HomeMy WebLinkAboutLCPA 90-08B; Carlsbad Ranch Specific Plan; Local Coastal Program Amendment (LCPA) (8)4 ,- -..
Hofman Planning
Associates
Planning Project Management Fiscal Analysis
May 16, 1995
Don Neu
Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, Ca. 92009
RE: HOTEL/MOTEL UNITS IN THE COASTAL ZONE OF CARLSBAD
Dear Don:
On April 6, 1995 when we met with Debra Lee and Bill Ponder, they requested that we
provide informtion regarding the number of acccmmdations available i? the portior, of
Carlsbad within the Coastal Zone, along with their rates and their occupancy levels. The
information in this letter was provided to me by Tim Stripe of Continental Commercial
Corporation, who conducted an exhaustive study of the accommodations in the Coastal
portion of Carlsbad. This information was supplemented by additional information from the
Carlsbad Visitors and Convention Bureau. We have excluded the timeshare units at the
Tamarack Beach Resort and the Carlsbad Inn, because Coastal staff indicated that timeshare
units should not be included in the survey.
According to the information provided in the attachment from the Economic Research
Bureau of the Greater San Diego Chamber of Commerce, Hotel and Motel rooms can be
classified as follows:
Up to $31.26 BUDGET
$3 1.27-$56.90 ECONOMY
$56.9 1-$74.48 MID-PRICE
$74.49-$118.38 UPSCALE
$1 18.39- LUXURY
The information on the next page is based on the year ending of 1994. ADR stands for
average daily rate. OCC stands for per cent occupancy. This is the most up to date and
accurate information we were able to obtain.
2386 Faraday Avenue Suite 120 Carlsbad CA 92008 (619) 438-1465 Fax: (619) 438-2443
h
PROPERTY ADR OCC # OF ROOMS
BUDGET
Carlsbad Lodge
Motel 6 - Carlsbad Village Drive
Motel 6 - Raintree
ECONOMY
Inns of America
Travel Lodge
MID PRICE
Ramada-Poinsettia
Pea Soup Anderson’s
Ocean Manner Lodge
UPSCALE
Beach View Lodge
Carlsbad Inn
Tamarack Beach Resort
Beach Terrace Inn
$26.50
$28.37
$28.90
$37.60
$53.72
$57.50
$66.58
$67.42
$77.90
$83.72
$86.22
$98.40
53.7%
62.4%
61.7%
63.6%
64.2%
65.9%
59.4%
54.8%
76%
84.6%
72.4%
83.6%
55
109
ldn 324
109
126 235
128
144
48 307
41
58
23
!E! 171
TOTAL # OF ACCOMMODATIONS 1041
AVERAGE DAILY RATE $59.40
AVERAGE OCCUPANCY 66.8 %
Based on the information provided above, 550 or over half of the accommodations available
in the Coastal Zone of Carlsbad can be classified as being either budget or economy The
remaining 491 units would fall into either the mid price or upscale category. None of the
currently available accommodations would fall into the luxury category.
You should note that the upscale units have the highest occupancy rate. This would seem to
indicate that there is more of a demand for the higher priced accommodations. Another
factor that should be kept in mind when reviewing these figures is that it costs approximately
$15-$20 to service a room each night.
This chart does not include the 226 spaces of the Carlsbad State Beach Campground. These
spaces rent for $16-$21 a night depending on whether they are on the ocean or street side. If
these 226 spaces were added to the total approximately 43% of the accommodations in the
Coastal portion of Carlsbad would fall into the budget category.
The accommodations being proposed by the Carlsbad Ranch will allow the City to increase
the number of upscale units and provide some units that would fall into the luxury category.
This would be in accordance with the goals of Carlsbad’s General Plan which seeks to
provide accommodations and recreational opportunities for all levels of income. As shown
above, Carlsbad does not have any luxury accommodations in the Coastal area. The City has
already provided a large number of affordable accommodations in its Coastal area. It would
be appropriate to provide some units at the other end of the spectrum.
Hopefidly this letter provides you with the information you need to address the Coastal
Commission staffs concerns about affordable accommodations in the Coastal portion of
Carlsbad. If you have any questions regarding the information in this letter please feel free
to contact me.
Sincerely,
Mike Howes
cc chriscalkins
Tim Stripe
DebraLee
Bill Ponder
attachment
APR- 1 1 -
~mmissiuncd
mrch, found
si:ors LO San
lia, including
R California.
le other 19
'ower degree
he Wesretn
xul visitors
I, hut their
[he report. '
xrgh Field
arrivals in xrs of the
.65 million
'my cf the.
iry is being
hc year the
2 rcccssion xs reachcd
rwm rates
v.ed profit
xades, do
0's suppfy
icntory of
!e County
s bl; i 1 ding
his was a
wever. as
hotcls to
.I p.ulcy rate
remd 73
i no IleW
lmcy rate
3 percent.
Icy lcvels
raints are
iled, San
le bdlancc
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.e bighest
UNN
.95 TUE 10:18 CITY OF. CARLSBAD C3MM DE FAX NO, 4380694 - ?, 02
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Growth among ochei high-tech. industries arc starting
to make up far the Iosscs in the tnditionai core sectors
ofncrbspace a;ld der"c.nsc hk:orically doninding San
Dicgo's ecsxmty.
The 5.2 percent loss in tcchnolcgy errrpluyment
three years. Thu 105s inc!cded ncarty 4,SCO worker;
direcliy involved i;l the salc 3rd schedu!ed closure of
the 1st two General Cyr73:nics' (CD) failities in San
Diego. lf foi the LGSS of these jobs, kere would
have bcefi 3 nct incrcasc of at luint 450 jobs in San
dJL.itlg !994 W= the srTlr:lfesi dcc:csisc of i!E pW
of I994 crn?Ioymeni had falkk to little I 1
more than IO,OOO, a loss of almost
17,000 relatively high-paying, core ,
positions in the region. The reper- I cussion from the displacement of thcse ' , wrkeis was feIt throughout the local
econnorriy and in Iargc reasure brought
about md prolonged Szn Diego's three-
year recession.
San Diego's technoloby industry
largely cvolved through the buildup of
Feded govcnmtnt cxpcnditures to
dcvcloy and produce defcnse weaponry
mc! cquipmcnt during the Cold War.
FolIolwing the Soviet Union's
fngrnentetion md easing of Cold War tensions, the
government's downsizing in defense spending had
of Southern California defense-based industrit?s.
3S much aS 20 pWG
I
San Dicgo c2.n
mnd future rest with
eve re ran~ifications on San Diego, as well as the rest companies tu caq
For the first time in recent history, the major'
cutbacks in the aempace industry felt San Uicgo with
Technology Directory Publications stam, "San Diego
is a ORC company town. That company is the Federal
Government. Over the 1st 30 years San Diego ha5
lived off tbc Fedezil Government for most of its
income ...with the soIe exccption of Washington, P.C.,
large cities are as dependent on the FcdcnI
Government as Sa Dicgo. No other-city has such 8
ms-siP~IC,.Lsrge-scale.i~d~~ ..Brucc .-Ahem of.-.L,:-*z.
in new and evolviq
Tel~mmlinicati
fastest growing icdi "ZFEiivOlvedd?n the dc
tc'tcphone and ndio hrudmc, traiisn?isi
voice transmis
telecommunication:
Diego during 1991
Industry Report.
Thc combined R .. high p'xentagc of its employment and income linked
to the Government.":
The technology-based compmies remaining in San
employees, producing smat le: component products or
software. Over the past three years, the companies
With more than 250 crnptoyecrs educed their staff by
industry enipioys 7
increase of 3,635 j
il3ruccAhcm,IY&15. r$? Diego, Tcc!u~oio_~y Ma. %id.
Uicso arc mostly s~sd firms whh an average of S- 12