cic ; i c i c : i ~! ! ! tit . I O U dd c i d i! ! ! ~~ ~ ~ ~~ : : ! ~ ~~ ~ ~~ ~ ~ . u . .i.. - ~ , ; , !! ! ;. ~ g .,, ~ ~ ., , ~ B! i :H ! i H ~~ ~ ~;: · 1 ! - 1 ·~ ; i OJ 95 0 0 1 9 9 " & 1 9 O& O 0 1 n r & 1 . t 0li l 6 Y:'.l "o l l - . c J • ~ IH 1 ' S 'P l l : M f i U ! l l: 1 3 1 l : l l 0 d >l : J 0 1 l l n d S dU d ciO c : i m I -- - . . ~~ ~ ~ S h ;, ~ ll l: ~ B! i ~ ~~ ; ! ; ~ ~~ ~ ~ ~ 'c ' c ' o O O ;!, ; ! , ; ! , ; ! , ; ! , oo u u cic i c i c i i~ i ~ i f I ; i ;; ~ ... ~" ' s~ ~ §; ~ t! E l f I;; ~ !J : i ~ sg ~ ,u 'i m 1! ~ ~ ~ ~ ~ ~ ·~ · ~, !i ~ g -· ~ 5; ; ~i i ~a i/ ' l L .: Ii . : i•, ~ ~ ~~ i j ~~ ~ GN 3 0 3 7 DN l l N V l d ~ ~~ ~-~! .z ;a < ~~ -· ;; ~i ~ ~~ e -· • I ~~ I i~ a i ~ ili i ;a ~ I ~~ i ~ :~ ~ ~ D i ! I ~ ~ I ! "• ~-~i t~ ·~ ~-§~ ~~ • ~ :,~ ~B C\ I I C" ) _J SDP-05-14/CDP 05-43/RP 05-11//CDP 09-04 CALIFORNIA SYCAMORE BRONZE LOQUAT PINK MEU.LEUCA NATAL CORAL TREE NEW ZEALAND CHRISTMA8 TREE ARBUTUS 'MARINA' PINK TRUMPET TREE WHITE MULBERRY MONTEREY CYPRESS MEXICAN BLUE PAUii MEXICAN FAN PALM AFRICAN SUMAC CANARY ISLAND PALM ~ ~ Vl :t di!~ i ~~~ i~ 1· ~i ~u ~ ~ ~ 0 ~ " u 0 ~ :, a; ~ ~ () ~ i= rn zw ~~ ..,.v.._,_ ~ g§ ~. !~ L3-3 SDP-05-14/CDP 05-43/RP 05-11//CDP 09-04 1. LUSH PLANTING 2. REFINED PLANTING FOXTAIL.AGAVE FLOWERING ALOE COAST ROSEMARY ATLAS FESCUE 4. NATIVE PLANTING COFFEEBERRY SAN DIEGO MARSH ELDER DEER GRASS RAMANASROSE LEMONADE BERRY DWARF COYOTE BUSH CALIFORNIA LILAC BUSH MONKEY FLOWER ~ as Vl:J:: :~i ~~~ i~ 1· ~i ~u ~. 0: " . u. 0: ~ : :::, : L • ~" a: I ti lE I OU) u z ...I CJ<l:-<( z ~ z ~ ~ 1E ~ ...JIW ll... C/) ll... "" NN-lf: L3-4 PONTO BEACHFRONT VILLAGE ENTRY PLANT MATERIALS MANZANITA. 'PACIFIC MISr FOXTAIL.AGAVE DEER GRASS AUTUMN MOOR GRASS PARKWAY PLANT MATERIALS NEW ZEALAND CHRISTMAS TREE ROSEMARY BRONZEGAZANIA KANGAROO PAW SHAW AGAVE SDP-05-14/CDP 05-43/RP 05-11//CDP 09-04 MEDIAN PLANT MATERIALS CALIFORNIA PEPPER TREE DEER GRASS REGAL MIST MUHLENBERGIA ~ ~ ~::c: c//j~ j ii! ~~~ ~u ~:: 0; "< u. ~ ~ ::, . ~: "'" a: I!! 1-() z <~ a: IL m _, L3-5