HomeMy WebLinkAboutPRE 2018-0026; HILTON GARDEN INN; Admin Decision LetterOctober 29, 2018
Bill Canepa
Suite A
829 Second Street,
Encinitas, CA 92024
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B FILE COPY
SUBJECT: PRE 2018-0026 (DEV2018-0158)-HILTON GARDEN INN
APN: 210-100-19-00
{'city of
Carlsbad
Thank you for submitting a preliminary review for a project proposed at 6450 Carlsbad Boulevard. The
project site, an approximately 4.8-acre lot, currently is developed with a Hilton Garden Inn hotel and
5,990-square-foot detached conference center. Proposed is demolition of the detached conference
center and construction of a 16,144-square-foot three-story hotel addition that would accommodate an
additional 29 hotel rooms.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans. policies. and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Visitor Commercial (VC)
b. Zoning: Commercial Tourist with Qualified Development Overlay (C-T-Q) and Commercial/Visitor-
Serving Overlay zone
c. The property is in the Coastal Zone. The Coastal land use designation and zone are the same as
the general plan and zoning above.
2. The project requires the following permits:
a. Amendment to Site Development Plan SDP 97-19/A). An amendment to SDP 97-19(A) is required
pursuant to Carlsbad Municipal Code (CMC) Sections 21.06.100 and 21.54.125.
b. Coastal Development Permit. The project is located within the Coastal zone requiring a Coastal
Development Permit (CDP) pursuant to CMC Chapter 21.201.
Community & Economic Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
PRE 2018-0026 (DEV2018-0158)-HILTON GARDEN INN
October 29, 2018 V"'. Page 2 ~ ;.,·: ·
Pursuant to CMC Section 21.54.040.C.2 the Planning Commission will be the review authority for these
development permits that will be processed concurrently.
3. Climate Action Plan (CAP) Consistency Checklist: As part of a formal submittal, please complete the
Climate Action Plan (CAP) Consistency Checklist Form P-30 demonstrating project consistency with
the City of Carlsbad's Climate Action Plan (CAP). This form can also be accessed on the City's website
at the following address:
http:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=328l6
Please be sure to include all supporting documentation and incorporate any project design features,
notes, etc. into the plans resulting from the above. Also include a separate matrix with the above
checklist showing exactly which feature is being employed and where in the plan set each item can
be found.
4. Roof Elevations. Include detailed elevations identifying the existing and proposed roofline versus the
existing and proposed parapets. Be sure to label building height as it relates to both the main roofline
and the various parapets/architectural features.
5. Roof Equipment. All rooftop mechanical equipment must be fully screened from public view. Include
several cross-section details with line-of-sight illustrated from the perspective of a typical height. If
mechanical equipment is visible from any perspective, please incorporate a roof screen into the
architecture that is consistent with the proposed building design.
6. Noise. The project site is located within the 60 -65 CNEL noise contours because of its proximity to
the railroad. Pursuant to the City's Noise Guidelines Manual, non-residential development (e.g.
hotels, hospitals, offices) should be designed to meet an interior noise level of 45 dB CNEL. Upon
formal submittal of the application, provide a noise study indicating that interior noise levels will not
exceed the 45 dB CNEL requirement:
7. Architecture and Design. As part of the formal submittal of the application, please ensure exhibits
illustrate the proposed design is complementary to the existing hotel. In addition, associated
detached structures (i.e. trash enclosures, equipment storage) should. also be architecturally
consistent with the proposed building design.
8. Early Public Notification: Per City Council Policy #84, Development Project Public Involvement Policy,
all development applications filed on and after March 5, 2018, that require approval by the Planning
Commission or City Council, shall provide early public notification. The purpose of Policy #84 is to
help ensure applicants proposing development projects are aware of and have considered input from
interested and affected stakeholders priorto project consideration by city decision makers. The policy
is intended to supplement and not replace or conflict with legal noticing requirements or any other
required public involvement for development applications. Legal noticing requirements, which are in
addition to the applicants' early public notification requirements, can be found on line by visiting the
City of Carlsbad's Planning Division website at the following address:
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=241l7
9. Lower Cost Visitor-Serving Recreational Uses. Pursuant to the City's Local Coastal Program Policy 6-
10, visitor-serving recreational uses are encouraged to provide a range of visitor accommodations in
order to serve all income ranges, consistent with Section 30213 of the Coastal Act. Rooms and room
PRE 2018-0026 (DEV2018-0158)-HILTON GARDEN INN
October 29, 2018
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rates should be evaluated for overnight visitor accommodations, including amenities or other
methods that reduce the cost of stay.
10. Parking Reduction. The intent of common parking facilities is when two or more uses occupy a single
lot under the supposition that a patron would visit/occupy these uses in a single visitation. By
demolishing the conference center and constructing additional hotel rooms, the multiple uses would
be eliminated. Therefore, the common parking facilities would not apply to this project, and the
proposed project is required to provide 269 parking spaces.
11. Landscape. Please submit Conceptual Landscape and Irrigation Plans as part of the formal application
process, showing conformance with current design standards as outlined in the City's Landscape
Manual. The existing parking field and any utilities shall be screened from adjacent property and
streets to the maximum extent practicable through upgraded planting or any combination of planting,
mounding and decorative walls. Screening elements shall have a total height of at least three feet.
12. Conditional Use Permit CUP 04-21. The project site operates under Conditional Use Permit CUP 04-
21 that permitted the construction and operation of the 5,990-square-foot conference center.
Proposed is demolition of the conference center and construction of an additional 29 hotel rooms.
Because hotels are a permitted use within the Commercial Tourist zone pursuant to CMC Section
21.29.030 and therefore do not require a CUP in the Commercial Visitor-Serving Overlay zone, the
Planning Commission will rescind CUP 04-21 concurrent with approval of the amended SDP 97-19(A)
and CDP.
13. This preliminary review does not constitute a complete review of the proposed project and additional
items of concern may be identified upon formal project application submittal. Please refer to the
Development Permits P-2 checklist for all of the necessary required items prior to formal submittal.
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
http:ljwww.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
Land Development Engineering:
1. Complete the city's Storm Water Standards Questionnaire (Form E-34). This questionnaire will guide
you and the City in determining what type of reports and storm water mitigation must be completed
to satisfy state and City storm water quality requirements. The questionnaire can be obtained on the
city's web site. Preliminary analysis suggests that the project is a Priority Development Project and
subject to numerically sized storm water pollutant treatment BMPs. A Storm Water Quality
Management Plan (SWQMP) using the city's SWQMP template, E-35 Form will be required. It should
be verified whether this project is subject to Hydro modification Requirements.
If the project qualifies as a 'Standard' Project, then provide a completed Standard Project
Requirement Checklist (E-36 Form).
2. If a discretionary application is required a preliminary grading plan, SWQMP, and geotechnical report
will be required with the application. Otherwise, the mentioned items will be required for final
engineering permits.
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3. A preliminary grading plan shall include the proposed and existing grades, earthwork quantities of
cut, fill, import, export, and remedial in cubic yards, course of drainage, and all existing and proposed
improvements (i.e., water & sewer connection, storm drain, sidewalk reconfiguration, existing
driveway approaches, etc.).
4. A preliminary title report is required with the submittal of a discretionary application and final
engineering application. Show and label on the plans, all easements listed in said report.
5. Show on the preliminary grading plan the method of drainage. Verify that the drainage away from
the building is a minimum of 2% for hardscape and a minimum of 5% for landscape within 10-ft of the
building.
6. Provide the finish floor, pad, and finish grades elevations on the preliminary grading plan.
7. Revise the legal description on the title sheet to the correct legal description of the property per the
preliminary title report.
8. Label on the preliminary grading plan, the APNs and/or short legal description of all adjacent
properties.
9. Label on the preliminary grading plan, the width of the street and distance from the property line to
the centerline of Carlsbad Blvd.
10. Address the red line comments on the plans.
1. Applicant will need to submit a new Fire Lane marking and striping plan directly to FIRE prior to
Building permit issuance.
2. NFPA 13 Fire Sprinklers required.
3. NFPA 72 Fire Alarm system required.
If you would like to schedule a meeting to discuss this letter with the commenting departments, please
contact Paul Dan at the number below. You may also contact each department individually as follows:
• Planning Division: Paul Dan, Associate Planner, at 760-602-4614;
• Land Development Engineering: Kyrenne Chua, Project Engineer, at 760-602-2744;
• Fire Department: Randy Metz, Fire Marshal, at 760-602-4666.
Sincerely,
i~
DON NEU, AICP
City Planner
DN:PD:dh
Attachments:
C:
Engineering Redlines
1. Kyrenne Chua, Project Engineer 2. Fire Prevention 3. HPRM/File Copy