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HomeMy WebLinkAboutRP 05-11; Hilton Carlsbad Beach Resort; Redevelopment Permits (RP)The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: May 6, 2009 Application complete date: 09/12/08 Project Planner: Christer Westman Project Engineer: Frank Jimeno SUBJECT: RP 05-11/ SDP 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 o RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 Page 2 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 (LCPA). 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 LCPA. 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 PageS 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 Page 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 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 PageS TABLE-A: GENERAL PLAN COMPLIANCE ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Land Use Encourage commercial recreation or tourist destination facilities, as long as they protect the residential character of the community and the opportunity of local residents to enjoy the continued use of the beach, local transportation, and parking facilities. The proposed hotel and spa is designed in a Craftsman/Cottage architectural style that is compatible with the Hannover Beach Colony to the north. Because of its location, the project does not have direct access to the beach, but development of the site with a tourist serving use and public improvements to the vehicular and pedestrian circulation system will enhance beach access and the efficiency of public transportation. Yes Housing N/A N/A N/A Circulation Minimize the number of access points to major and prime arterials to enhance the functioning of these streets as through-ways. Project access is limited to Ponto Drive which is a local street. No vehicular access is provided on Carlsbad Boulevard. Yes Provide safe, adequate and attractively landscaped parking facilities. The project has a limited number (46) of at grade parking spaces. 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. Yes Encourage the construction of sidewalks along public roadways with special emphasis given to collectors, arterials, and areas with high pedestrian traffic generators such as schools, commercial centers, transportation facilities, public buildings, beaches and parks. The project provides sidewalks on Ponto Drive as well as a section of an enhanced pedestrian paseo parallel to Carlsbad Boulevard. Both pedestrian facilities will be expanded with future development to create a comprehensive pedestrian circulation system throughout the Ponto Beachfront Village area. Yes RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 May 6, 2009 Page 6 HILTON CARLSBAD BEACH RESORT TABLE-A: GENERAL PLAN COMPLIANCE CONTINUED ELEMENT Circulation continued Noise Open Space & Conservation USE CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Implement the policies, standards and guidelines contained within the Carlsbad Scenic Corridor Guidelines. Require the use of project design techniques, such as, increasing the distance between the noise source and the receiver, placing non- noise sensitive uses such as parking areas, maintenance facilities, and utility areas between the source and the receiver, using non-sensitive structures, such as a garage, to shield noise sensitive areas; and, orienting buildings to shield outdoor spaces from a noise source to minimize noise impacts. Utilize Best Management Practices for control of storm water and to protect water quality PROPOSED USES & IMPROVEMENTS The project frontage improvements along Carlsbad Boulevard include enhanced landscape and hardscape consistent with the Scenic Corridor Guidelines and Ponto Beachfront Village Vision Plan. The project was designed to reduce the potential operational noise and service impacts to the adjacent Hannover Beach Colony residential neighborhood by locating the hotel service area southerly on Ponto Drive, incorporating the outdoor recreation courtyard on the west side of the site along Carlsbad Boulevard, and shielding the hotel lobby entrance through the use of noise attenuating berming and retaining walls. The project will conform to all NPDES requirements. COMPLY Yes Yes Yes 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 Page 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, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Intent The Garden Hotel, located at the corner of Ponto Drive and Carlsbad Boulevard, is intended to be a moderate- priced, full service visitor hotel with a conference center, meeting facilities, and a restaurant. The hotel is full service in that it includes 10,385 sq.ft. of conference space, a 5,100 sq.ft. day spa, and a 5,100 square foot restaurant. Yes Envisioned Uses in the Garden Hotel and Live-Work Neighborhood Character Areas Hotel Meeting Facilities Restaurant Private Recreation Swimming Pool Health Club Tennis Courts Meeting Rooms Live-Work Units The hotel is located entirely within the Garden Hotel Character Area and partially within the Live-Work Neighborhood Character Area and includes a hotel, meeting facilities, restaurant, swimming pool, and spa. Yes Vehicular/Pedestrian and Bike Circulation System All roads will be designed as livable streets with traffic calming devices. Bicycle parking should be provided in commercial area parking lots and adjacent to pedestrian paths. Ponto Drive will be improved along the northern and eastern project frontages with a landscaped median which qualifies as a traffic calming device. Carlsbad Boulevard 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. Yes RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 PageS TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Parking Parking design should include direct links to sidewalks, attractive landscaping, adequate screening, and a focus on streetscape. The majority of the required parking for the project is provided within the parking structure which is directly linked to the sidewalks on 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. Yes Ponto Beachfront Village Gateway The corner of Ponto Drive and Carlsbad Boulevard is designated as a Village Gateway. Conceptual gateway signage and landscape is proposed at the intersection of Ponto Drive and Carlsbad Boulevard to identify it as an entrance to the Ponto Village. Yes Street Furniture The street furniture envisioned for the Ponto Beachfront Village will be consistent with the desired eclectic, California coastal character, while also providing opportunities to incorporate public art. Street furniture composed of various wood, metal and concrete pieces, for the pedestrian Paseo have been proposed consistent with the examples provided in the Ponto beachfront Village Vision Plan. 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. Yes RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 Page 9 TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Architecture Eclectic Cottage Styles Detail on all sides Scale relation Rooms accessed from interior Porte-cochere The project is designed with Craftsman details including shingles, siding, contrasting color window and door frames, exposed rafter tails, composite 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. Yes Building Orientation Building should be primary visual focus Recreation areas should not be exposed to adjacent uses Provide publicly accessible amenities Preserve ocean views Minimize impacts of service areas The project focus is the building. The pool/recreation area is located within an open courtyard and shielded from surrounding uses. A restaurant and spa are open to the public. Ocean views are preserved for approximately one third of the Hannover Beach Colony 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. Yes RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 Page 10 TABLE-B: PONTO BEACHFRONT VILLAGE VISION PLAN COMPLIANCE CONTINUED ELEMENT USE CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY Parking Structure Design Incorporate commercial where appropriate Include primary building design components Minimize untreated facades Screen upper floor parking area The location of the parking structure is isolated from other commercial areas and therefore does not incorporate retail. Craftsman design elements including contrasting color window and door frames, 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. Yes 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 modern, 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 Page 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 Building Height Maximum Additional Yards Streets Interior Standard Compliance 35 feet and three levels 45 feet with appropriate findings 35 feet and three levels No additional height is requested. No setback required No setback required 34 feet from Ponto Drive 18 feet from Carlsbad Blvd. ROW 80 feet from Carlsbad Blvd. curb 60 feet from south property line Poinsettia Properties Specific Plan Setbacks Ponto Drive Carlsbad Blvd. Building Height Maximum Lot Coverage Maximum 10 feet 40 feet 34 feet from Ponto Drive 40 feet from Carlsbad Blvd. 35 feet and two stories 21, 780 sq.ft. 25 feet 17,550 sq.ft. RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 Page 12 D. Parking Ordinance The applicant is requesting parking facilities in lieu of reduction within the Hilton parking facilities [Section 21 within the scope of the hotel facilities in lieu of individual that the Planning Commission approve the provision of common individual use parking requirements and approve a 15% parking Carlsbad Beach Resort. Allowing for the provision of common .44.050(a)(5)] is based upon the findings that there are multiple uses project that will have common customers and that common parking 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. TABLE D - PARKING ORDINANCE Facility 21 5 Hotel Rooms Meeting Rooms Restaurant Outdoor Dining Coast Grill Day Spa Total Required Parking spaces for Common Facilities Adjusted Total Sq.Ft. 10,385 5,109 1,550 949 5,100 Standard 1 .2 spaces per room 1 space per 100 Sq.Ft. 40 for 4,000 sq.ft. 1 per 50 sq.ft. over 4,000 1 per 50 sq.ft. over 4,000 1 per 100 sq.ft. None Required 1 5% of total required may be shared for common facilities Required 258 103.85 40 22.18 31 9.49 465 -70 395 Provided 258 33 40 23 31 10 395 RP 05-11/SDP 05-14/CDP 05-43/CDP 09-04 - HILTON CARLSBAD BEACH RESORT May 6, 2009 Page 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-storyi 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 Page 14 TABLE - E: LOCAL FACILITIES IMPACTS ANALYSIS Standard City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water Impacts N/A N/A 161 EDU N/A 33 cfs / Basin D 2,150ADT Station No. 4 1 .2 acres N/A 161 EDU /Sub Basin 22B 41.500GPD Compliance Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes 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 Page 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 LAKESHORE GARDENS MOBILE HOME PARK SITEMAP NOT TO SCALE HILTON CARLSBAD BEACH RESORT RP 05-11 / SDP 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 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. 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: Not Applicable Density Allowed: Not Applicable Density Proposed: Not Applicable Existing Zone: Tourist Commercial (CTVResidential Density-Multiple (RD-M)/Oualified Overlay (Q) Proposed Zone: Not Applicable Revised 01/06 Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site North South East C-T-Q / RD-M-Q RD-M C-T-Q / RD-M-Q RMHP T-R / RMH RMH T-R /RMH RM Vacant / Commercial Single Family Residential Vacant / Commercial / Residential Railroad / Mobile Home Park West Open-Space Open Space Carlsbad Boulevard / Campground LOCAL COASTAL PROGRAM Coastal Zone: 1X1 Yes I I No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: | | Yes IXI No Coastal Development Permit: [X] Yes | | No Local Coastal Program Amendment: | | Yes 1X1 No Existing LCP Land Use Designation: T-R / RMH Proposed LCP Land Use Designation: N/A Existing LCP Zone: C-T-Q / RD-M-Q Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 100 ENVIRONMENTAL IMPACT ASSESSMENT I | Categorical Exemption, I | Negative Declaration, issued Certified Environmental Impact Report, dated: December 4, 2007 (Ponto Beachfront Village Vision Plan) Other, Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Carlsbad Hilton Beach Resort - RP 05-1 1/SDP 05-14/CDP 09-04 LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: T-R/RMH ZONING: C-T-0/RD-M-O DEVELOPER'S NAME: Wave Crest Resorts 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. 05-43/CDP • A. City Administrative Facilities: B. Library: C. Wastewater Treatment Capacity D. Park: E. Drainage: F. Circulation: G. Fire: H. Open Space: I. Schools: J. Sewer: K. Water: L. Demand in Square Footage = N/A Demand in Square Footage = N/A 161 Demand in Acreage =N/A Demand in CFS = Identify Drainage Basin = Demand in ADT = Served by Fire Station No. Acreage Provided = Demands in EDU Identify Sub Basin = Demand in GPD = 33 D 2.150 = 4 1.2ac. N/A 161 22B 41,500 The project is 46 units below the Growth Management Dwelling unit allowance. City of Carlsbad Planning Department 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: 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. V'_ 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_ Title Corp/Part_ Title l| , UC Address Address . c^ OWNER (Not the owner's agent) 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, Title Corp/Part WAVaaessT" Title //, Lie Address Address 829 SScctiD SUITE A SMCMTA5.. CA 1635 Faraday 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 organization 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? Yes No If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify that all tbe/a^veHnformation is true and correct to the best of my knowledge. 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