HomeMy WebLinkAboutRP 05-11; Hilton Carlsbad Beach Resort; Redevelopment Permits (RP) (3)CHRLSBHB HSG-'REDEy. ^04 uEC -iU
Hofman
" Planning & Engineering
TRANSMIHAL OF DOCUMENTS
TO: Debbie Fountain
FROM: Leslie Weinlieimer
DATE: 12.30.09
SUBJECT: Hilton Carlsbad Beach Resort -Consistency Determination
Debbie,
Attached for your consistency determination review of the Hilton Carlsbad Beach Resort are the revised plan
package and a written description of the proposed changes including tables providing a comparison between
the approved project and the proposed revisions.
The package includes:
• Site Plan
• Floor Plans
• Elevations
• Illustrative Site Plan (colored)
• Detail Plan and Views (showing Arbor/Outdoor Restaurant Area)
(The coloring shown in the Detail Plan and Views is approximate based on computer generation, but the
actual color will be based on the previously approved color boards.)
• Description of proposed changes
• Addendum to description of proposed changes due to additional change removing spa
If you have any questions or need any additional information, please contact me at 760-692-4014.
Thanks,
Leslie Weinheimer
3152 Lionshead Avenue Carlsbad CA 92010 760-602-4100
ADDENDUM TO PROPOSED CHANGES
(12/30/09)
There has been one additional change that occurred after this initial consistency determination
submittal to Christer and that is the removal of the spa. Biil Canepa had some additional
research and industry input on the profitability of a spa in that location and it does not make
financial sense. Therefore, the spa is being removed and 10 additional hotel rooms have
replaced it.
The most up to date 1 ^ floor plan has been slip-sheeted into the plan package that shows the spa
area replaced with rooms (similar to the layout for the approved plan). The location of suites
within the hotel is being determined and should be finalized next week, but I wanted to provide
this to you as the location of the suites should not have much effect on your review. Therefore,
there may be a few rooms shown on this fioor plan that will actually be combined to form a suite,
but the main points for your review are that the building footprint is the same and the total room
count will be 225 rooms.
The parking table previously provided with the consistency review submittal needs to be revised
based on the additional units. Below is a parking table accounting for the increase in unit count.
APPROVED PROPOSED u
Standard Units/SF Spaces Units/SF Spaces
HOTEL 1.2 PER UNIT 215 UNITS 258 225 UNITS 270
MEETING ROOMS 1 SPACE PER 100 SF 10,385 SF 103.85 7,467 SF 74.67
RESTAURANT 40 + 1 SPACE PER 50 SF 6,659 SF 93.18 6,749 SF^ 94.98
COAST SIDE GRILL 1 SPACE PER 100 SF 949 SF 9.49
464.52 439.65
15% reduction 69.68 65.95
395 374
Notes:
^ Restaurant area includes indoor dining, restaurant kitclien, and outdoor dining (excluding incidental outdoor dining of 400 sf)
2 Banquet Kitclien is not parked since it does not add to parking demand as it provides service to meeting attendees who
are already accounted for in tiie meeting space parking calculation.
HILTON CARLSBAD BEACH RESORT & SPA
Summary of Proposed Changes
In moving from the conceptual stage to the design development stage, a number of industry
consultants were brought on board to ensure a high quality product. Through this process, a
few components of the project were modified. The proposed changes improve the project both
in terms of functionality and design.
One of the main changes focuses on a re-design of the restaurant which includes the interior
layout and the shift of the snack bar concept to an enhancement of the outdoor restaurant
dining experience. The removal of the snack bar also opened up the pool area, creating a more
enjoyable outdoor space.
The other main change is the reduction of the meeting space. After consultation with a number
of people in the industry, the ratio of meeting space to hotel rooms was thought to be on the
high side. As a result, the ballroom and pre-function area is reduced which allows for the
expansion of the lawn area on the northern end of the building. The reduction in meeting space
also results in a minor change to the roof shape over the ballroom.
In addition to restaurant and meeting space, there are some other minor revisions proposed
including a redesign of the basement layout, the shift of the Spa and Fitness center from the 2"^
to the 1^* floor, the expansion of the porte cochere over the driveway and adjustments to the roof
plan related to mechanical equipment.
The total building square footage for the project has been reduced by approximately 4,400 total
square feet and 3,300 occupied square feet. The table below provides a comparison of the
approved project and proposed revisions with a breakdown of square footage by floor.
APRROVED PROPOSED
HOTEL Square Footage Square Footage
Occupied Total Occupied Total
Basement 9,725 39,919 12,839 41,942
1 st Floor 75,079 75,079 70,093 70,093
2nd Floor 47,757 47,757 46,882 46,882
3rd Floor 47,177 47,177 46,612 46,612
Total Hotel Structure 179,738 209,932 176,426 205,529
For ease of review, the following provides a brief summary of the changes and identifies the
appropriate plan sheets for comparison of the proposed revisions against the approved project:
RESTAURANT/SNACK BAR
• Shift of snack bar concept to expansion of outdoor dining experience
Site Plan: See illustrative site plan compared to Approved Sheet A-3
See Detail Plan and Views for additional perspective CColoring is approximate due to
computer generation, actual coloring will be based on approved color board.)
Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3
Elevations: See Revised Sheet A-7 compared to Approved Sheet A-7
Hilton Carlsbad Beach Resort & Spa: Consistency Determination
Pool area has been expanded and enhanced due to the elimination of the snack bar
Site Plan: See illustrative site plan compared to Approved Sheet A-3, L1-1
Creation of two separate kitchens- one for restaurant, one for banquet kitchen
Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3
MEETING ROOMS
• Meeting and pre-function space reduced
The northern end of building has been reduced, eliminating the pop-out pre-function space
as well as some ofthe ballroom square footage. The ballroom has also been shaved down
a bit along the western edge.
Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A- 3
Elevations: See Revised Sheet A-7 compared to Approved Sheet A-7
• Creation of more garden/lawn space on north end of property outside of ballroom
Site Plan: See revised illustrative site plan compared to Approved Sheet A-1/L1-1
MISCELANEOUS EXTERIOR CHANGES
• Porte cochere expanded over driveway (per Hilton direction and planning commission
comment)
Floor plan/Roof plan: See Revised Sheet A-5 compared to Approved Sheet A-5
Elevations: See Revised Sheet A-7 compared to Approved Sheet A-7
• Addition of two decks on the east elevation as part of the Spa
Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3
Elevations: See Revised Sheet A-10 compared to Approved Sheet A-8
• New electrical room and transformer/generator yards in basement daylights at street level
on east elevation
Elevations: See Revised Sheet A-10 compared to Approved Sheet A-8
• Roof plan revision including removal of equipment, but more importantly the addition of
screening around the roof mounted mechanical equipment.
Floor plan/Roof plan: See Revised Sheet A-6 compared to Approved Sheet A-6
MISCELANEOUS INTERIOR REVISIONS
• Spa and Fitness Center moved from the 2"^ to the 1 floor (room count did not change)
Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A- 3
• Basement re-design includes new electrical room and transformer/generator yards, new
layout for the 78 spaces in the garage; and new employee entrance.
Floor Plan: See Revised Sheet A2. compared to Approved Sheet A-2
Hilton Carlsbad Beach Resort & Spa: Consistency Determination
r
PARKING
The parking demand for the project has decreased with the changes noted above as shown in
the following table:
Parking Demand
APPROVED PROPOSED 1,2
Standard Units/SF Spaces Units/SF Spaces
HOTEL 1.2 PER UNIT 215 UNITS 258 215 UNITS 258
MEETING ROOMS 1 SPACE PER 100 SF 10,385 SF 103.85 7,467 SF 74.67
RESTAURANT 40 + 1 SPACE PER 50 SF 6,659 SF 93.18 6,749 SF^ 94.98
COAST SIDE GRILL 1 SPACE PER ICQ SF 949 SF 9.49
464.52 427.65
15% reduction 69.68 64.15
395 364
Notes:
^ Restaurant area includes indoor dining, restaurant kitchen, and outdoor dining (excluding incidental outdoor dining of 400 sf).
2 Banquet Kitchen is not parked since it does not add to parking demand as it provides service to meeting attendees who are
already accounted for in the meeting space parking calculation.
A parking consultant has been hired to create a more efficient parking structure. This could
potentially result in a slightly smaller garage. Once a determination is made by staff as to
parking requirements, the consultant will move forward on finalizing the design ofthe parking
structure for staff review.
Hilton Carlsbad Beach Resort & Spa: Consistency Determination
•
Hofman
™ Planning & Engineering
Planning Civil Engineering Fiscal Services Coastal ^ECE/VgQ
February 23,2009 ? 3 2003
Christer Westman
1635 Faraday Ave ^^NN/NG DEPT
Carlsbad.CA 92008
Subject: SDP 05-14/CDP 05-43 Carlsbad Beach Hilton Resort & Spa
Dear Christer,
The numbered responses below correspond to the numbered comments from the letter dated December 31,
2008 listing planning issues, and memorandums dated December 11, 2008 listing Landscape issues and
Engineering issues dated January 20,2009.
Issues of Concern
Planning:
1. Ina preliminary review comment from Barbara Kennedy, it was stated that the spa parking can be
counted as part of the hotel use and therefore no additional parking spaces for the spa are
required. The comment goes further to say that the conference facilities and parking must be
considered as additional requirements beyond the hotel parking requirement. We have listed the
required and provided parking under the "Parking Summary" on the cover sheet which shows the
breakdown of parking by the hotel, conference rooms and restaurant uses.
In response to engineering comment #12, minor revisions were made to the hotel basement
parking area {A-2) and level three {A-13) of the parking structure to allow adequate turnaround
area. The revisions included converting ten spaces to compact, which allow the tumaround area
and increase the proposed parking by five spaces. Therefore, the project as proposed, has a
surplus of twenty-five spaces for an allowance of up to 1,550 SF of outcioor dining.
2. A note has been added to the site plan {A-1) stating that the portion of the hotel located within
Planning Area 1 of the Poinsettia Properties Specific Plan, is well below the maximum allowed
square footage of building coverage.
3. Sheet A-6 provides a building roof plan illustrating the location of roof-mounted equipment.
Sections illustrating how the roof-mounted equipment will be a screened by parapets are provided
on Sheet A-9.
4. A 5 ft. decorative wall beside the pre/post function space on the north side of the building will
mitigate the potential for noise and visual disturbance to the existing residential neighborhood the
north. See wall detail on Sheet L1-1.
5. Noted.
3152 Lionshead Avenue • Carlsbad • CA 92010 • (760) 692-4100 • Fax: (760) 692-4105
6. Both colored elevation and renderings have been supplied for staff review.
Redevelopment:
1. Please refer to the colored elevations for architectural detail.
2. The depth of the window recess will be at minimum .5" and window ledges will be approximately
2.5". Please see Sheet A-18 for examples of the window/ledge type proposed. These
construction details will be more clearly defined during building permit review.
3. A photo collage of Lighting Concepts of fixtures is provided on Sheet A-18.
4. Colored elevations and project rendering are provided for staff review.
Landscape Repeat Comments:
5. It was detennined by city staff, during an on-site meeting on January 21, 2009, that there are no
native trees on the project site. The Demo Plan on C-6 shows all existing trees on site to be
removed.
8. A symbol has been added to Sheet L3-1 to depict the location of the swale. Please see Sheet L3-
2, "Zone 4 - Native Planting" for proposed planting in the swale.
16. The Engineering Department has detemiined the proposed trees located within the site lines will not
create an obstmction. Planning Department staff stated plantings could be supported as proposed
based on the Engineering Department acceptance.
IA. Note has been added indicating that the median landscaping shall be approved the City of Carisbad
on Sheet L3-1.
5A. No grading is proposed within the remainder parcel. Therefore, no erosion control/temporary
landscaping is proposed. Please see Sheet C-6 for the southem limits of grading for the project.
Engineering:
1. The telephone company name has been changed to AT&T.
2. The civil sheets have been revised to include the street name Beach Way.
3. The railroad name has been changed to San Diego Northern Railroad.
4. See Sheet C-2 for revision to Section D-D.
5. We understand that the intent of your proposed condition is to receive confinnation from SDG&E
that they have reviewed and will approve of the undergrounding\relocation of their utilities prior to
city approval of grading or improvement pians. We have begun the process of communicating with
SDG&E to accomplish this.
6. The easement is shown on Sheet C-3.
7. The existing building is shown on Sheet C-3.
8. Only parcel 214-160-28 takes access from Ponto Rd. A note has been added to C-4 to allow
continuous access to that property.
9. The proposed project will not encroach on to adjacent property. Existing retaining wall to remain.
10. Sheets C-5 and C-6 have been revised to indicate location of retaining walls.
11. Sheet A-9 has been revised to accurately show the existing structure on the property line.
12. The basement paricing area A-2 has been revised to allow adequate tumaround area.
13. The plans have been revised to include pedestrian access on the north and south ends of the
structure.
14. Sheets A-14 to A-16 have been revised to show portion of partying stmcture to be located below
grade.
15. Noted.
16. Noted.
17. Noted.
18. Redlines are enclosed.
If you have any questions please call me at 760-692-4017.
Thank you,
Michelle Alves
Associate Planner
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
January 20. 2009
Page 2
ISSUES OF CONCERN
Engineering:
Engineering Department staff has completed an additional review of the project. Following is a list
of engineering issues that need to be resolved or adequately addressed prior to recommendation
of approval:
1. Change the telephone company to AT&T in sheet C-1. HPE
2. Add the street name Beach Way as shown In plans. HPE
3. Change the railroad name to San Diego Northern Railroad, HPE
4. Section D-D in sheet C-2 needs to reflect the right-of-way dedication requirement of one
foot on the west side of Ponto Road where there is room within the project, HPE
5. An email has been received from SDG&E. It does not approve the proposed
undergrounding/relocation of their existing utilities throughout the site, but indicates that if
the relocations are approved, they will quitclaim the existing easements. The project will be
conditioned to obtain approval of the undergrounding/relocation prior to approval of grading
and Improvement plans, NOTED
6. Note that existing easement 3 was originally for Southem Counties Gas Co. The easement
fs not plotted and no gas lines are shown within the site, HPE
I. Show the existing building in parcel 214-160-29. HPE
8. Sheets C-3, 0-4, and C-6 need to show the existing driveways along Ponto Road
consistently. The grading operation needs to assure continuous access during and after
construction, HPE
9. Sheet C-4 shows an existing retaining wall at the property line with the adjacent parcel to
the south (214-160-04). A portion is to remain m place and a portion is to be removed. It is
not clear if the grading can be performed without encroaching into the adjacent property.
Show a cross-section. A temporary construction easement might be required.
HPE to provide cross-section, move wall. Permission will be required.
10. Clarify the retaining walls in the partying structure in sheets C-5 and C-6. Some of the
TW/BW elevations do not seem to indicate a retaining wall, HPE to coordinate with JWDA.
II. Section 1 in sheet A-9 shows the adjacent house as 15 ft away from the property line,
sheet C-4 shows it on the property line. Clarify and make it consistent, JWDA
12. The building basement parking shown in sheet A-2 needs to provide for a vehicle
turnaround similar to that shown In sheet A-13 for the parking structure, JWDA
13. Clarify how pedestrians will leave the parking structure at the south end (sheet A-12). JWDA
14. In sheets A-14 through A-16 the ground elevations outside the parking structure do not
match those shown in the proposed grading plans C-5 and C-6. JWDA
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
January 20, 2009
Page 3
15. The project will be conditioned for half street improvements along the Carisbad Boulevard
frontage. As agreed in the October 8, 2008 meeting, a credit will be given for the
construction of the Ponto Rd. half median not in the project's frontage, NOTED
16. The project wifl be conditioned to incorporate safety features in the design of the juncture of
the new and existing Ponto Road, NOTED
17. The project's preliminary Storm Water Management Plan was prepared prior to the
adoption of the City's current SUSMP. It should be updated to incorporate all the
requirements of RWQCB's Order 2007-01. The project will be conditioned to meet the new
requirements. Note that Low Impact Development measures will be required, NOTED
18. Note the comments in the attached redlined check prints CS, A-1 through A-18, and C-1
through C-8. Please return these documents with the re-submittal to assist staff in our
continued review, HPE win keep all original redlines and return them at resubmittal,
If you have any questions regarding these Engineering issues, please contact Frank Jimeno at
(760) 602-2758.
liefer
Citv of Carlsbad
Planning Department
December 31, 2008
Leslie Weinheimer
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad CA 92010
SUBJECT: SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
ISSUES TRANSMITTAL LETTER
Dear Ms. Weinheimer,
Your project was deemed complete on September 17, 2008. There are issues of concern with
the project that remain to be resolved. The issues are listed on the attached page(s). All Issues
will need to be resolved prior to scheduling the project for a public hearing.
Please contact me at (760) 602-4614, if you have any questions or wish to set up a meeting to
discuss the application.
Sincerely.
CHRISTER WESTMAN
Senior Planner
CW:sm
c: Wave Crest Resorts II, LLC, 829 Second Street, Suite A, Encinitas^ CA 92024
Chris DeCerbo, Team Leader
Frank Jimeno, Project Engineer
Austin Silva, Redevelopment Planner
File Copy
Daia Entry
Enclosure
RECEIVED
JAN-5 2«S
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 31, 2008
Page 2
ISSUES OF CONCERN
Planning:
1. The number of partying spaces required for the 5,000 square foot spa must be added to
the total project partying requirement. The spa partying ratio is one space for every 200
gross square feet of facility (25 spaces). The result is a total project requirement of 460
partying spaces. A 15% percent reduction may be allowed for common facilities, if
approved by the Planning Commission, which results in a minimum onsite partying
requirement of 391 parking spaces. A parking space count resulted in a total of 390
onsite partying spaces. One additional parking space is needed in order to meet the
minimum requirement with a 15% reduction for common facilities.
2. Per the Poinsettia Properties Specific Plan, 21,780 square feet of building coverage is
allowed. Please verify with a graphic and note on the site plan that the portion of the
hotel that is within Planning Area 1 of the Poinsettia Properties Specific Plan is at or
below the maximum allowed.
3. Provide a building roof plan illustrating the locations of roof mounted equipment and
roof/parapet sectbns illustrating how the roof mounted equipment will be satisfactorily
screened by the parapets.
4. The outdoor pre/post function space located on the north side of the building continues
to be of some concern to staff. The concem is the potential for noise and visual
disturbance to the existing residential neighborhood to the north. Although limiting the
functions in the space to daylight hours will help reduce the concern, enclosing the
space with a low garden wall and landscape will provide even more separation. Please
enclose the space with a low garden wall and landscaping along the northern edge.
5. The project falls within the scope of the previously certified Environmental Impact Report
(EIR 05-05) for the Ponto Beachfront Village Vision Plan. No further environmental
analysis will be required. However, the EIR must receive final approval by the court
before it can be used for this project A public hearing date will be partially affected by
the final approval date ofthe EIR.
6. A greater contrast in color for the shingle siding is encouraged.
Engineering:
Under Separate (Dover
Redevelopment:
1. Please add architectural detail to the blank wall outside of rooms "A" that are tocated to
the south of the basement entrance.
2. Indicate the depth of the window recess. Indicate the thickness of the plaster trim
beneath the windows.
3. Please provide examples of lighting fixtures to be used throughout the building.
4. Please provide colored elevations so staff can evaluate the design in further detail.
Landscape:
See attached comments.
December 11, 2008
TO: Christer Westman, Senior Planner
Michele Masterson, Senior Management Analyst
Meghan Jacobson, Senior Office Specialist
FROM; Michael Elliott, City of Carlsbad's Contract Landscape Architect
RE: Landscape Architectural Review - Conceptual Review - 3"* Review
Hilton Carlsbad Beach Resort & Spa, SDP05-14, CDP05-43, RP05-11
Carlsbad Boulevard @ Ponto Road
PELA file: 298 - Hilton Carlsbad Beach Resort & Spa - Con3
Landscape Architect: Spurlock PoLrier, Phone: (619) 681-0090
Please advise the applicant to make the following corrections to the plans so that they will meet
the requu-ements of the City of Carlsbad's Landscape Manual.
Numbers below are referenced on the red line plans where appropriate for ease in locating the
area of the comment concem.
REPEAT COMMENTS
1-4 Completed.
5. Generally ideiitify all existing woody plant material to be removed or retained. Trees
over 12" in caliper diameter shall be identified on the plan individually as to caliper size
and type and labeled to be retained or removed. 2'^'* Review: The applicant has
responded: "Information is shown on Demolition Plan Refer to Civil Sheet C-4." The
civil plan does not identify existing trees or indicate sizes. Please folly address on
landscape plans. S'^'^ Review: The applicant has responded: "Information has been
added to the DemoUtion Plan, refer to civil sheet C-4. All existing trees on site will be
removed. Information was provided on civil sheet/demo plan since all landscaping is
proposed to be removed and it comes through more clearly on this plan." Please provide
a copy of the revised civil plans for cross checking. - -
6-7 Completed.
8. Show any bio-swales/detention basins or underground drainage collection systems (in or
under planting areas that could impact the planting) and work these facilities into the
design. 2"*^ Review: The appHcant has responded: "Comment Noted." No bio-swales or
detention basins are shown on the plans. Civil plans show a vegetated swale and
detention basin at the southeast corner ofthe property. Please show and label on the
landscape plans and provide appropriate plantings, f'^ Review: The applicant has
responded: "Landscape plans have been revised to be consistent with the civil plans
showing the detention basin in southeast comer. See revised sheet L3-I." Plans show a
vegetated swale. Appropriate plantings have not been provided in the swede. Vegetated
swale plantings require a filtering plant (i.e. grasses). Please provide appropriate
grasses in the bottom of the swale that will thrive in a moist condition (i.e. Carex, Juncus,
etc.). Plantings will need to be planted at spacings as appropriate to fill in prior to
building occupancy.
9-15 Completed.
Hihon Carlsbad Beach Resort & Spa December 11,2008
Conceptual Plan Review Page 2
16. Landscape elements over 30" in height (including planting measured at maturity) are not
allowed at street comers within a triangular zone drawn from two points. 25' outward
from the beginning of curves and end of curves. (See Appendix C.4). The same height
limitation applies at driveways 25' from the edge of the apron outward along the curb
then 45-degrees in toward the property. In addition to the requirement above, on
collector streets and greater, Cal Trans Sight Distance Standards shall apply to the height
restriction stated. Please show all sight lines and insure these requirements are met. See
comment number 3 above. Please provide more detailed information so this requirement
can be checked. 2^^** Review: Please graphically show sight lines and provide for all
above requirements. 3'^'^ Review: The applicant has responded: "Sight lines are
provided. Engineering Department has reviewed the sight lines and their relation to the
landscaping including some trees etc and have agreed to the revisions proposed on the
plan. See revised sheets L3-1, LI-I." The Landscape Manual requires this vehicular
sight line to be shown with no plantings over a 30"height located within this area This is
in addition to any Cal Trans sight distance standards. See below:
Landscape elements over 30 " in height (includingplanting measured at maturity) are
not allowed at street corners within a triangular zone drawn from two points, 25'
outwardfrom the begirming of curves and end of curves. (See Appendix C. 4).
The same height limitation applies at driveways 25 'from the edge of the apron
outward along the curb then 45-degrees in toward the property.
In addition to the requirement above, on collector streets and greater, Cal Trans
Sight Distance Standards shall apply to the height restriction stated
Please show the sight lines as previously requested and insure no plantings over 30 " in
height within this area.
17-29 Completed.
30. RETURN REDLINES and provide 2 copies of all plans (concept, water
conservation, and colored water use plan) on the next submittal.
lA. Please explain this note. S'^'^ Review: The applicant has responded: "Per conversations
with Engineering department at 1078/08 meeting, Carlsbad Blvd median is proposed to
be constructed only in a temporary state with curb dnd erosion control as shown on L5-
I and civil plans." Please add a note indicating that the median landscaping shall be
as approved by the City of Carlsbad.
2A-4A Completed.
5 A. Please address landscaping of all areas within the property line. 3'''^ Review: The
applicant has responded: "Discussed in meeting with City 1078/08-A portion of this
area is future roadway and access is necessary to adjacent properties, etc. City
acknowledged situation and requested erosion control and temporary landscaping.
The erosion control/temporary landscaping is provided in areas that woidd be
graded/disturbed for the project as shown on L3-I." Grading plans previously
provided show grading in this area Please address landscaping. Please provide a
copy of the latest civil grading plansfor cross checking of all areas.
6A. Completed.
RESPONSE TO CITY COMMENT LETTER -12/2/08
September 17, 2008
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad CA 92010
SUBJECT: 3rd REVIEW FOR SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON
RESORT AND SPA
Thank you for applying for Land Use Permits in the City of Carisbad. The Planning Department
has reviewed your Site Development Plan and Coastal Development Permit, applications nos.
SDP 05-14 and CDP 05-43, as to their completeness for processing.
The items requested from you eariier to make your Site Development Plan and Coastal
Development Permit, applications nos. SDP 05-14 and CDP 05-43 complete have been
received and reviewed by the Planning Department. It has been determined that the application
is now complete for processing. Although the initial processing of your application may have
already begun, the technical acceptance date is acknowledged by the date of this
communication.
Please note that although the application is now considered complete, there may be issues that
could be discovered during project review and/or environmental review. Any issues should be
resolved prior to scheduling the project for public hearing. In addition, the City may request, in
the course of processing the application, that you clarify, amplify, correct, or otherwise
supplement the basic information required for the application.
At this time, the City asks that you address the issues identified and provide 5 complete sets of
the development plans so that the project can continue to be reviewed.
Please contact your staff planner, Christer Westman, at (760) 602-4614, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
DON NEU
Planning Director
DN:CW:lt
c: Wave Crest Resorts II LLC. Suite A, 829 Second Street, Encinitas CA 92024
Chris DeCerbo, Team Leader
Frank Jimeno, Project Engineer
Austin Silva, Redevelopment Planner
File Copy
Data Entry
-ARLSBAD BEACH HILTON RESORTIRE SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
September 17, 2008
Page 2
ISSUES OF CONCERN
Planning:
1. Although some modifications have been made to the architecture, more of the same and
additional new techniques need to be applied to the overall building to make it visually
and aesthetically interesting if it is going to set the appropriate architectural standard for
all future development within the Ponto Beachfront Village. All elevations of this hotel
are important to the Ponto Beachfront Village and must be treated accordingly. This
objective goal may be achieved through the extended use of materials such as stone
veneer for ground floor features, outlookers, more distinctive window ledges and trim,
horizontal siding and shingles. The architecture and design treatments of the entire
building must truly reflect the overall "craftsman" style of the project. (See comments on
plans for additional direction) To assist in the evaluation, details of the materials, colors,
dimensions, and textures need to be provided. Examples include the width and depth of
window trim, dimensions of trellis pillars and rafter tails, shingle and siding materals.
RESPONSE: Additional architectural detail has been addressed through revisions to the
A'7 thru 7. As requested by the City, a photo collage sheet has been added to
provide the general character of the specific elements such as windows, railings, etc. as
shown on sheet A-18. Materials/color boards are being prepared to provide additional
information and will be following this submittal.
2. The outdoor space proposed on the north side of the conference building including the
netlawn is not encouraged since it may create noise nuisance conflicts with the existing
residential uses to the north.
RESPONSE: Comment noted. Intent of outdoor space is for pre-function activities or
small outdoor ceremonies. Applicant would be willing to have restrictions on hours of
use to be during daylight hours.
3. All decorative paving within the automobile travelway should be visually distinctive but
should have a smooth texture so as not to increase tire noise.
RESPONSE: Comment noted and materials discussed at meeting with city on 10/8/08.
Decorative paving will be enhanced concrete paving or exposed aggregate. Please see
revised sheet L-1.1
4. Pedestrian access from the parking garage shall be relocated to take advantage of the
median in Ponto Road.
RESPONSE: Pedestrian access from parking garage has been relocated to utilize median
per engineering comments. Please see revised sheets A-1, L1-1 and C-5.
5. Include decorative pillars, grill-work, and/or other elements on the visible portions of the
parking structure. Just as with the hotel, the parking structure will be very visible within
and from outside of the Beachfront Village and must appropriately reflect the Vision Plan
design aesthetic.
RESPONSE: Additional design/decorative elements have been added to parking
structure. Please see revised sheets A-14 thru A-15.2.
SDP 05-14/CDP 05-43 - CALSBAD BEACH HILTON RESORT A^SPA
September 17, 2008
Page 3
6. It is not clear what the cross-lines on the parking structure represent as shown on the
elevations. Please clarify or remove them.
RESPONSE: The cross-lines on the parking structure have been removed. Please see
revised sheets A-14 thru A-15.2
7. The plans are not clear regarding the length of the five foot high site wall proposed at the
hotel service entrance. Please clarify this on the plans and incorporate adequate
landscaping into the plan to visually screen this area.
RESPONSE: Per meeting on October 8^, staff requested wall be removed and that area
instead provide a nice surface treatment. Wall has been removed and surface treatment
ofnetlon has been applied. Please see revised sheet L1-1.
8. The berming at the front entrance should be extended and wrapped in front of the
northern most parking stalls.
RESPONSE: Berming at front entrance has been extended to wrap around the northern
edge of parking stalls. Please see revised sheets L1-1, L1-3 and L3-1.
9. The six foot tall retaining wall located on the southern property line will visually impact
the property to the south. Please redesign this area to reduce the wall height to three
foot maximum.
RESPONSE: Per city request, applicant has reduced size of wall. Parking lot grade
increased which will bring wall down to around 3 feet. This was acknowledged as
acceptable by staff. Please see revised sheet C-6.
10. Please indicate the intended method of air conditioning for the hotel rooms. A central air
conditioning system must be adequately screened and located in an area that will have
the least amount of noise and aesthetic impact on adjacent residential areas. Individual
room air conditioning units must be integrated into the building design and not proposed
as window units.
RESPONSE: As discussed at city meeting on 10/8/08, applicant confirmed there will be
no window units for air, it will be a centralized system incorporated on roof. The
potential units on roof were already incorporated into the acoustical analysis.
11. Please revise the architectural sheets to correctly indicate the size and locations of room
balconies and patios.
RESPONSE: Sheets revised to show balcony/patio sizes/locations. Please see revised
sheets A-3 thru A-5.
12. Comments on the conceptual landscape plan are attached.
RESPONSE: Landscape response to comments are included with this re-submittal.
SDP 05-14/CDP 05-43 -'WvRLSBAD BEACH HILTON RESORTED SPA
September 17, 2008
Page 4
Redevelopment:
1. Special attention should also be given to wayfinding signage within the Ponto Beachfront
Village. The Vision Plan provides specific examples of the types of wayfinding signage
envisioned for the area on Page 36, Chapter 2. This type of signage will be appropriate
in alerting the general public of the location of the Coast Side Grill/Pool bar, the activity
center, and the restaurant. Directional banners cannot be incorporated into the light
poles. Please find an alternative method to providing wayfinding signage.
RESPONSE: The directional banners incorporated in the light poles were acknowledged
by Redevelopment as an example provided in the Ponto Vision Plan (pg 36) and is an
acceptable concept for the wayfinding signage.
SDP 05-14/CDP 05-43 - CALSBAD BEACH HILTON RESORT A^SPA
September 17, 2008
Page 5
Engineering:
The Engineering Department has completed a partial issues review. Once Engineering's review is
completed, a letter with additional issues will be forthcoming.
1. Tentative Parcel Map comments will follow under separate cover.
RESPONSE: Parcel Map comments were provided verbally in meeting on 10/8/08.
2. There are some design issues on Ponto Road as shown in the site plan. After a review is
completed a meeting will be set up to discuss their resolution.
RESPONSE: Additional comments were provided by city and addressed in attached memo
dated 10/8/08.
3. The sight distance corridors layer did not print in sheet C-3. The sight lines shown at the
project driveways in sheet L1-1 seem to be too short. Follow the street design criteria as
listed in Table A of the Engineering Standards and coordinate with the Landscape
Architect.
RESPONSE: Revised sight line information previously provided to engineering and
planning for review, was okay'd and has been incorporated into plan set, please see revised
sheet C-3 and L1-1.
4. Submit a letter from the appropriate utility companies concurring with the proposed
undergrounding/relocation ofthe existing utilities throughout the site.
RESPONSE: Per phone message from Glen Van Peski, this information is not necessary at
this stage.
5. The length of the left turn pocket on northbound Cartsbad Boulevard at Ponto Road is
under review.
RESPONSE: City provided direction in second set of engineering comments dated 10/8/08
regarding necessary length of 250ft plus transition. Plans have been revised accordingly,
see sheet C- 7.
6. Change the sewer district to the City of Cartsbad in sheet CS.
RESPONSE: Comment noted, please see revised sheet C-1.
7. Show the sight line at the intersection of Carisbad Boulevard & Ponto Road in sheet L3-1.
RESPONSE: Revised sight line information previously provided to engineering and
planning for review was okay'd and has been incorporated into plan set, please see revised
sheet L3-1.
8. Submit specifications for the "Netlon" material proposed to be used for the fire lane. The fire
requirements are specified in section 17.04.100 ofthe Carisbad Municipal Code.
RESPONSE: Planning Department already met with Fire Department on the project
regarding use of Netlon for fire lanes. Fire Department reviewed and gave approval for
use Netlon in fire lanes.
9. The location of the gateway sign at the intersection of Carisbad Boulevard and Ponto Road
in sheet L1-1 is under review.
RESPONSE: No additional comments provided by city.
10. We will advise you regarding NCTD's request regarding the bus shelter upgrade.
RESPONSE: No additional information has been provided by City.
MEMORANDUM
October 8, 2008
TO: SENIOR PLANNER CHRISTER WESTMAN
FROM: Associate Engineer - Frank Jimeno j^/J
SDP 05-14/CDP 05-43/RP 05-11: HILTON CARLSBAD BEACH RESORT AND SPA
ENGINEERING ISSUES
Engineering Department staff has completed additional review of the project. Following is
a list of engineering issues that need to be resolved or adequately addressed prior to
recommendation of approval:
1. The location of the median nose just south of the north parking structure entrance
(sheets C-5) needs to be at the standard setback (A/2 - 10').
2. The cross-walk from the parking stmcture to the hotel entrance needs to use the
median as a refuge area. After the location of the median nose is determined, the
pedestrian path from the parking structure exit needs to be directed toward a
crossing that leads to the median. This needs to be reflected in the architectural
and landscape drawings.
3. The left turn pocket on northbound Cartsbad Boulevard at Ponto Road needs to
meet the minimum required length of 250 feet plus transition.
4. The juncture of the new and existing Ponto Road needs to incorporate transitions.
The maximum allowable street grade is 12%. Safety features need to be
incorporated in the design.
6. Even though the portion of Ponto Road from Beech Way to the hotel is temporary,
the pavement should be able to withstand regular traffic. The structural section
should meet minimum design standards, with the final section based on R values.
7. Note comments in attached redlined check prints C-1 through C-8. The applicant
must return these documents with the resubmittal to assist staff in our continued
review.
If you or the applicant has any questions, please contact me at (760) 602-2758.
Senior Civil Engineer Van Peski
SDP 05-14/CDP 05-43 - cf^LSBAD BEACH HILTON RESORT A^SPA
September 17, 2008
Pages
RESPONSE TO ADDITIONAL ENGINEERING COMMENTS dated 10/8/08
(original comments attached on next page)
1. The location of the median nose has been shifted per engineering comments,
please see revised sheet C-5.
2. The crosswalk from parking structure has been revised to utilize the median as a
refuge area. Pathway has been revised to direct to crosswalk through median.
Please see revised sheet C-5, L1-1 and A-1.
3. Left turn pocket revised to 250 feet plus transition, please see revised sheet C-7.
4. Juncture of new /existing Ponto Road incorporates transitions southbound and
street grade is 12%. Transition northbound is not needed since there is sufficient
room within full width pavement for transition. Please see revised sheet C-6.
5. The pavement on Ponto will withstand regular traffic by meeting minimum design
standards. Please see revised sheet C-2.
6. Redlined check print notes incorporated and included with this re-submittal.
RESPONSE TO LANDSCAPE COMMENT LETTER
For your reference, the onginal landscape comments dated August 18*^ are attached.
REPEAT COMMENTS
2. Notes have been added, please see revised sheet L3-1.
5. Information has been added to the Demolition Plan, refer to civil sheet C-4. All
existing trees on site will be removed. Information was provided on civil sheet/demo
plan since all landscaping is proposed to be removed and it comes through more cleariy
on this plan.
6. Percent of total site used for landscaping provided on sheet L3-1.
7. All areas, with exception of Carisbad Blvd. median will be responsibility ofdeveloper.
Carisbad Blvd median is typically the responsibility of the City and this project will follow
that precedent. Note added to plan, see revised sheet L3-1.
8. Landscape plans have been revised to be consistent with the civil plans showing the
detention basin in southeast corner. See revised sheet L3-1.
9. Streets are names have been added to sheet L2-1.
12. Per meeting with Christer Westman (10/16/08):
Additional evergreen trees were added to parking garage area as shown including
Monterey Cypress and White Mulberry. It was agreed that large trees would not work for
south side of parking lot at south property line and that shrubs would be incorporated
near retaining wall. Additional evergreen trees along Cartsbad Blvd have been added
but limited to a few locations as shown on revised plans per discussions with Christer
regarding concerns over ocean views. See revised sheet L3-1.
16. Sight lines are provided. Engineering department has reviewed the sight lines and
their relation to the landscaping including some trees etc iand have agreed to the
revisions proposed on the plan. See revised sheets L3-1, Lj-1
20. Discussed in meeting with Christer on 10/16/08. Majority of theme trees added back
in. Please see response to comment #12.
21. Location of trees within right of way and utility easements along Carisbad Blvd. was
discussed with city and it was determined to be acceptable for discretionary review.
Trees are included in median/ROW on Ponto Blvd to comply with the Ponto Beach
Village Vision Plan and given okay in meeting with Christer on 10/16/08.
22. Per conversations with Engineering department at 10/8/08 meeting, Cartsbad Blvd
median is proposed to be constructed only in a temporary state with curb and erosion
control as shown on L3-1 and civil plans.
27. No additional comments have been received by applicant.
28. Note has been revised as requested, see revised sheet L3-1.
29. Storm drains reflected on plans and in utility/easement exhibits previously provided
for City review. Per city engineering/planning, proposed planting is considered
acceptable.
NEW COMMENTS
1 A. Per conversations with Engineering department at 10/8/08 meeting, Cartsbad Blvd
median is proposed to be constructed only in a temporary state with curb and erosion
control as shown on L3-1 and civil plans.
2A. North arrow provided on plan sheets, see L1-1, L2-2, L2-1, and L3-1.
3A. Ponto Road Planting now defined with specific planting, please see revised sheet
L3-1.
4A. Ponto Median maintenance will be responsibility of developer. Carisbad Blvd
median will be responsibility of City as is the typical procedure. Note has been added to
plans, see revised sheet L3-1.
5A. Discussed in meeting with City 10/8/08 - A portion ofthis area is future roadway and
access is necessary to adjacent properties, etc. City acknowledged situation and
requested erosion control and temporary landscaping. The erosion control/temporary
landscaping is provided in areas that would be graded/disturbed for the project as shown
onL3-1.
6A. Note has been added, please see revised sheet L3-2.
AogUSt 18, 2008 Rul
TO: Christer Westman, Senior Planner
Michele Masterson., Senior Management Analyst ^ pp |ci ' A,-.-
Meghan Jacobson, Senior Office Specialist " *
FROM: Michael Elliott, City of Carlsbad's Contract Landscape ArclMt^OR^AN PlAfilMG & ENGINEERING
RE: Landscape Architectural Review ~ Conceptual Review - 2""^ Review
Hilton Carlsbad Beach Resort & Spa, SDP05-14, CDP05-43, RPOS-f I
Carlsbad Boulevard @ Ponto Road
PEI,A fik: 298 - H'tlum Cktrhbad Bc*di Resori. & Spa Conl
Landscape Architect: Spurlock Poirier, Phone: (619) 681-0090
Flease advise the applicant to make the following con-ections to the plans so that they will meet
the requirements ofthe City of Carlsbad's Landscape Manual.
Numbers below are referenc-ed on the red line plans where appropriate for ease in locating the
area ofthe comment concem.
REPEAT COMMENTS
1. Completed.
2. Please show all slopes on the planting plans consistent with the grading plans. Address
slope revegetation as follows:
On atl slopes (all heights) that abut streets or sidewalks: Standard "A":
• ''A'- Cover crop plus straw mat. Straw mat required if installed August 15 -
April 15
Qn all slopes 3' and greater; ''A B & C"
• '^B" - Groundcover spaced to provide 100% coverage in one year, (ex: flats
spaced at 12" O.C.)
• "C" - Low spreading woody shrubs to provide a minimum of 70% cover at
maturity. This is in addition to the requirements of "D" below.
On all slopes that are 8' and greater: 'A. B. C & D" • -,
• "D" - Trees and^r large shrubs at a rate of 1 per 200 square feet.
Areas graded flatter than 6:1 require Standard #1 (cov^r crop) when ihey have one
or more of the following conditions:
a. Sheet graded pads not scheduled for improvements within 6 months of
completion of rough grading.
b. A potential erosion problem as determined by the City.
c« identified by the City as highly visible areas to the public or have special
conditions that warrant immediate treatment
2^''' Review: Please add the notes shown in bold above to ihe plan notes.
3-4 Completed.
5. Generally identify al! existing woody plant material to be removed or retained. Trees
over 12" in caliper diaraeter shail be identified on the pian individuaiiy as to caliper size
and type and labeled to be retained, or removed. 2"*'^ Revim^: llie applicam has
responded: ''Information is shown an Demolition Plan Refer to Civil Sheei C-4. " ne
Hilton Carlsbad Beach Resort & Spa
Conceptual Plan Review
August 18, 2008
o.
7.
9.
11
13
16.
1 /•
20
civil plan does not identify existmg frees or indicate .sizes. Piease fuiiy address on
landscape plans.
Indicate the foiiowing percentages:
a. Percent ofthe total site used tor landscaping.
b. Completed.
the-right-o^-way
^ponsibility of the- prejee^-em-ier. 2"^^ Review: The
applicant Itas responded: "Note was removed from Drcmmigs. " Please dearly oidline
the areas of kmdscape maintenance responsibilities (privaie, common area^wmeowners'
association, City, etc.).
Show any bio-swaies^detention basins or undergroond drainage collection systems (in or
under planting areas that could impact the planting) and work these faciiities into the
design. 2"'^ Review: Tim appiicant ims responded: 'X.?omment Noted. " No bio-swales or
detention basins are siiown on the plans. Civil pians show a vegetated swale and
detention basin at tlie southeast corner of the properiy. Please show ami /ade/ on tlw
landscape plans and provide appropriate piantings,
Ptease label all streets on all sheets. Provide street name,
-11 Completed.
Landscaping consisting of ground cover, slirubs, and trees shail be used to screen
elements of unsigbtliness and screeo/soften new improvements. See comment number 3
above. Please provide more detailed infbrmation so this requirement can be checked. 2''''"
Review: Piease provide additionai large evergreen trees on iiie south and we.si .sides of
the paridng garage. Please provide large evergreen trees aiong the south side of tiie
parking lot ai the .south property line. Additional large evergreefi trees (Monterrey
Cypress) are needed along Carlshad Bouievard. to .soften and enimnce ihe huiidings. See
red line plans fbr locations.
Landscaping shall be used to accentuate and enhance architecture. See-eemn^ent-rHntmher
S-above. I^a^e-^fovide^nore detail ed4iilef^^ .
2"'^ Review: See comment numher 12 above.
•15 Completed,
Landscape elements over 30" in height (including planting-measured at maturity) are not
allowed at street corners within a triangular zone drawn frorp^two points, 2Sloutvvard
from the beginning of curves and end of ounces, (See Appendix C,4). The same height
limitation appiies at drivewavs 25' froin the edge ofthe apron outward along the curb
then 45-degrees in toward the property. In addition to the .Teguirement above, on,
collector streets and greater, Cal Trans Sight Distance Standards shall apply to the height
restriction stated. Please show all sight iines and insure these requirements are met. See
comment nuraber 3 above. Please provide more detailed information so this requirement
can be checked. 2"''^ Review: Piea.se graphically show sight lines and provide for all
abo ve requirements.
•19 Completed,
ff the streetscape is along a major or prime arterial the street tree planting shall conform
to the "'Arterial Road Themes" (refer to Section IV.D,4 and Appendix C, 1). The specific
trees creating a streetscape theme have been pre-selected by the City. Each theme shall
Hilton Carlsbad Beach Resort & Spa August 18, 2008
Conceptual Plan Review*' Page 3
be made up of four (4) types of trees: "Theme", "Support"; "Median", and "Project
Identity/Accent Trees''. (See Appendix C)
% of Tot al
Streetscape Trees
(includes street tree
requirement plus
adjacent setbacks)
a. Median Island Trees N/A •
(These trees shall be installed as part of the
required street improvements)
b. Theme Trees 50%
(These trees set the overall character ofthe
streetscape and are located along the roadside but
outside the right-of-way (See D,3«l .2-3)
c. Support Trees 30%
(These trees were selected to complement the
theme tree! Select trees from those listed w4iich
fit the project site conditions.)
d. Project Identify/Accent Trees 20%
(These trees are not pre-selected, rather the
applicant can choose the best tree for their project
and submit it for City approval.
Review: Tiie appiicant has responded: ''According to the L-andscape Manual, we are
to provide: 10 theme trees (Monterrey Cypress), 6 support trees (Pinii Meiaieucaj, 3
project/identity trees (various Palm trees per 15-2). However, due to fire lane, siglit iine,
and view corridor requirements, we are propo.sing tin foiiowing break-down: 5 tiieme
trees (Monterrey Cypre.ss), 16 support trees (Pink Meialeuca), 27 pr()jecf/identify trees
(varicms Palm trees per L3-2J. Note tiiat we are proposing more than twice the minimum
number of trees reqmred for dm site. " Tiie reason for deiering 5 required theme trees is
not understood.. Jheme trees are the most important tree which will establisli tin
iMf idscape Manual desipiated theme. I here appears tOj be room for ihe.se trees. Piease
provide all required titeme trees (see comment numher 12 above). As far as providing
extra trees, trees are reqmred to he provided to imth accentuate and enliance
arciiitecture and screen-soften new impravement.s. The.se trees are needed to accomplish
aii qf these requirements.
21. Locate street trees:
a. A minimura of 3' outside the public right-of-w-ay (except within the
"Redevelopment Zone (VR Zone) and Beach Area Overlay Zone" where street
trees may be allowed, within the right-of-way V in tight spaces and within the
right-of-way if approved by Engineering. 2"'''^ Review: It fs noted that street trees
are located within the right-of-way. Plea.se relocate uniess otiierwise approved
(yy Ijigineering.
b. A. m ini m um of 5' from paving.
Hilton Carisbad Beach Resort & Spa August 18, 2008
Conceptual Plan Review Page 4
c. A minimum of 7' from any .sewer line,
d. Not in conflict with public utilities.
e. Not to be allowed on street corners within a triangular zone drawn from two
points, 25' from the beginning of curs^es and end of curves or within sight lines as
described under "Sight Distance" above, (See Appendix C,4),
22. The median layout shall be in conformance W'ith the ".Arterial Median Layouf (see
Appendix C.2). Concrete color and pattern shall be as specified under "Arterial
Streetscape Tliemes" (see Appendix CJ) and as approved by the Parks and Recreation
Director. Shrubs shall be 5 gallon minimum size, Shmb spacing shall be such that 100%
coverage will occur within one year. 2""^ Review: Tite appiicant iias responded:
"Comment Noted. " Piease address median iandscaping.
23-26 Compieted.
27. Please provide a colored water use plan indicating where proposed use of recycled and
potable water \m\\ be used, 2'^"^ Review: Tiie colored water use pian ims iyeen forwarded
to PubUc Works Maimenance and Operations for review. ..Any comments will be
fbrwarded back to tim applicant.
28. Per the water conservation section ofthe manual (C,3-4,6), woody shrubs must be
planted over herbaceous groundcover to cover 60*^/o ofthe groundcover area at maturity.
Please address on plans. 2'^^ Review: Piease re-word note ni as follows: Woody sividis
simii iie planted over herbaceous gromidcover to cover 60% ofthe groundcover area at
maturity.
29. Please show all storm drains and insure trees are not planted over them. 2"'' Review:
There appear to he confiicts. Piease resolve.
30. RETURN REDLINES and provide 2 copies of all plans (concept, water
conserv ation^ and colored water use plan) on the next submittaL
NEW COMMENTS
1 A. Please explain this note,
2A. Please provide a north arrow on all plan sheets,
3A, Please define "Ponto Road Planting" Clarify what plants will be used. Landscaping
shall be compatible and enhance the positive character of existing neighborhoods.
4A, Please indicate who is responsible for the maintenance qf the Ponto Road and Carlsbad
Boulevard median landscaping. If proposed to be City maintained, the plans will need
to be reviewed by the Parks Department.
5 A, Please address landscaping of ail areas within the property line,
6A, Please note that a minimum of 50% ofthe shrubs (except on slopes 3:1 or steeper) shall
be a minimum 5 gallon size
Hofman
Planning & Engineering ™ING NOTES
Planning Fiscal Analysis Environmental
Hilton Carlsbad Beach Resort & Spa
October 8^ 2008 @ 1PM
ITEMS TO DISCUSS:
1. Way finding signage
Redevelopment Comment #1
The directional banners incorporated in the light poles was acknowledged by
Redevelopment as an example provided in the Ponto Vision Plan (pg 36) and is an
acceptable concept for the wayfinding signage.
Discussion followed on the wayfinding signage - identifying that the wayfinding signage
is for the Ponto Vision Plan area (not project specific signage) but some ofthe wayfinding
signage would include directional Information on hotel. The wayfinding signage would be
allowed within the public right of way. Hotel specific signage (not part of wayfinding
signage) would be on private property.
Project specific hotel signage will be addressed through a sign program as condition of
approval.
Way finding signage to be addressed as condition of approval as well, but City wants to
ensure that signage works in potential locations. Frank to review location of gateway
signage in relation to sight lines.
2. Landscape Issues
<* ROW planting and utility line issues
(L Comments #12/20/21)
Discussion of limitations to ROW planting as it relates to utility lines conflicts, fire lane
and landscape manual requirements. Internal meeting with engineering, planning and
landscape had not yet occurred on topic. Other landscape comments not taking into
account the Ponto Vision Plan and project specifics/limitations.
Christer, Mike Elliott, engineering and applicant to meet to work out solution that provides
nice landscaping to meet the Ponto Vision Plan concept while preserving restaurant
ocean view as this was identified as important component ofproject by Planning
Commission and Council.
3152 Lionshead Avenue • Carlsbad • CA • 92010 • 760-692-4100
<* Clarification of Ponto Road extension (L Comment #5A)
Discussion regarding the extension of Ponto Road and the landscape comment to
provide landscaping in that area. Cannot provide landscaping in portion as it will be a
roadway, but City requested temporary landscaping/erosion control along future portion.
<* Clarification of L Comment #6A
Follow up on comment in meeting with Christer/Mike Elliott. Determine intent of comment
-Is it simply to add that note to the plan, or that he does not feel that requirement is being
met?
*> Berming at front entrance (Planning Comment #8)
Clarification of location for additional berming discussed and identified. To be included in
re-submittal. City had follow up comment to ensure that it did not cause any issues with
sight lines, once the sight lines have been determined.
<* Decorative paving (Planning Comment # 3)
Discussion regarding noise concerns for paving. Exposed aggregate identified as an
acceptable option. If looking at other options, key is to consider depth and spacing of
element as it relates to potential noise.
Engineering Issues
*> Crosswalk from Parking Garage - Planning comment # 4
Refer to engineering redlines, and summary below:
Median nose to be extended further north at standard setback and crosswalk to be
moved south and lined up with median as refuge area.
Revise plans to reflect proper location of parking structure exit and path from parking
structure to crosswalk.
Eliminate crosswalk on north end of intersection.
<* Carlsbad Blvd Median
Discussion surrounding improvements/landscaping to provide for median.
City agreed to consider applicant's proposal to build the full median for Ponto Road and
receive credit for the cost ofXz Ponto median improvements to go towards the
improvements for Carlsbad Blvd median.
Bob Wojcik to determine square footage and costs for half Ponto medians and work with
engineering regarding conditioning project to reflect this concept.
Proposal for Carlsbad Blvd median woutd be median curb, grading of half median and
3152 Lionshead Avenue • Carlsbad • CA • 92010 • 760-692-4100
temporary landscaping or black top. Other option discussed was leave Carlsbad Blvd
median as is and bond for it minus the credit received for improvements done to full
Ponto median.
Bob and Frank to follow up after square footage and costs determined
Left turn pocket
Frank to follow up with traffic regarding stacking distance for left turn/U turn pocket and
provide to Bob W.
Engineering Comment #2 re: Ponto Road design?
Ponto Transition
Call out Striping Detail and Barricade Detail as "to be provided"
Email to Frank and copy Glen for review
New fire code may require maximum grade of 10%, Frank to clarify with Fire Department
and clarify with Bob W.
Sight Lines
Bob W. to determine if 200' will work for sight distance related to front berm area
Ifit works, Frank will bring up to Bob Johnson and believes it may be doable.
Frank will then confirm required distance with Bob W.
Misc.
Differentiate hatching on exhibit to show difference
C-3: A layer was turned off that showed sight lines
C-2: note per soils engineer regarding Ponto Drive temporary pavement section
<* Engineering Comments on Parcel Map
Remove all excess information on parcel map, do not include all info from SDP
Focus on legal lot information only, no street sections
Exhibits to show existing building and lot lines and proposed lot lines and proposed
buiiding outline
Topographic information can be referenced to SDP, not needed on tentative map
exhibits
Dedicate Ponto Road as a public ROW
Discussion on number of parcels and triangular piece
Legal description not matching record of survey. Deyan of HPE to set up meeting with
Frank to resolve.
Frank suggested creation of remainder parcel - Frank to talk with planning regarding
remainder parcel and follow up with Bob on decision.
3152 Lionshead Avenue • Carlsbad • CA • 92010 • 760-692-4100
4. Other Planning Issues/Clarifications
• Planning Comments #2, 7, 9,10,11
Outdoor Space on north end of hotel (#2)
Space is important component of hotel to serve as pre-function space and possible
wedding ceremony space. Staff expressed concerns about noise impacting adjacent
neighbors. Applicant is willing to restrict hours of operation for events, such that no
events are held after dark.
Applicant needs to re-look at space and determine if size will accommodate the number
of people anticipated for a wedding ceremony, etc.
Concept of a patio/courtyard and wall with glass top discussed for northern end.
Issue to be discussed further after applicant re-looks at space needs.
Wall near delivery area (#7)
Staff requested wall be removed and that area instead provide a nice surface treatment.
Wall wilt be removed, applicant wilt consider surface treatment options, potentially netlon.
Retaining Wall on south end of property (#9)
Per city request, appiicant is reducing size of wall. Parking lot grade increased which will
bring wall down to around 3 feet 3 inches. This was acknowledged as acceptable by
staff. Additional discussion of a potential fence - staff noted that fence is fine, but prefer
a 2-3 ft separation b/w fence and retaining wall so as to lessen impact to neighbor.
Air Conditioning (#10)
Applicant confirmed there will be no window units for air, it will be a centralized system
incorporated on roof The potential units on roof were already incorporated into the
acoustical analysis.
SUMMARY OF ACTION ITEMS
Christer to arrange meeting with Mike Elliott, engineering and applicant to sort through
landscaping/ROW issues and other misc. landscape items.
Bob Wojcik to determine square footage and costs for Ponto medians
Frank to work with Bob Wojcik regarding condition/agreement for medians
Frank to follow up with traffic regarding stacking distance for left turn/U turn pocket and provide
to Bob W.
Bob Wojcik to determine if 200' sight distance will work for front berm and follow up with Frank
Frank to talk with planning regarding remainder parcel concept
Deyan of HPE to set up meeting with Frank to resolve discrepancy with record of survey.
3152 Lionshead Avenue • Carlsbad • CA • 92010 • 760-692-4100
Citv of Carlsbad
Planning Department
September 17, 2008
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad CA 92010
SUBJECT: 3rd REVIEW FOR SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON
RESORT AND SPA
Thank you for applying for Land Use Permits in the City of Cartsbad. The Planning Department
has reviewed your Site Development Plan and Coastal Development Permit, applications nos.
SDP 05-14 and CDP 05-43, as to their completeness for processing.
The items requested from you eariier to make your Site Development Plan and Coastal
Development Permit, applications nos. SDP 05-14 and CDP 05-43 complete have been
received and reviewed by the Planning Department. It has been determined that the application
is now complete for processing. Although the Initial processing of your application may have
already begun, the technical acceptance date is acknowledged by the date of this
communication.
Please note that although the application is now considered complete, there may be issues that
could be discovered during project review and/or environmental review. Any issues should be
resolved prior to scheduling the project for public hearing. In addition, the City may request, in
the course of processing the application, that you clarify, amplify, correct, or otherwise
supplement the basic information required for the application.
At this time, the City asks that you address the issues identified and provide 5 complete sets of
the development plans so that the project can continue to be reviewed.
Please contact your staff planner, Christer Westman, at (760) 602-4614, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
DON NEU
Planning Director
DN:CW:lt
c: Wave Crest Resorts II LLC. Suite A, 829 Second Street, Encinitas CA 92024
Chris DeCerbo, Team Leader
Frank Jimeno, Project Engineer
Austin Silva, Redevelopment Planner
File Copy,
Data Enfry
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
•^RLSBAD BEACH HILTON RESORT SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
September 17, 2008
Paqe 2
ISSUES OF CONCERN
Planning:
1. Although some modifications have been made to the architecture, more of the same and
additional new techniques need to be applied to the overall building to make it visually
and aesthetically interesting if it is going to set the appropriate architectural standard for
all future development within the Ponto Beachfront Village. All elevations of this hotel
are important to the Ponto Beachfront Village and must be treated accordingly. This
objective goal may be achieved through the extended use of materials such as stone
veneer for ground floor features, outlookers, more distinctive window ledges and trim,
horizontal siding and shingles. The architecture and design treatments of the entire
building must truly reflect the overall "craftsman" style of the project. (See comments on
plans for additional direction) To assist in the evaluation, details of the materials, colors,
dimensions, and textures need to be provided. Examples include the width and depth of
window trim, dimensions of trellis pillars and rafter tails, shingle and siding materals.
2. The outdoor space proposed on the north side of the conference building including the
netlawn is not encouraged since it may create noise nuisance conflicts with the existing
residential uses to the north.
3. All decorative paving within the automobile travelway should be visually distinctive but
should have a smooth texture so as not to increase tire noise.
4. Pedestrian access from the parking garage shall be relocated to take advantage of the
median in Ponto Road.
5. Include decorative pillars, grill-work, and/or other elements on the visible portions of the
parking structure. Just as with the hotel, the parking structure will be very visible within
and from outside of the Beachfront Village and must appropriately reflect the Vision Plan
design aesthetic.
6. It is not clear what the cross-lines on the parking structure represent as shown on the
elevations. Please clarify or remove them.
7. The plans are not clear regarding the length of the five foot high site wall proposed at the
hotel service entrance. Please clarify this on the plans and incorporate adequate
landscaping into the plan to visually screen this area.
8. The berming at the front entrance should be extended and wrapped in front of the
northern most parking stalls.
9. The six foot tall retaining wall located on the southern property line will visually impact
the property to the south. Please redesign this area to reduce the wall height to three
foot maximum.
10. Please indicate the intended method of air conditioning for the hotel rooms. A central air
conditioning system must be adequately screened and located in an area that will have
the least amount of noise and aesthetic impact on adjacent residential areas. Individual
room air conditioning units must be integrated into the building design and not proposed
as window units.
SDP 05-14/CDP 05-43 - CmLSBAD BEACH HILTON RESORT AlWSPA
September 17, 2008
Page 3
11. Please revise the architectural sheets to correctly indicate the size and locations of room
balconies and patios.
12. Comments on the conceptual landscape plan are attached.
Engineering:
The Engineering Department has completed a partial issues review. Once Engineering's review is
completed, a letter with additional issues will be forthcoming.
1. Tentative Parcel Map comments will follow under separate cover.
2. There are some design issues on Ponto Road as shown in the site plan. After a review is
completed a meeting will be set up to discuss their resolution.
3. The sight distance corridors layer did not print in sheet C-3. The sight lines shown at the
project driveways in sheet L1-1 seem to be too short. Follow the street design criteria as
listed in Table A of the Engineering Standards and coordinate with the Landscape
Architect.
4. Submit a letter from the appropriate utility companies concurring with the proposed
undergrounding/relocation ofthe existing utilities throughout the site.
5. The length of the left turn pocket on northbound Carisbad Boulevard at Ponto Road is
under review.
6. Change the sewer district to the City of Carisbad in sheet CS.
7. Show the sight line at the intersection of Cartsbad Boulevard and Ponto Road in sheet L3-
1.
8. Submit specifications for the "Netlon" material proposed to be used for the fire lane. The fire
requirements are specified in section 17.04.100 ofthe Carlsbad Municipal Code.
9. The location of the gateway sign at the intersection of Carisbad Boulevard and Ponto Road
in sheet L1-1 is under review.
10. We will advise you regarding NCTD's request regarding the bus shelter upgrade.
Redevelopment:
1. Special attention should also be given to wayfinding signage,within the Ponto Beachfront
Village. The Vision Plan provides specific examples of the types of wayfinding signage
envisioned for the area on Page 36, Chapter 2. This type of signage will be appropriate
in alerting the general public of the location of the Coast Side Grill/Pool bar, the activity
center, and the restaurant. Directional banners cannot be incorporated into the light
poles. Please find an alternative method to providing wayfinding signage.
RECEiVED
December 18, 2007 AUG 1 2 2Q08
Hofman Planning and Engineering
3152 Lionshead Avenue
Carlsbad CA 92010
CITY OF CARLSBAD
PLANNING DEPT
SUBJECT: 2nd REVIEW FOR SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON
RESORT AND SPA
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department
has reviewed your Site Development Plan and Coastal Development Permit, applications no.
SDP 05-14 and CDP 05-43, as to their completeness for processing.
All of the items requested of you eartier have not been received and therefore your application is
still deemed incomplete. Listed below are the item(s) still needed in order to deem your
application as complete. This list of items must be submitted directly to your staff planner
by appointment. Ali list items must be submitted simultaneously and a copy of this list
must be included with your submittals, including five (5) sets of plans. No processing of
your application can occur until the application is determined to be complete. When all required
materials are submitted the City has 30 days to make a determination of completeness. If the
application is determined to be complete, processing for a decision on the application will be
initiated. Failure to resubmit the application or to submit the materials necessary to detennine
your application complete shall be deemed to constitute withdrawal of the application. If an
application is withdrawn or deemed withdrawn, a new application must be submitted.
Please contact your staff planner, Christer Westman, at (760) 602-4614, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
DON NEU
Planning Director
DN:CW:aw
Gary Barberio, Team Leader
Frank Jimeno, Project Engineer
File Copy
Data Entry
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SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Pages
7. Provide information regarding the building's use of "green" materials and "green" design.
Would the building qualify for any level of LEED certification?
*> The project will not be LEED certified but it wili incorporate green concepts
and design such as:
o Energy efficient HVAC systems (controlled to shut off with open
windows)
o Low water use plants in most planting areas
o Permeable drive surface for the fire lane (netlon with planting)
o Recycled water for irrigation of the majority of the site
o Stacked parking garage to minimize hardscape footprint.
Provide an Average Daily Trip distribution study based on the proposed Ponto Road
improvement design which does not extend south of the hotel project and based on the
improvement of Ponto Road all the way south to connect with the existing improved
Ponto Road.
As discussed, the distribution study is no longer necessary since the
decision has been made that Ponto Road will be extended south with partiai
improvements.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Page 4
Engineering:
1. Re-submit the Tentative Parcel Map in order to coordinate the review with this submittal.
*> Tentative Parcel Map has been resubmitted to coordinate with review of this SDP.
2. Submit a recent Preliminary Title Report; the one in our files is from 2005.
*> Preliminary Title Report was included in last submittal as shown on transmittal to
Christer dated Nov. 2007. Another copy has been provided with this re-
submittal.
The project is located in Local Facilities Management Plan (LFMP) Zone 22. Submit an
analysis to determine ifthe project needs to update the LFMP to refiect the Ponto
Beachfront Village Vision Plan (PBWP) impacts on the zone facilities.
<* Issue resolved in meeting with city on June 2nd. Sewer exhibit in LFMP 22 will be
updated to reflect the direction of gravity fiow.
4. The PBWP envisions the Ponto area sewering by gravity to a railroad under-crossing at
the southeast comer of the PBWP. Submit an analysis of how your proposed sewer
system differs from the pian and how you propose to address the environmental impacts
not covered in the certified EIR.
*> Issue resolved in meeting with city on June 2nd.
5. Ponto Road traverses from its intersection with Carisbad Boulevard, by the proposed
project, through its offset intersection with the future Beach Way and on to Avenida
Encinas. The proposed project fronts Ponto Road or the road right-of-way is within the
project boundary from Carisbad Boulevard to Beach Way. In order to design the final
alignment of Ponto Road, a definitive alignment study needs to be completed. The
alignment study needs to address horizontal location, vertical grades, adjacent property
grades and access, street intersections, grading, utilities (especialty gravity sewer), and any
other factors affecting the final design. In order to establish grades at the intersection of
Ponto Road and the future Beach Way, the connection of Beach Way and Carisbad
Boulevard needs to be analyzed. The street improvement obligations for the proposed
project win include ail of Ponto Road within the project boundary. A determination will need
to be made as to the extent of improvements aiong the hotel frontage. It is possible that
only partial improvements will be required forthe balance ofthe road to Beach Way.
*> Issue resolved in meeting with city on June 2nd. Ponto Road will have partial
improvements for the portion extending south as discussed with city staff.
6. Ponto Road needs to reflect the adopted cross-section in the PBWP.
*> Ponto Road reflects the PBWP cross section as shown on sheet C-2.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Pages
7. Show existing utilities along the Carisbad Boulevard project frontage.
• See sheet C-3/C-4
8. Include in detail the complete existing intersection of Carlsbad Boulevard and Ponto Road.
Show the existing lane striping and left tum pocket on southbound Carisbad Boulevard.
Verify that the existing left tum lane complies with the approved EIR traffic analysis. Show
the proposed left tum pocket on northbound Carlsbad Boulevard at Ponto Road as required
in the EIR.
• See sheet C-7
9. Contact NCTD to determine if they have any future plans to service this area. Submit
correspondence from them regarding their decision and reflect any requirements in the
site pian as needed.
<* Included with this re-submittal paclcage is the correspondence from NCTD
regarding transit improvements. NCTD has identified that service for this site
is sufficient due to location of the bus stop just north of the Ponto and
Carisbad Blvd intersection. A bus shelter and trash can have been requested
and the applicant wanted City to review NCTD request and determine if bus
shelter is a concern for views of the existing residents in Hanover Colony.
This project is open to the requested improvements but does not want to
cause issues related to views since the bus stop is not part of project frontage.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Pages
ISSUES OF CONCERN
Planning:
1. The Ponto Beachfront Village Vision Plan was created by the City to address the
coordination of development within the Ponto area, including the long tenn infrastructure
needs, as weli as establish a cohesive design direction for the entire area. Two major
elements of infrastructure needed for the Ponto area and associated with the Hilton
development properties are the construction of Ponto Road south to connect to future
Beach Way and a complete, north to south, gravity sewer system. The project as
proposed does not provide critical segments of either. The project needs to be designed
to include these onsite improvements.
<* issue has been resolved with City. Sewer wiil be gravity to the north and
Ponto Road will be extended to the South with improvements agreed upon in
June 2"** meeting with City.
2. This project will set the tone for development of the remainder of the Ponto area. The
project must include elements of community design including the guidelines described
for Ponto Road, private parking, community amenities, and parking stmcture design.
Buiiding segments that need to include better design and detail inciude the ballroom, the
second and third floor elevations facing north, the east hotel elevation, the south hotel
elevation, and all visible elevations of the parking structure.
*> Community design elements including gateway signage, pubiic pathways,
pedestrian and street lighting, directional signage, benches, bike racks, waste
receptacles, and specific planting are included, please see sheets L1-2 and L3-
5.
<* The building fagade has been updated to include more design elements to
create more articulation and detail. Special attention was paid first to the
overaii appearance of the buiiding to create a rhythm of blended materials and
massing. The materials were selected to compliment the Santa Barbara Beach
Ranch style and include a combination of Santa Cruz ledger stone, shingles,
shiplap siding, and stucco. Colors wiii be based on natural earth tones. The
ballroom fagade was enhanced with a stone base and shingles, additional
windows, revised arched storefront, and larger stone columns. The restaurant
entrance has similar materials to the ballroom and main entry. Stone veneer is
used to embellish entries and other elements. An arched plinth was added at
the garage entrance with stone above on the first level to enhance and
articulate the massing. "Juliet" balconies are added to the guestrooms on the
east facade to add interest and detail. Enhancements to the windows include
arched clerestory windows at the ballroom and pre-function and muntins at
many of the guestrooms.
Detailing was enhanced at the stone columns, rafter tails, and corbels.
Decorative roof brackets were added to portions of the roof eaves to enhance
the roof line. Plaster trim was placed in-between the stone and shingles to
separate and define the two materials.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Page 7
*> The appearance of the parking structure was enhanced by adding shingles to
the upper section of the fagade of the two towers on esch side of the structure.
Shingles were used to visually tie it to the hotel. They had to be placed on the
upper elements of the fagade as that was the only portion cleariy visible from
the elevated roadway.
A pitched roof design with an open interior for volume may be a more interesting design
solution than a fiat roof with parapet A different design solution for the ballroom that can
be attractive outside as weli as inside is strongly encouraged.
• The design of the ballroom has been modified to create more articulation and
interest, specifically the ballroom has a stone base and shingles, additional
windows, revised arched clerestory storefront, larger stone columns
4. Additional benning, landscape and ornamental wails shouid be used at the hotel
entrance to strengthen the buffer between the existing residential uses and the future
hotel use.
• Berming and landscaping provided at hotel entrance, see sheet L1 - 3
5. Please study the potential of designing a teardrop driveway with a single point of
vehicular entry/exit to the lobby? If such a design is feasible and functional, it could
reduce some vehicle trips for that segment of Ponto Road in between the paridng
structure and Leeward Street.
• Teardrop driveway design was studied and it does not work as well for site.
Issue was reviewed in City meeting on engineering issues on June 2"**.
6. The project includes several nice design elements like the use of shingled facades, rafter
tails and gable roofs. Those design elements should be applied consistently throughout
the project. Given the location and configuration of the property, there are no building
elevations that will not be seen by customers of the hotel, residents of the adjoining
nelghboriioods, and the traveling public. Ali sides must be detailed just as if they are the
front door.
7.
• Additional design elements have been incorporated throughout project, see
response to comment 2 for more details.
8. The design of the parking structure should carry over design elements from the hotel
such as stone and shingle veneers, decorative wood beams and brackets, and wood
trellises
<* The appearance of the parking structure was enhanced by adding shingles to
the upper section of the fagade of the two towers on each side of the structure.
Shingles were used to visually tie it to the hotel. They had to be placed on the
upper elements of the fagade as that was the only portion clearly visible from
the elevated roadway.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Pages
9. As scaled on sheet C-3, the Poinsettia Shores Specific Plan 40 foot building setback is
not being met by a couple of feet at the southemmost edge of the parcel. The support
posts for the trellises along this elevation are also subject to the 40 foot setback. Please
rectify.
*> Building has been shifted to the east, and the columns in front of the
ballroom were removed to comply with the 40 ft setback requirement for
the parcel identified as APN 214-590-04. See Sheet A-1. The trellis shade
element on the west elevation of the ballroom is reduced in scale and will
be supported from the ballroom wail.
10. The City Council certified the Environmental Impact Report for the Ponto Beachfront
Viiiage vision Plan on December 4, 2007. A determination must still be made as to
whether this project falls within the scope of the Ponto Beachfront Village Vision Plan
analysis. Please be aware that if the proposed project is not within the scope, additionai
studies may be required as well as a supplemental CEQA process.
• Comment noted.
11. Signage approval is a separate administrative process typically performed after
discretionary approvals are granted. It maybe beneftciai to submit signage concepts for
review concurrently with discretionary review ofthe hotel.
*> Comment noted. Details to be determined through a sign program with
assistance of a sign consultant after the discretionary approvai.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Page 9
Housing and Redevelopment:
1. Ponto Road is envisioned as a two-lane roadway with a planted median, bike lane,
paricways, and ample sidewalks. The appiicant should review Chapter 2 Page 19-27 of
the Vision Plan for more information related to pedestrian, bicycle, and vehicular
drcuiation envisioned in the Ponto Beachfront Village. Landscape medians and bike
lanes wiil be required along Ponto Road. Suggestions related to types of landscaping
envisioned around the bicycle and pedestrian circulation areas can be found on Page 33
(Chapter 2). We do not believe that the landscaped median needs to be eliminated for
the entire road segment fronting your project. Although there may be breaks needed,
we believe adequate areas remain forthe landscaped medians.
<* issue resolved based on meeting June 2"^ with City. Median will be provided
on Ponto Road based on direction at that meeting.
Please provide a detailed drawing of the proposed gateway signage at the southeast
corner of Carisbad Boulevard and Ponto Road. The gateway signage shail include
attractive rockwork, informal landscaping, and special crosswalk paving should be
included at the gateway intersecttons. Please refer to Chapter 2 Page 31 of the Vision
Pian for more details on gateway signage envisioned for the area.
*> Generai location of gateway signage is shown on Sheet L1 -1. Examples of
proposed signage shown on Sheet Ll -2 . Detaiis to be determined through a
sign program with assistance of a sign consultant after the discretionary
approvai.
3. Special attention should be given to wayfinding signage within the Ponto Beachfront
Village. The Vision Plan provides specific examples of the types of wayfinding signage
envisioned for the area on Page 36, Chapter 2. This type of signage wili be appropriate
in alerting the general public of the location of the Coast Side Grill/Pool Bar, the activity
/ center, and the restaurant ^^cK- v(sCoi pl<^a
1 *> in order to minimize visual clutter along the Ponto Rd. Streetscape, wayfinding
signage is incorporated into the light poles via directional banners. The
banners will aisc aid in the creation of a unified feei for the Ponto Beachfront
Village community. Generai locations ofthe light poles / banners are shown on
Sheet L1 -1. Examples of proposed lighting and signage are shown on Sheet
L1 -2. Detaiis to be determined through a sign program with assistance of a
sign consultant after the discretionary approval.
4. Staff encourages the use of windows, architectural detailing, and/or landscaping that will
cover the large blank wall to the north of the delivery area.
*> The appearance of the wall was enhanced by adding door and windows. An
arched plinth was added at the delivery area with stone veneer to enhance and
articulate the massing. See sheet A-8 & A-8.4.
<* Vines and shrubs are proposed for the north side of the retaining wall at the
delivery area per Sheet L3-1 p
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18,2007
Page 10
5. Staff encourages the use of plaster trim or banding across the blank wall space on the
main ballroom roof structure.
8.
/
The design of the ballroom has been modified to create more articulation and
interest, specificaily:
o The ballroom has a stone base and shingles, additional windows,
revised storefront with arch and arched plinth.
Piease identify the V shaped sections of the paridng stmcture on the key note legend.
Are there openings throughout the paridng stmcture, or does this refiect an architectural
feature? If so, piease indicate.
*> The "X"-shaped markings on the parking structure floor pians represented the
stairwells. The plans have been revised to represent the concept for the
treads. See sheet A-11 and A-12. The "X"-shaped markings on the elevations
represent openings in the fagade for natural light and ventilation. See sheet A-
14 and A-15.
The beach sand along the west property line encroaches into the public right-of-way.
Perhaps with the removal of the portion of sand that encroaches into the right-of-way,
lighted bollards can be used on both sides of the adjacent path to create a more
welcoming waikway.
• The beach sand has been removed. Lighted bollards along pathway are
limited due to need for 24' wide fire access. Ample lighting will be provided by
street lighting.
Staff encourages the use of enhanced paving to act as a crosswalk from the parking
structure to the hotel. The path of travel from the parking stmcture to the hotel can be
dangerous for pedestrians because of its close proximity to the bend on Ponto Road.
• Comment noted, see sheet L 1-1.
Please provide a detailed drawing for the wail and water feature at the entrance of the
hotel. Perhaps the northeast facing side of the wail could include signage for the hotel, a
water feature on that side as well, or an open fountain that is viewable from all sides.
• The intent for this water feature is to provide a quiet, screened waiting area for
hotel guests. We propose a mounded landform on the north side of the wall to
create a visual screen / buffer for the residents facing the hotel. Refer to sheet
L1-3 for a conceptual drawing of the wall and water feature.
SDP 05-14/CDP 05-43 - CARLSBAD BEACH HILTON RESORT AND SPA
December 18, 2007
Page 11
Fire:
<* All comments noted.
1. Each inhabitable building shall be provided with an approved overhead fire sprinkler
system of the appropriate design standard.
2. The main resort, hotel and parking stmcture shail be provided with Class 1 Fire
Standpipe systems throughout. Hose valve locations shall be based upon 150 foot hose
length.
3. The fire alarm system shall also provide voice annunciation for evacuation.
4. The parking structure shali also be provided with audible/visual ftre alarm notiftcation
devices located properly.
5. Fire hydrants shail be located no more than 90 linear feet from any backfiow prevention
device or fire department hose connection. Fire hydrants shall be no more than 300 feet
apart. And there shall be no less than four (4) ftre hydrants within 350 lineal feet of the
main building.
6. At ieast one (1) elevator car shall be of sufficient size so as to accommodate an
ambulance stretcher 84 by 24 inches in dimension in the full ftat or prone position.
Buiiding:
Architect Statement as requested by Will Foss regarding sewer discussion at June 2"**
meeting with City:
"As we see the current conceptual set of drawings, the sewer system slopes in
accordance with the CPC 2007, can be met with structural and architectural coordination
efforts during the design of the construction set of drawings. Great care wili be taken to
maximize the slopes for proper drainage effectiveness".
Joseph Wong Design Associates
(619)233-6777
•• Hofman
Planning & Engineering
Mr. Christer Westman
City of Carisbad
1635 Faraday Avenue
Carisbad, CA 92008
RE: SDP 05-14/CDP 05-43/RP 05-11 - CARLSBAD BEACH RESORT AND SPA
Dear Christer:
This letter constitutes our response to the Issues of Concern letters Issued by the City of Carisbad
Planning Department on October 25, 2005. We have attached the City's comment letters for
your reference.
For the sake of clarity and convenience, we have structured our letter to respond to each of the
City's incomplete items and issues of concern. We have noted where changes to the plans have
been made and provide clarification or additional information where requested. Please contact
me at (760) 438-1465 if you have any questions.
Sincerely,
Leslie Weinheimer
INCOMPLETE ITEMS
Planning:
1. A second set of plans was previously submitted for Redevelopment review.
All parcels are now owned by Wave Crest Resorts II LLC.
The Environmental Impact Report for the Vision Plan area addressed the potential
environmental impacts associated with the project. In response to the specific comment
regarding the preliminary Geotechnical study, a copy was previously provided to the City/EIR
consultant.
Please see sheet Al for overall site plan. Please see sheets All-13 regarding dimensions on
all parking spaces and drive aisles.
5. See sheets A14-15. Activity Center is no longer part of the plan.
6. See sheets A7-A8.
7. No direction has been given regarding LFMP amendment. The project is within LFMP Zone
22, not LFMP Zone 9. When previously discussed, it was assumed amendment would be
needed for Zone 9 because It had not been updated and was very outdated. LFMP Zone 22
was updated recently for the Poinsettia Properties Specific Plan and this project does not
significantly change those findings and assumptions.
8. Please see Civil Drawings for existing buildings.
Enaineering
1. See Sheet C-2
2. Exhibits have been revised to reflect Wave Crest Resorts II LLC as property owner.
3. See Sheet C-2
4. A preliminary alignment study was prepared and provided to City at meeting with Frank
Jimeno, Glenn Prium and Christer Westman. This exhibit illustrated that the existing
alignment along the project frontage could tie in with Alignment 1, 2 or 3 proposed in the
Vision Plan. Alignments 1-3 of the Vision Plan do not shift the northbound lanes along the
project frontage. This project assumes the alignment of Carlsbad Boulevard will not shift in
front of our project.
5. Section and new curb gutter sidewalk is shown on revised plans and section. See sheets Cl-
5
6. Plans revised to include proposed south shift of cul de sac for frontage road; please see
sheet C4.
7. No changes are proposed to configuration of intersection including turn pockets, widths, etc.
8. See sheet C-2
9. Full road improvements to Ponto Road are not possible at this stage due to the Issues with
grading, elevation and access, as previously discussed with staff. A turnaround will be
provided temporarily at the end of the road, until future properties southward develop and
the road and sewer is constructed.
10. This project is no longer planning to sewer under the railroad tracks, therefore NCTD
approval is no longer required.
11. Plans have been revised to show contiguous sidewalks that will tie in with existing contiguous
sidewalk.
12. Comment noted. This project does not propose medians along Ponto Drive. For further
discussion please see Planning Issues #3.
13. Easements are no longer necessary as the sidewalks are contiguous and do not meander
outside of right of way.
14. Plans have been revised to show landscaped median on Carlsbad Boulevard to tie in with
improvements to the north.
15. A geotechnical study was addressed through the Vision Plan EIR and in addition, a site
specific geotechnical report: for our project was provided to City staff and EIR consultant.
16. No medians are proposed for Ponto Road; therefore the left turn pocket is not necessary.
17. Comment addressed through Engineering comment #9 listed above.
18. Cross sections provided, see sheet Cl
19. Crosswalk shifted south to eliminate line of sight issues.
20. Comment noted.
21. The project will connect with sewer to the north. A temporary pump station Is no longer
needed.
22. No longer applicable.
23. See sheet C-2
Sidewalks are proposed as contiguous and tie into the existing contiguous sidewalks already
in place.
24. See sheet C-1
25. See sheet C3, C4
26. It appears no gas line exists running east west through the easement. Further investigation
will be conducted and easement will be quitclaimed.
27. No longer proposing development within the railroad spur easement.
28. A Storm water detention system will be added to address increase In stormwater runoff, see
revised studies.
ISSUES
Planning;
1. See sheet C3-C4 regarding complete project boundaries. Retaining wall Is no longer
proposed.
2. Regarding setbacks, there is a 40ft setback from property line for northern parcel per the
Poinsettia Properties Specific Plan as shown on the plans. See sheet A-l.
The rest of the property does not have that setback requirement as it is outside the Specific
Plan and within the CT zone. As for setback along Ponto Road, the parking structure has
been redesigned since previous submittal and meets the 10 ft setback requirement.
3. Exhibits have been revised to include gateway feature at northwest corner of property and
contiguous sidewalks, consistent with the existing sidewalk on Ponto. See sheet Ll-1.
We are not proposing to include landscaped medians. The intent of the landscaped medians
will not be met in this stretch of Ponto because there are left hand turns that would require
breaks in the medians as well as left tum pockets. This would result in very little ability to
have a well landscaped median due to turn pocket length requirements for a median taper.
Therefore, while the intent of a landscaped median would be a nice entry statement, in
reality the median would be able to have very little landscaping and a lot of concrete
through this stretch. Instead we have provided a generous lush landscaping along Ponto
Road to provide a welcoming entry to the hotel and the future Ponto Village area.
4. See sheet Ll-1.
5. A bus stop Is currently provided at the northeast corner of the intersection of Carlsbad Blvd
and Ponto Road.
6. Existing Ponto Drive (frontage road) will continue to provide access to the residential and
business uses south of the project site. The cul de sac will be moved southward to the edge
of project boundaries as shown on site plan. See sheet A-l and C4.
7. The hotel is already stepped back adjacent to residential with a one story building on
northern parcel.
8. More information on mechanical equipment will be provided with acoustical study.
9. See sheet A14-15.
10. Please see Cover sheet for revisions.
11. Parking has been provided on the southern end of site in both a surface lot and underground
parking structure.
12. See sheet L3-1 regarding screening and landscaping provided around drop-off and parking
areas.
13. Comment noted. Driveway access options somewhat limited based on grading issues.
14. See revised Landscape/Hardscape plans.
Enqineerinq
1. Comment noted.
2. The proposed Vision Plan shows alternative alignments for Carisbad Boulevard south of
proposed Beach Way. An alignment study was previously submitted which illustrates th^t all
three alternatives will work with the existing alignment of Carisbad Boulevard remaining the
same from Ponto Road to proposed Beach Way. Based on discussion and meetings with
Engineering/Public Works staff, the existing alignment of Carisbad Boulevard in front of the
project is assumed to remain constant for Alignments 1-3.
3. Comment noted.
4. See sheet C3 - C4.
5. Hydrant revised on C3-C4
6. Comment noted. Parking operations are under discussion.
7. See sheet C-3
8. The project will sewer to the north, connecting with existing sewer line as shown on plans.
9. Private storm drains are moved out of right of way.
10. Run-off directed away from the foundations of adjacent structures.
11. See sheet C4
12. Please see revised SWMP for bmps.
13. No desiltation basins proposed.
14. Vegetated swale and concrete brow ditch have distinct symbols are shown on legend in Cl.
15. No inlet filters proposed as we are treating with vegetated swale.
16. Copies provided with submittal.
17. See sheet C3-C4
18. See sheet C-2
19. No inlet filters proposed as we are treating with vegetated swale.
20. With use of swales, drainage has been diverted to existing storm drain.
21. See sheet C3-C4.
22. See sheet C2
Hofnnan
Planning & Engineering
•^3 Engineering Fiscal Services Coastal
JAH b f 2007
CITYOFCARLSBAD
January 30, 2007 HOUSINSaflEDEVMPiyiENT
Glenn Pruim
1635 Faraday Avenue
Carlsbad, CA 92008-7314
RE: EIR 05-03|SDP 05-14|CDP 05-43|RP 05-11 ~ HILTON CARLSBAD BEACH
RESORT
This letter is to doctiment our assertion that the alignment for Carlsbad Boulevard, along
the project frontage, has been approved by the City and any requirement to do further
alignment studies for the project should be eliminated.
The project includes Plarming Area 1 within Parcel C of the Poinsettia Properties Specific
Plan (SP 210). The Specific Plan was approved by City Council on Janitary 20, 1998.
(See attached Resolution 98-10). Page 28 of the Specific Plan says in effect, that
frontage improvements for Parcel C will not be required if an alignment for the
Boulevard is not approved. If no alignment was approved, only an in-lieu cash deposit for
frontage improvements would be required. (See attached CIRCUL.ATION AND
ROADWAY ALIGNMENT)
On June 8, 1999, the City Council approved the tentative map for Planning Area 8 which,
with Planning Area 1, constitutes Parcel C of SP 210 (See attached Resolution 99-210). A
condition of approval of the tentative map requires the City to enter into a reimbursement
agreement for the realigimient of the Boulevard (See attached pages 12-14 of PC RESO
NO. 4526). On December 7, 1999, Council approved the reimbursement agreement (See
attached Resolution 99-513).
Council's approval of the tentative map also included a condition requiring half street
improvements to Carlsbad Boulevard. If there was no approved alignment, this condition
would be in contradiction to the Specific Plan.
Plans for the realignment of the Boulevard, City Project Number 36171, Drawing
Number 383-3, were signed by Skip Hammann on April 10, 2000.
The realignment and firontage improvements for Parcel C have been completed per
Drawing Number 383-3.
Suire i5C • CarlsDcd • CA 920G8 • (760) 438-1465 • Fax: (760)
In April of 2001 an additional $360,000 was appropriated to "cover the City's
reimbursement obligations" for that re-alignment. Therefore, the City has paid $560,000
to place the road where it exists today. (See attached Resolution 2001-116).
The Ponto Beachfiront Village Vision Plan says that a realignment study was done and
determined that moving the southbound lanes ftirther east was most beneficial (See
attached Chapter 1, page 15 of Vision Plan).
In SECTION 4.5 INFRASTRUCTURE, the Vision Plan addresses the northbound lanes
of the Boulevard and states "Existing lane alignment is retained" (See attached Chapter 4
page 8).
Although the Vision Plan states that possible realignments between Ponto Drive and
Avenida Encinas were reviewed, the realignment altematives exhibit only shows the
portion of the Boulevard between proposed Beach Way and Avenida Encinas (See
attached FIGURE I-B.l).
Based on the City Council actions cited above, the alignment for the Boulevard along the
projects frontage as shown on Drawing Number 383-3 has been approved. Furthermore,
the Vision Plan does not propose to realign the northboimd lanes between Ponto Road
and Beach Way.
Therefore, this issue should be removed from the project's "incomplete item" and "Issues
of Concem" lists.
If you need any further information, please call me at 438-1465.
Take care.
Robert J. Wojcik
Director of Engineering
Hofinan Planning and Engineering
c. Bob Johnson, Acting City Engineer (w\o attachments)
David Hauser, Deputy City Engineer (w\o attachments)
Frank Jimeno, Associate Engineer (w\o attachments)
Debbie Fountain, Redevelopment Director (w\o attachments)
Christer Westman, Senior Planner (w\o attachments)
Cliff Jones, Housing and Redevelopment (w\o attachments)
Bill Canepa (w\o attachments)
DEC-20-2005 TUE 07:17 AM CITY OF CARLSBAD FAX NO. 760 602 8559 P. 01
City of Carlsbad
HOUSING & REDEVELOPMENT DEPARTMENT
MEMORANDUM
December 8, 2005
TO: Barbara Kennedy, Planning Department
FROM: Cli rr Jones, Housing and Redeveiopmem Department
SUBJECT: EIR 05-03/SDP 05-14/f:DP 05-43/RP 05-11 - HILTON
CARLSBAD BEACH RESORT
Housing Redevelopment Department staff has completed a review of Ihc above referenced
project plans received November 3, 2005. Staff has identified issues of concern lhat must be
adequately resolved/addressed prior to application resubmittal. Additional issLics of concern may
he idcntined on subsequent reviews with more complete inibrmaiion.
Issues of eoiiceni • ^
1. Please read thc application checklist and malce sure all items on thc checklist have been
addressed prior to next submittal.
2. Provide multiple cross-sections ofthe site to demonstrate differences in grade, especially
as it relates to thc view and height of adjacent properties.
3. On the building elevations please change the height in relationship lo sea level to tho
height from grade so that che public is not confused, The plans could easily bo mis-
interpreted (by thc public) to indicate thc proposed building to be 95 feet lall.
4. Ponto Road is envisioned as a two-lane roadway with a planted median, bike lane,
parkways, and ample sidewalks. The appiicani should review Chapter 2 Pago 19-27 of
tho Vision Plan beforo fomial projoct submittal for more related to pedestrian, bicycle,
and vehicular circulation envisioned in the Ponto Beachfront Village. Landscape
medians and bike lanes vvill be required along Ponto Road. Suggestions related to types,
of landscaping envisioned around the bicycle and pedestrian circulation areas can be
found on Page 33 (Chapter 2). Staff will need to discuss tliis matter further internally
before a decision can be made to allow altemate design of titc public slreet.
5. As mentioned by other Cily Departments the retaining wall proposed at thc tcrmimis-of
Ponto Road is unacceptable. Please identify how properties to the south will have access
off Ponto Road.
6. Gateway signage will be required at thc comer of Ponto Road and Carisbad Boulevard.
Thc gateway signage shall include attractive rockwork, informal landscaping, and special
DEO-20-2005 TUE 07:17 AM CITY OF CARLSBAD FAX NO. 760 602 8559 P. 02
Hilton Carlsbad Beach Resort
Page 2 of 3
December 8, 2005
crosswalk paving should be included at the gateway intersections. Please refer to Chapter
2 Page 31 of the Vision Plan for more details on gateway signage envisioned for tho area.
7. Staff has a concem about thc parking structures design/appearance. Please include
elevations depicting the appearance ofthe parking structure with nexi submillal.
8. As mentioned in tlie Planning Depaitment comments, thc third stoiy ofthe hotel shouki
be stepped back in order to reduce tho visual impacts to surrounding properties.
9. Please clarify whetiier or not the dining room and bar arc intended to be thc public
restaurant envisioned wilhin thc "Garden Hotel" description within the Ponto Vii>ion
Plan, if so consideration should be given to moving the restaurant to thc western portion
of the site in order to take advantage of the ocean views. Thc Vision Plan calls for
restaurants with outdoor patios, which offer views lo lhe ocean. A restaurant within thc
hotel helps to ensure that the general pubhc will have the oppoi-tunity to view the scenic
beauty of thc area. This was given a high priority in a City survey a few years ago.
10. The north elevation wall, which screens the service yard, is relatively flat and has little
building articulation. Additional building articulation or olher building design
enhancements should be considered along this elevation since this side of tlic building is
very visible from Ponto Drive.
11. Special consideration and attention should be given to slreet fumiture, public art, paving,
lighting, and bicycle rack fumiture within the Ponto Beachfront Village. Please refer lo
Chapter 2 Page 36 of thc Vision Plan for further informalion and examples. Staff
suggests the selected elements be incorporated throughout the project site(s). Please
identify the proposed location of these amenities on the plans with formal submittal,
12. Special attentton should also be given to wayfinding signage within thc Ponto Beachfront
Village. Thc Vision Plan provides specific example of thc types of wayfinding signage
envisioned ibr thc area on Page 36^ Chapter 2. This lype of signage will be appropriate in
alerting the general public of the location of the Coast Side Grill/Pool Bar, the activity
center, and thc restaurant.
13. In order to make thc Coast Side Grill/Pool Bar more inviting to thc public plca.«c continue
the enhanced concrete paving westward aud sign appropriately in order to inform the
public lhal they are welcome.
14. The public spaces at the west of the site should incoiporate the street fumiture indicated
wilhin the Vision Plan and these areas should be larger, perhaps in tlie shape of a semi-
circle, ill order to make them more inviting to the public.
15. Please provide additional screening along the south elevation.
DEC-20-2005 TUE 07:18 Ail CITY OF CARLSBAD FAX NO. 760 602 8559 P. 03
Ililton Carlsbad Beach Resort
Page 3 of3
December 8,2005
If you or lhe applicant has any questions, please cither see or call mc at 760-434-2S13.
c: Debbie Fountain, Housing & Redevdopment Director
Housing 8i Redevelopment
Issues of Concern
1. Comment noted
2. See Sections on sheet A9
3y Building elevations have been revised to include the height from grade. See sheet A7,
AB.
4. Comment noted. We are not proposing to include landscaped medians. The intent of
the landscaped medians will not be met in this stretch of Ponto because there are left
hand turns that would require breaks in the medians as well as left turn pockets. This
would result in very little ability to have a well landscaped median due to turn pocket
length requirements for a median taper. Therefore, while the intent of a landscaped
median would be a nice entry statement, in reality the median would be able to have
very little landscaping and a lot of concrete through this stretch. Instead we have
provided a generous lush landscaping along Ponto Road to provide a welcoming entry to
the hotel and the future Ponto Village area.
5. The retaining wall has been removed. The properties to the south will continue to access
their properties in the same manner as they do currently.
6. Exhibits have been revised to include gateway feature at northwest corner of property,
see sheet Ll.i
Parking structure elevations are included, see sheet A14 and A15.
8. The hotel is already stepped back adjacent to residential with a one story building on
northern parcel.
9. The restaurant will be open to the public and it has been shifted to the western portion
of the site. See sheet A3.
See revised elevations, A7 & AB
See revised Hardscape Plan Ll.i
(l^ See revised Hardscape Plan Ll.i
3^ Please see revised plans for location of Coast Side Grill.
Q See revised Hardscape Plan Ll.i
See revised elevations, A7 8i AB
Citv of Carlsbad
Planning Department
October 25, 2005 RECEIVED
NOV 0 1 2m
Hofman Planning Associates uA.,Sl"KSt?i^'-SS^^
5900 Pasteur Court, Suite 150 "^"^'^OEllSf ^^^^
Carisbad, CA 92008
SUBJECT: EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH
RESORT
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has
reviewed your Environmental Impact Report application, Site Development Plan, Coastal
Development Permit and Redevelopment Permit, application no. EIR 05-03/SDP 05-14/CDP 05-
43/RP 05-11 - Hilton Carisbad Beach Resort, as to its completeness for processing.
The application is incomplete, as submitted. Attached are two lists. The first list is information which
must be submitted to complete your application. This list of items must be submitted directly to
your staff planner by appointment. All list items must be submitted simultaneously and a
copy of this list must be included with your submittals, including five (5) sets of plans. No
processing of your application can occur until the application is determined to be complete. The
second list is issues of concem to staff. When all required materials are submitted the City has 30
days to make a determination of completeness. If the application is detemiined to be complete,
processing for a decision on the application will be initiated. In addition, please note that you have
six months from the date the application was initially filed, September 2, 2005, to either resubmit
the application or submit the required information. Failure to resubmit the application or to submit
the materials necessary to determine your application complete shall be deemed to constitute
withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application
must be submitted.
At this time, the City asks that you provide 5 complete sets of the development plans so that the
project can continue to be reviewed.
Please contact your staff planner, Barbara Kennedy, at (760) 602-4626, if you have any questions or
wish to set up a meeting to discuss the application.
Sincerely,
DON NEU
Assistant Planning Director
DN:BK:bd
Gary Barberio, Team Leader
Frank Jimeno, Project Engineer
Gregory Ryan, Fire Prevention
Flfetiopy
Data Entry
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 2
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION
Planning:
1. Please note that inadvertently, the plans were not routed to the Housing and Redevelopment
Department. Please send a set of plans directly to Cliff Jones, Assistant Planner, for their
review and comment. It is recommended that you do not make changes to the plans until
you have received all of the comments.
2. Please include Disclosure Statements for alt individuals having a financial interest in the
property. The Preliminary Title Report (PTR) indicates that Metro Ocean Group and Wang
Family Trust also have a financial interest. For corporations or partnerships, please also
include the name, titles and addresses of any individual that owns more than 10% of the
shares. It would also be helpful to have a map which identifies the parcels listed in the PTR
and the respective ownership.
3. Please submit copies of all studies, reports, or assessments that have been prepared for the
project. For example, a Phase I and Phase II (if recommended) Environmental Site
Assessment for the project should be submitted. It was indicated that a Preliminary
Geotechnical Investigation was completed for the project by Geotechnics Inc. However,
copies ofthat report have not been submitted.
The Preliminary Review letter indicated that the project would need the following: verification
that any areas containing soils contamination has been remediated, a site-specific biological
resources report, and a cultural resources report identifying additional testing and analysis to
determine the presence/absence of any subsurface cultural resources. The requirement for
these studies was based upon the mitigation measures in the Mitigated Negative Declaration
for the Ponto Beachfront Village Vision Plan (Vision Plan). If these studies have been
prepared, please submit them. Otherwise, the requirement to prepare these studies will be
included in the Scope of Work forthe EIR.
4. Please provide a site plan that shows the entire project ownership boundary. Include
dimensions from property lines. Show all proposed slopes and indicate the height of all
retaining walls. Show dimensions for parking spaces and drive aisles.
5. Please submit building elevations for the parking structure and for the activity center.
6. The hotel building elevations should be at a scale that is more readable, for example 1/8" =
1'. The proposed building and roof materials need to be identified on the plans. It is also
suggested that the renderings incorporate some shadowing so that the building elevation
does not appear fiat.
7. It has not been determined yet if an LFMP Amendment will be required with the proposal.
8. The Coastal Development Permit will need to discuss the proposed demolition of structures.
Please include a site plan showing the location of existing structures and identify the use and
the square footage on the plan. Please also provide a summary statement of the proposed
demolition.
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Paqe 3
Engineering:
1. Revise the exhibits to show/callout the existing and proposed parcels, parcel areas and
parcel lines that a.re proposed as part of this project. This information is not cleariy identified
on the exhibits. Complete the design.
2. Revise the exhibits to clarify the property owners within the subdivision boundary. The
exhibits list Wavecrest Resorts, as Owner. However, the preliminary title report lists Wave
crest Resorts ll, LLC, Metro Ocean Group and the Wang Family Trust owning certain
properties all within this subdivision boundary. Revise the Site Plan and Tentative Parcel
Map to show the correct ownership within the subdivision boundary.
3. Revise the exhibits to show/callout the entire property boundary. Show/callout the bearings,
distances and curve data for the property boundary. Refer to redline for clarification.
4. Prepare an engineering alignment study (vertical, horizontal, utility, right-of-way, grading, etc)
for Carisbad Blvd from Ponto Road to a point south of the intersection of Avenida Encinas.
Properties along these limits are responsible to contribute their fair-share contribufion toward
completing the ultimate public road improvements for Carlsbad Blvd. The draft Ponto Vision
plan began this process, but this process must be compteted before projects develop in this
corridor. Refer to items in the engineering issues secfion for more information.
5. Revise the exhibits to show alt proposed public road improvements required atong the
frontage of Carisbad Blvd. The current ptans onty show sidewalk improvements proposed
along Carisbad Blvd, however, there are public improvements required to be completed as
part of this project. This includes improving Carisbad Boulevard to pubtic standards which
include but is not limited to: removing and replacing existing deteriorated pavement,
extending new curb, gutter, sidewalk, drainage facilifies, restriping, bike lanes, signage,
street tights, northbound deceleration tane, northbound left turn pocket, pedestrian crossings,
signal modificafions, continue median landscape/hardscape/irrigation, etc. We have attached
the schemafic lane assignments for Carisbad Blvd at Ponto Road for your assistance in
revising the exhibits and record drawings for improvements completed just to the north of this
project limit. Revise the exhibits as necessary.
6. Revise the exhibits to depict and callout the timits of exisfing Ponto Drive that currently
serves exisfing residents. Revise these plans to callout the removal of exisfing paving of
Ponto Drive necessary to develop this project. Where pavement removal ends (you need to
call this out too), revise the exhibits to provide a new cul-de-sac terminus on Ponto Drive to
maintain emergency vehicle turn-arounds. Complete the design with this project.
7. Revise the exhibits to show the complete exisfing intersecfion of Cartsbad Blvd and Ponto
Road. Show the exisfing tane striping and left turn pocket on southbound Carisbad Blvd.
Verify the pocket length is adequate to serve the existing residents and proposed
development. The traffic study should address the length required. Show the proposed left
tum pocket on northbound Carlsbad Blvd at Ponto Road. Complete the ulfimate
requirements required at this intersecfion.
8. Revise the exhibits to show/callout the undergrounding of overhead ufilifies along the project
frontage with Carisbad Blvd.
9. Revise the exhibits to show/complete Ponto Road improvements within the
subdivision/property boundary. These exhibits onty show partial improvements to Ponto
Road. Ponto Road must be fully-improved and dedicated within the property boundary.
Terminafing Ponto Road with a 7-ft retaining wall at the end is not acceptable. Revise the
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 4
exhibits to show how Ponto Road wilt Interface/match to serve the adjacent properties to the
south of the hotel structure. This is a repeat comment from the preliminary review letter.
10. Provide correspondence from NCTD regarding approval pr facilities required to support this
project. Revise the exhibits to provide NCTD facilities, if any. This is a repeat comment from
the preliminary review letter
11. The sidewalk atong Ponto Road (Hotel side) is depicted in inconsistent tocations. The site
plan shows a proposed non-configuous sidewalk with a portion tocated outside the right-of-
way. However, exisfing improvement ptans (dwg 380-5) shows it as exisfing contiguous
sidewalk atong Ponto and within the right-of-way. Clarify the discrepancy. This is a repeat
comment from the preliminary review letter
12. The draft Ponto Vision Plan includes landscaped medians constructed atong Ponto Drive
and the exhibits in the preliminary review (PRE 05-22) also showed proposed medians on
Ponto Road. These exhibits do not show any medians. Revise this project to demonstrate
consistent facilifies with the draft Ponto Vision Plan and the preliminary review. On the
preliminary review, we also made comments regarding the median design that have not yet
been addressed. Please revise the exhibits to address our previous comments.
13. Revise the exhibits to provide right-of-way or pubtic pedestrian access easements required
for sidewalks that meander outside exisfing or proposed right-of-way (typical). This is a
repeat comment from the preliminary review letter
14. Revise the exhibits to show median landscape/irrigation on Carisbad Blvd. The median
improvements should match those just north of the project. This is a repeat comment from
the preliminary review letter
15. Provide a preliminary Geotechnical study that identifies feasibility and subsurface
recommendafions for the proposed devetopment as it relates to the site. Address limits of
remedial grading required, if any. This is a repeat comment from the preliminary review
letter
16. Revise the exhibits to depict left-turn lane pockets along Ponto Road for vehicles to enter the
parking garage. Revise the exhibits to show proposed striping and lane assignments to
verify lane widths are adequate for pocket widths. This is a repeat comment from the
preliminary review letter
17. Revise the exhibits to depict the future grading, slopes, paving, curb, gutter, sidewalk, etc.
and profile information for the future extension of Ponto Road measured 200-feet beyond the
project frontage. Demonstrate feasibility of the roadway construction. This is a repeat
comment from the preliminary review letter
18. Provide multiple cross-secfions of the site to demonstrate differences in grade, especially as
it relates to adjacent properties. Refer to the redlines for clarification. This is a repeat
comment from the preliminary review letter
19. Staff has confinued concerned about the northerly pedestrian crossing on Ponto Road
between the parking garage and the north hotel structure. This current proposed pedestrian
crossing is tocated just south of a sharp cun/e on Ponto Road. Ponto Road wilt inctude
parkway and median landscaping and vehicles may have a difficutt time to see pedestrians
as they travel south on Ponto Road around the curve (using line-of-sight per Caltrans
stopping sight distance). This confiict must be resolved. With a multi-level parking garage
serving this hotel, a pedestrian bridge may be warranted to avoid confiict or consider moving
the crosswalk south to increase sight distance for safety. Revise the exhibits to depict the
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 5
line of sight that ensures pedestrian safety. This is a repeat comment from the preliminary
review letter
20. Consider incorporafing traffic-calming methods (e.g.: traffic circle, mid-block chokers, etc.) on
Ponto Road to stow vehicles. This is a repeat comment from the preliminary review letter
21. tt appears the ulfimate point-of-connecfion for the sewer serving this project is south of
Avenida Encinas. However as an interim solution, unfil sewer is extended south of this
project, a private pump station has been proposed that will drain to the existing sewer in
Ponto Road. However, this project is required to construct the gravity sewer that will serve
this project in the future. Provide a sewer study to demonstrate the gravity sewer is
constructed at the proper location to serve this hotel as welt as others to the south, once
extended. The study should demonstrate what elevations the adjacent tots must be at in
order to gravity sewer to the proposed sewer in Ponto Road.
22. Revise the exhibits so the private sewer pump station is tocated in a place that altows for it to
be decommissioned (removed) in the future once gravity sewer becomes available in Ponto
Road to the south. Add notes to the exhibits that memorialize this. Refer to the redlines for
clarificafion.
23. Indicate alt exisfing surface improvements (curb, gutter, sidewalk, paving, lane assignments,
access-holes, inlets, power poles, street lights, adjacent driveways, vaults, transformers,
etc.) along the properly fronfing Carisbad Blvd and Ponto Road. The exhibits only show a
portion of improvements along Carisbad Boulevard, but the entire right-of-way improvements
must be shown. The exhibits show Ponto Road with proposed non-configuous sidewalk, but
record drawings already show exisfing configuous sidewalk in place. Clarify these
discrepancies.
24. Revise the plans to include a typical street secfion of Carisbad Blvd that indicate exisfing and
proposed improvements (pavement, curb, gutter, sidewalk, centeriine, street tights, median
tandscape/hardscape/irrigafion, fire hydrants, etc.). This is a repeat comment from the
preliminary review letter
25. Revise the exhibits to show/callout alt exisfing fire hydrants located within 300-ft of the
subdivision.
26. Provide a letter from SDG&E stafing they have reviewed this project and do not object to it.
The proposed partying garage is tocated over an exisfing SDG&E easement.
27. Provide a letter from the easement holder of the exisfing railroad spur and ufility easement
stafing they do not object to devetopment within the exisfing easement. This parking garage
is proposed within the easement. Wilt this easement be quitclaimed as part of the project?
See page C3 for clarification.
28. Revise the project to incorporate measures to address the increase in storm water runoff
resulfing from this project Based on a review of the preliminary hydrology report, the pre-
devetopment runoff is approximately 8.9 cfs, while the post- development run-off is
approximately 15.2 cfs. This represents a 70% increase in run-off as a result ofthe project.
Revise this project/hydrology report to address/mitigate drainage impacts.
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 6
ISSUES OF CONCERN
Planning:
1. The grading plans need to be revised to show the comptete project boundaries and how
Ponto Road witt connect through to the properties located south of the site. Your ptans
indicate that a retaining watt is proposed at the terminus of Ponto Road. This is unacceptable
and the future design and improvement of Ponto Road must be considered. The transifions
to the surrounding properties, particularty on the south end of the site are of utmost concern.
Provide cross-sections where the project adjoins exisfing devetopment.
2. There are several setback issues that will need to be addressed. For exampte, the hotel
does not meet the 40-foot landscape buffer setback from property line that is required atong
Carisbad Boulevard. It does not appear that the parking structure meets the minimum 10-
foot setback required from Ponto Road. Addifionally, it is anficipated that due to the height,
bulk and mass of the parking structure, that a greater setback should be provided between
Ponto Road and the parking structure. Please label alt setbacks from property lines. Refer
to the comments in the Preliminary Review tetter (PRE 05-22) for additionat infomiafion.
3. Several of the issues identified in PRE 05-22, under the Site Design Features heading, have
not been incorporated into the plan. These issues inctude providing a gateway feature at the
northwest corner of the site and incorporafing traffic-calming measures on Ponto Road,
which should include non-configuous sidewalks and a landscaped median. The Engineer's
Plan has some discrepancies regarding the sidewalk design in that the plan shows non-
configuous sidewalks and the secfions show the sidewalk confinuous to the curb.
4. Consider adding bike racks in some of the dead space areas within the parking structure.
5. Ptease contact NCTD to determine if a bus stop witl need to be provided along Carisbad
Boulevard.
6. Ptease indicate what interim measures are proposed for exisfing Ponto Drive serving the
residenfial and business uses immediatety south of the site. Ponto Drive currently ends in a
smalt cul de sac.
7. The third story ofthe hotel should be stepped back to reduce visual impacts.
8. Ptease indicate the locafion of alt mechanical equipment and how it wilt be screened.
9. The parking structure should be designed to complement the hotel buildings, (exterior
building elevafions not submitted for review) Chapter 3, page 14 ofthe Vision Plan includes
design guidelines for parking structures and the proposed structure witl be evaluated for
compliance with these design concepts. Use simitar building materials and possibly
integrate heavy wood trellis elements into the architecture and landscape design. Consider
adding more smalt shops to the west side of the parking structure or consider a faux
commercial front. Ptease note that addifional parking woutd not be required for commercial
uses that are accessory to the hotel use.
10. On your next submittal, please delete the perspective rendering on the architect's plans and
use an overall site plan as the front cover sheet. The cover sheet should include the project
information and a summary of the proposed uses including the number of hotel rooms,
restaurant space and meefing rooms (as shown in your parking summary). Ptease also
show (on the site plan) the timits of the outdoor dining area associated with the pool bar/grill.
The hotel spa and retail areas can be excluded from the calculations since these uses are
#
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 7
accessory to the hotel. The 15% parking reducfion woutd take into account the joint use of
the kitchen facilifies by the restaurant, hotel room service, and conference facilifies.
11. Addifional parking, spaces should be provided for the generat pubtic. One possible opfion
could be to develop the south portion of the site for public parking.
12. Dense screening/mounding or a low decorative wall should be used to screen vehicles in the
drop off area and at the parking lot at the south end of the site.
13. The driveway access to the parking area at the south end of the site should be designed so
that there is a potenfial for shared use with the adjacent lots designated for live-work uses.
14. Landscape/Hardscape Plans:
a. Provide conceptual details for the entry piers, pergola, and arbor.
b. The 10' wide bike path should be labeled "Pedestrian/Bike Path".
c. Turf areas should be integrated atong the Carisbad Boulevard frontage so that the
enhanced landscape buffer area fies in visually with the landscaped buffers north of
the site. Areas with the "Refined Planting" palette should also be incorporated into
the frontage near the pedestrian/bike path. The emergency access "turf block" area
should be designed to fie into the informat tandscape theme rather than appearing as
a linear feature. The same comment applies to the adjacent linear sidewalk.
d. Native planfing should not be used at the southeast corner of the site since this will
be adjacent to the future extension of Ponto Road. Sidewalks and street
improvements wilt be required in this area and the planfing theme should be similar
to the rest of Ponto Road.
e. Delete the "turf' symbot at the fire pit area.
f Change the common name of Phoenix canariensis to "Canary Island Date Patm".
g. Consider using a narrower tree for screening atong the rear of the parking structure
within the 10' setback. The species selected have a fairly large canopy that may be
inappropriate for the smalt space.
h. The Landscape Guidelines Manual and Vision Plan both specify Mexican Fan Palm
for the Carisbad Boulevard median. Although I do not think this is the palm that is
currently planted, any new palms should be the Mexican Fan Patm.
i. The dominant theme tree within the tandscape buffer along the Carisbad Boulevard
is Mexican Fan Palm. Please use the Mexican Fan Palm as the primary palm with
the Windmill Palm as an accent.
Engineering:
1. This project is located within the boundaries of the proposed Ponto Beachfront Village Vision
Plan (PBWP). Please note this vision is not approved by City Council. Once approved, this
project is subject to certain findings, guidelines and development conditions set forth is said
vision plan. This is a repeat comment from the preliminary review letter
2. The proposed PBWP includes different alternafives to re-align Carisbad Blvd. This re-
alignment requires further alignment evaluation and approval by the City together with fair-
share participafion by the properties (or other funding mechanism). The fair-share
obligafions and/or funding mechanisms for these improvements have not yet been
determined. The obligafions of this property relafive to this facility realignment must be
addressed prior to project approval. Please contact David Hauser with Planning & Programs
(760-602-2739) or Bilt Plummer with Engineering Design (760-602-2768) to resolve this
process. This is a repeat comment from the preliminary review letter
3. The transportation analysis has been fonwarded to Traffic Department for review. We witt
forward comments once they become available.
> 05-43/RP 05-11 - HILTON CARLSBAD BEACI EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 8
4. Revise the exhibits to use a light-shading symbol for proposed AC paving. Refer to redlines
for clarification.
5. It is our understanding since this project (for the interim) Is a single-entry development and
Fire Department will require hydrants and other access features atong Carisbad Blvd to
serve the project. Revise the exhibits to provide public water and fire-fighfing facitities, as
required. This is a repeat comment from the preliminary review letter
6. Revise the exhibits to address how the parking garage wilt operate with respect to public
vehicular traffic. Will a gate be used to prevent pubtic parking? Where wilt the gate be
placed? What happens to cars that enter the parking garage driveway entrance and find
they need to back up without gate clearance? And if someone is behind them? This
interface should be evaluated to clear up conflicts. This is a repeat comment from the
preliminary review letter
7. Revise the exhibits to callout the hotel entryway as "one-way" as shown on the redlines.
Two-way circulafion witl add conflicfing movements (vehicles turning left) on the curvature of
Ponto Road considering the median and Parkway landscaping atong Ponto Road. Revise the
site plan, preliminary grading plans and preliminary tandscape plan to depict and callout the
line-of-sight (Caltrans stopping sight distance) for vehicles exifing the southerly Hotel A
driveway. Eliminate discrepancies with the line-of-sight. This is a repeat comment from the
preliminary review letter
8. The southerly sewer appears to be constructed "flat". Please redesign sewer to provide
gravity flow per City Standards. Refer to redlines for clarificafion.
9. Revise the exhibits to eliminate the proposed PVC storm drain within Ponto Road right-of-
way. Facilities within City right-of-way must be constructed to public standards. RCP is
permitted and must be a minimum of 18" diameter. The facility must also be tocated within
the street paving and not in the parkway. Refer to redlines for clarificafion.
10. Revise the exhibits so storm run-off is not directed toward the foundations of adjacent
structures. Refer to redlines for clarification.
11. The onsite private vegetated swales appear to be proposed atl throughout the site, but do not
appear to specifically treat areas that generate pollutants-of-concern (such as AC paving
areas on the driveways). Redesign the bmps so they are installed to treat areas that
contribute pollutants to them using numeric sizing criteria per Order 2001-01 and the City
SUSMP.
12. The hydrology report provides 2-year runoff figures for certain basins. However, the report
does not demonstrate how the chosen bmp's wilt treat those sub-areas. Revise the
preliminary SWMP and site plan to provide bmp's that meet minimum treatment
requirements. This is a repeat comment from the preliminary review letter
13. Revise the hydrology calculations in the preliminary SWMP to clarify/demonstrate the effect
the desiltation basins have on the exisfing hydrology calculafions. tf this has been accounted
for, revise the calculafions to explain it.
14. Revise the exhibits and legend to clarify which swales will be grass-lined and which ones will
be concrete-lined (typical).
15. Revise the exhibits to clarify which inlets wilt be outfitted with inlet filter(s) and which ones wilt
not. The current exhibits to not clarify which inlet(s) the detail on sheet C2 applies to.
EIR 05-03/SDP 05-14/CDP 05-43/RP 05-11 - HILTON CARLSBAD BEACH RESORT
October 25, 2005
Page 9
16. Provide copies of those instruments that encumber the property as requested on the
returned redlined exhibits and redlined preliminary titte report.
17. Revise the exhibits to add dimensions to att drive aisles (typical).
18. Revise the exhibits or add a separate sheet to explain what will be demolished onsite as part
of the project.
19. Revise the exhibits so drainage from ac paving areas is treated via vegetated (bio) swales
versus intet filters, tntet fitters are less efficient at removing the target pollutants of concern
as compared to bio-swales. Therefore, revise the exhibits and preliminary SWMP to use
more effective bmp measures or demonstrate why it is infeasible to use more effective bmp
measures.
20. Revise the exhibits to clarify how drainage may affect adjacent properties where drainage
appears to be concentrated with rip-rap fields. Staff is concerned how drainage is directed
beyond the rip-rap and whether the added flows will impact adjacent properties.
21. Revise the exhibits to add the slopes (percent) of atl proposed driveways as they approach
Ponto Road (typical)
22. Revise the constraints map to clarify whether the sight easements along Ponto are exisfing
or proposed. If proposed, ptease show them as sign distance corridors per City Standards to
be maintained by property owner. These corridors must also be shown on the site plan for
the SDP, Tentative Parcel Map and conceptual tandscape plan.
23. A redlined check print is enclosed for the applicants use in making the requested revisions.
This check print should be returned with the formal application submittal to facilitate
continued staff review.
Fire:
1. Fire access to the building needs further review and may need to be redesigned.
2. The Fire Hydrant distribution needs to be revised. Please contact Gregory Ryan, Fire
Prevenfion Division, at 602-4663 to discuss these issues.
Police:
See attached comments.