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HomeMy WebLinkAbout1995-09-20; Planning Commission; Resolution 3806e 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 PLANNING COMMISSION RESOLUTION NO. 3806 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT AMENDMENT TO AMEND THE SHARED PARKING PROGRAM WITHIN THE AVIARA RESORT DELETING A PORTION OF PLANNING 2 AND ADDING PLANNING AREA 1 ON PROPERTY GENERALLY LOCATED SOUTH OF ALGA ROAD BETWEEN BLACK RAlL COURT AND BATIQUITOS DRIVE, IN AVIARA PLANNING AREAS 1,2 AND 10, IN LOCAL FACILITIES MANAGEMENT ZONE 19. CASE NAME FOUR SEASONS AVIARA RESORT CASE NO: CUP 9O-OS(A) WHEREAS, Aviara Resort Associates has filed a verified application 1 City of Carlsbad and referred to the Planning Commission; and WHEREAS, said verified application constitutes a request for a conc use permit amendment as provided by Chapter 21.42 of the Carlsbad Municipal CON WHEREAS, pursuant to the provisions of the Municipal Code, the P Commission did, on the 20th day of September, 1995, hold a duly noticed public he; consider said application on property described as: Lot 2, 4 and 5 of Carlsbad Tract 85-35, Phase I Unit A, according to Map No. 12409, filed June 29,1989; portions of lot 87 of Carlsbad Tract 85-35, Phase I Unit B, according to Map No. 12410, filed June 29, 1989, in the City of Carlsbad, County of San Diego, State of California; WHEREAS, at said public hearing, upon hearing and considering all tez and arguments, if any, of all persons desiring to be heard, said Planning Com: considered all factors relating to CUP 90-05(A). NOW, THEREFORE, BE IT HEREBY RESOLVED by the PI Commission of the City of Carlsbad as follows: 28 ' A) That the foregoing recitations are true and correct. /I 0 0 1 B) That based on the evidence presented at the public hearing, the Com recommends APPROVAL of Conditional Use Permit Amendment, CUP 91 2 based on the following findings and subject to the following conditions: 3 Findings: 4 5 6 California Environmental Quality Act; 1. The Planning Commission finds that: a) the project is a subsequent development as identified in section 21083, 7 /I b) the project is consistent with the Aviara Master Plan (MP 177); 8 9 10 11 12 13 14 15 c) there was an EIR certified (EIR 83-02(A)) in connection with the Master Plan (MP 177); d) the project has no new significant environmental effect not anal! significant in the prior EIR (EIR 83-02(A)); e) none of the circumstances requiring Subsequent or Supplemental E11 CEQA Guidelines Sections 15162 or 15163 exist; 1 2. The Planning Commission finds that all feasible mitigation measures or alternatives identified in the EIR (EIR 83-02(A)) which are appropriate Subsequent Project have been incorporated into this Subsequent Project. i 16 3. The project is consistent with the City-Wide Facilities and Improvements PI ordinances since: 17 applicable local facilities management plan, and all City public facility polic 18 19 20 21 22 23 24 25 26 a) The project has been conditioned to ensure that building permits will issued for the project unless the District Engineer determines thai service is available, and building cannot occur within the project unles service remains available, and the District Engineer is satisfied tl requirements of the Public Facilities Element of the General Plan hay met insofar as they apply to sewer service for this project. b) All necessary public improvements have been provided or are requ conditions of approval. c) The developer has agreed and is required by the inclusion of an appr condition to pay a public facilities fee. Performance of that contrz payment of the fee will enable this body to find that public facilities available concurrent with need as required by the General Plan. 27 28 4. The project has been conditioned to pay any increase in public facility fee, construction tax, or development fees, and has agreed to abide by any ad( requirements established by a Local Facilities Management Plan prepared pi PC RES0 NO. 3806 -2- 1 2 0 0 to Chapter 21.90 of the Carlsbad Municipal Code. This will ensure co project. 1 availability of public facilities and will mitigate any cumulative impacts create! 3 5. This project has been conditioned to comply with any requirement approved 4 of the Local Facilities Management Plan for Zone 19. 5 6 a 8 9 10 6. That the requested use is necessary or desirable for the development community; is essentially in harmony with the various elements and objectivc General Plan; and is not detrimental to existing uses specifically permittec zone in which the proposed use is located, in that the shared parking progran for the staggered parking needs of the various uses; the valet and shuttle p and trail system facilitates visitor travel within the resort and all parking are proper circulation and landscaping; and the parking program is contained those recreational commercial uses and does not impose on the parking need timeshare villages or neighboring residential areas. 11 7. That the site for the intended use is adequate in size and shape to accommoc use, in that the amount of parking provided in the proposed and existing 1 12 areas can meet the total parking demand and the requirements of the mast1 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 8. That all the yards, setbacks, walls, fences, landscaping, and other features nc to adjust the requested use to existing or permitted future uses in the neight will be provided and maintained, in that the parking areas will ml requirements of the Landscape Manual and all parking lot walls will bt landscaped. 9. That the street system serving the proposed use is adequate to properly ha1 traffic generated by the proposed use, in that the entire project will gene additional 4,826 trips which can be accommodated on either Alga Road or Bal Lane, having a maximum capacity of 20,000 ADT and 10,000 ADT, respecti Planning Conditions: 1. The Planning Commission does hereby recommend approval of the Conditio Permit Amendment for the Destination Resort Project entitled “Four Seasonf Resort”. (Exhibits “A” - “SSS”, dated September 20, 1995 and Exhibit “222’ September 20, 1995, attached hereto) on file in the Planning Departme incorporated by this reference, subject to the conditions herein set forth. authorized and directed to make or require the Developer to make all cor1 and modifications to the Conditional Use Permit Amendment docume necessary to make them internally consistent and conform to City Council action on the Project. Development shall occur substantially as shown approved exhibits. Any proposed development substantially different frc approval, shall require an amendment to this approval. 28 PC RES0 NO. 3806 -3- 0 0 1 2. Approval of CUP 90-05(A) is granted subject to the approval of MP 177(0) 90-03(A), SDP 86-02(B), CT 95-02, PUD 102(A) and HDP 95-11. CUP 954 3803,3807,3804,3805 and 3809 for MP 177(0), LCPA 90-03(A), SDP 86-02 95-02, PUD 102(A) and HDP 95-11, respectively. 2 subject to all conditions contained in Planning Commission Resolution No; 3 4 5 6 7 8 9 3. This Conditional Use Permit is granted for a period of five years. This Con Use Permit shall be reviewed by the Planning Director on a yearly basis to de if all conditions of this permit have been met and that the use does not substantial negative effect on surrounding properties or the public health and’ If the Planning Director determines that the use has such substantial negative the Planning Director shall recommend that the Planning Commissior providing the permittee the opportunity to be heard, add additional condil reduce or eliminate the substantial negative effects. These conditions may i but not be limited to: I 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1. The addition of parking at the sports center through the const of a parking structure; 2. The creation of additional parking within the service area of ti shuttle (e.g. Planning Area 23); 3. Precluding future use of the voided hotel areas; 4. Restricting the periods of occupancy of various uses within thc sports center, and golf club. This permit may be revoked at any time after a public hearing, if it is found t use has a substantial detrimental effect on surrounding land uses and the I health and welfare, or the conditions imposed herein have not been met permit may be extended for a reasonable period of time not to exceed fiv upon written application of the permittee made no less than 90 days prior expiration date. The Planning Commission may not grant such extension, u finds that there are no substantial negative effects on surrounding land uses public’s health and welfare. If a substantial negative effect on surrounding la: or the public’s health and welfare is found, the extension shall be denied or 1 with conditions which will eliminate or substantially reduce such effects. The limit to the number of extensions the Planning Commission may grant. 4. Approval of Conditional Use Permit Amendment CUP 90-05(A), and applications, is subject to the condition that the proposed valet and shuttle be operated and maintained continuously by the hotel operator in perpetuity life of the hotel. Said shuttle service shall be free of charge to all u! perpetuity. Any substantial changes, as determined by the Planning Direct01 necessitate a formal amendment to Site Development Plan Amendment SI 02(B) and Conditional Use Permit Amendment CUP 90-05(A). PC RES0 NO. 3806 -4- * 0 1 2 3 4 5 6 7 a 9 10 11 12 5. Approval of Conditional Use Permit Amendment CUP 90-05(A) is subjec condition that all Special Events, as defined in Section 8.17.010 of the C Municipal Code including, but not limited to, golf tournaments and tournaments, shall require a Special Events Permit, pursuant to Sections and 8.17.060. Included in this permit application shall be a parking and cir plan. Facilities not essential to the Special Event may temporarily closed length of tRe event, as determined to be necessary by the Planning Directo General Conditions: 6. If any of the foregoing conditions fail to occur; or if they are, by their tern implemented and maintained over time; if any of such conditions fail t implemented and maintained according to their terms, the City shall have 1 to revoke or modify all approvals herein granted; deny or further condition of all future building permits; deny, revoke or further condition all certifi occupancy issued under the authority of approvals herein granted; instil prosecute litigation to compel their compliance with said conditions or seek ( for their violation. No vested rights are gained by Developer or a succ interest by the City's approval of this Resolution. PASSED, APPROVED, AND ADOPTED at a regular meeting l3 II 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Planning Commission of the City of Carlsbad, California, held on the 20th September, 1995, by the following vote, to wit: AYES: Chairperson Welshons, Commissioners Savary, Noble, Compas, Erwin and Monroy. NOES: None ABSENT: None ABSTAIN: None KIM WELSHONS, Chairperson CARLSBAD PLANNING COMMISSI( 11 ATTEST: &j@v b PC RES0 NO. 3806 -5- a e Exhibit "TLZZ' September 20, 1991 AVIARA MASTER PLAN MP 177 SHARED PARKING PROGRAM AUGUST 3,1995 DATED S s TEMBER EXH'B'T 20,19 'Z2 LINSCOTT, LAW & GREENSPAN. ENGINEERS YRANSPORTATiON PUNNING TRAFFiC ENGIIUE~~IKG ?AaKING 106 SOUTH MENTOR AVENUE. SUITE rCO. JGADEXA. CAL;F~RNIA 31 106 7ELEPHONE: (213) 601-2529 ~918) 736-2322. =AX. :a!a) ,32..;9~? PPlLiP w LPiSCOlT. : JACK M SPEEYSPAN. 'NILL!AM A. UW P E. FAUL 'N 'NILKINSCN. CECN 0 'NAPD P E. ;GHN P KEATNG. ? E m ...... - , , . ..- * ."wJl,-;yJ MAY 2 3 19% May 17, 1995 . ."E". , .. - . ' +3 c;:: ... ... .J \. .... ................. Mr. Robert Green AVIARA 201 1 Paluman Airport Road - Suite 206 Carls bad, California 92009 Subject: AVlARA PARKING ANALYSIS UPDATE +J ! ,- -_- 1 *I ? - i .? b ,:t, c L .;-s ..... .. ' 5 " $ PROPOSED MASTER PIAN AMENDMENT Dear Bob: The attached represents our Parking Analysis updated to reflect the currenl proposed Aviara Master Plan Amendment. (MPA) This update is base on the approved MPA parking study of February 28, 1990 and incorporates analysis of the interior building space, which has been designated as void space, as a Temporary Sales, Marketing and Administration Facility for the Resort Time Share Units. Also included is further analysis of the void space as Meeting Space (based on the approved 1990 building plan). As requested by City Staff, all parking calcuiations have been rounded up to the next highest whole number. Tables 1 through 10 present the updated parking analysis showing the entire project at completion, Table 1 shows the current Development Program and Table 2 the Parking Demand Forecast by use, Tables 3 through 10 present the parking demandanalysis relative to the various component uses of the Hotel, Sports Club, Golf Course and Resort Club. The methodology and assumptions employed in this analysis are the same as in the approved MPA, except in a few instances where anticipated operational criteria dictate a change. For example, the approved MPA had a number of large meeting rooms which were analyzed with both guest and non-guest use. The current proposal contains only one large meeting room which is assumed to be used by non-guests, wtth consequent increase in parking demand (spaces per square foot of meeting space). Please note that use of the void space is not a part of the analysis. OTHER OFFICES: COSTA MESA TELEPHONE: (714) 641-1587 FAX (714) 641-0139 SAN DIEGO TELEPHONE: (619) 299-3090 FAX. (619) 299-7041 US VEGAS TELEPHONE: (702) 451-1920 FAX (702) 451-3312 AN LGZWB COMPANY .LinsCOtt. Law 8, Greenspan. Enginee m Mr. Robert Green May 17, 1995 Page Two Tables A through D address use of the void space. Table A presents expecte.d Supply Demand with the void space as Temporary Resort Club Sales, Marketing ar Administration space. A small Saturday evening deficiency (87 spaces) is shown for tt Hotel, which is increased by the temporary Resort Club (36 spaces). However, tt resulting total deficiency is readily accommodated via shared parking at the Sports Clu which is expected to have a significant Saturday evening parking surplus (see Table C Table 8 responds to City Staff concerns relative to the potential use of the void space 2 meeting space. Using the 1990 building plan as a basis, parking demand which mig be generated by the void space as meeting space is developed in Table 0. With the vo space as meeting space, a small deficiency (7 spaces) is noted at the Hotel at Mid-d: on a weekday and a greater deficiency on Saturday evening (221 spaces). Anticipate surplus parking at the Sports Club is expected to be available for shared use to offs these deficiencies. Lastly included, is a comparison which shows the Approved MPA analysis criteria and tt criteria employed in analyzing proposed MPA. This table shows similar criteria in all b one instance (restaurant parking) which reflects a change from free-standing restaura use to integrated restaurant use in the Sports Club building. We have welcomed the opportunity to prepare this Parking Analysis Update. Shou there be any questions, please so not hesitate to call. Very truly yours, Linscott, Law and Greenspan = Jack M. Greenspan P.E. Principal JG:eb .attachments 0 0 Linscott, Law & Greenspan, Engineers TABLE 1 DEVELOP3IEXI' PROGRAM FOUR SEASONS XVMRA Carlsbad, California - [ USE DESCRIPTION 1 HOTEL Guest Accommodation 1 336 Keys I FoodBeverage Restaurant: Cafe (I40 indoor-50 outdoor) 190 Seats Specialty Dining (144 indoor40 outdoor) 184 Seats 374 Seats I Bar-Lounge: Lobby Lounge (LibraryjGame Bar) ( 150 mdoor-40 outdoor) 190 Seats Pool Bar (outdoor) 65 Seats 255 Seats Meetinpanquet allroom: i Main 11,790 SF . Junior 3,864 SF 15,654 SF Meeting Rooms (8): 2.184 SF 810 SF 810 SF 553 SF 630 SF 557 SF 484 SF 470 SF 6,478 SF I 1 II Board Room (16 Seats) 756 SF I 22,888 SF \I I I Retail Shops (5) 4,094 SF Hair Salon 1,714 SF 12 courts Tennis - Playing Courts' 5.808 SF AVIAR4 SPORTS CLUB It Racquetball 4 courts* ll I1 II II Sports Club Building I 46,830 SF /I II LI ~~~~ ~~ ~~~ ~ ____~~ Restaurant (5,500 SF) - 220 Seats ( 140 indoor-80 outdoor) 220 Seats I f AVURA RESORT CLUB Time Share Units 26,000 SF Reception and Recreation Building 240 Units ' Includes one tennis court with seating for 87 persons for audience from Sports Club or Hotel. ' Inside Sports Club Building. - * 0 Linscott, Law & Greenspan, Engineers TABLE 2 PAWNG DEMAND FORECAST FOUR SEASONS AVLAFU Carisbad, California P - - - - I c - - A h Weekdav Sunday Saturdav Early Early Late Ugc Mid-Day Eveninq Eveninp Eveninq Mid-Day Description HOTEL - Incentive Business Guest Accommodation 336 Keys F&everage 10 I 172 202 172 101 Restaurant 374 Seats 33 57 20 9F 57 ' Ba-Lomge 5C 45 19 45 7 255 Sears Meeting43anquet ' Ballroom "- See Note' "* -" 400 SF Business Center 1 IS 102 32 124 146 7234 SF Meetmg Rm/Board Rm 1 oi 315 26 104 172 15,564 SF Rem1 5,808 SF 14 14 14 14 7 Employees 89 115 55 77 .I05 337 Pmons SUB-TOTAL 575 820 36 I 593 578 (Spaces per Key) 39 ' 20 Closed 39 24 12 Cod Tennis Tennis SPORTS CLUB (1.71: (2.43) { 1.07) (1.76) (1.72) Racquetball 4 courts 8 13 8 58 53 20 48 41 220 seats Restaurant 5 76 51 48 25 I 157 46,830 SF Sports Club Building' 13 7 SUB-TOTAL 186 131 76 351 230 ' GOLF COURSE Playlng Course ' - 36 49 26 39 45 29.830 SF Club How6 54 27 Clod 36 54 18 Holes hving Range 11 6 Closed 8 11 22 Tees SUB-TOTAL ~ 101 82 26 84 110 RESORT CLUB Time share units' "- -" See Note9 "- "- . 26,000 SF Reception Recreation Building' 47 33 5 33 92 70 Pmons Employees' 288 288 288 288 288 240 Units SUBTOTAL 360 32 1 -293 32 1 1,197 1,354 794 1,360 1.278 'GRAND TOTAL 335 ' Pre-function foyer space not included. * Used in conjunction with other me+ting/banquet space whose occupants are aWdy accounted fgr in peg walysis. - 0 0 Linscott, Law & Greenspan, Engineers TABLE 2 (Continued) FOUR SEASONS AVURA Carlsbad, California PARKING DEMAND FORECAST ' Includes one tennis cow with 87 seats for use by adence from Sports Club (internal play) or Hotel. Audience parh already accounted for in Sports Club and Hotel analysts. ' For Friday evening, Sport Club Building parking demand same as Sunday Mid-Day (85 spaces). ' Restaurant (5,500 SQ with 220 scats (1 40 indoor - 80 outdoor). Total Sports Club Building, 52,330 SF; (46,830 SF Sport CIub and 5,500 SF Restaurant). 6 Club HOW includes Dining Room (2,000 SF) with 90 sea& md Bar-hunge (1,320 SF) wi& 73 seats. ' Resort Club at phg rate of 1.5 spa- per unit (240 x 1.5 = 360); 1.2 spaces per unit per City Code (288 spaces) p 0.3 spaces pa unit for housekeeping. rnaintcnancc and adminisiraave empioyea (72 spaces). f Resort CIub Employees projected at 46 sales, administration and financial staff plus 24 housdtoepinglmaintmance sta: (1 per 10 units). Saies admtnistration and financial sM@ 1.1 penons per auto (42). Nine buyers plus 50% overlap 1 .O per auto (1 4). Housckeeping/maintenance @ 1.5 pet auto ( 16). Totai 72 parking spaces. Weekday midday @ 100% of total, eariy evening @ 50% sales etc. plus 5 spaces for reception desk, maintenance and security (33), late evening reception desk, maintenance and secunty (5). Saturday early evening same as weekday. Sunday midday @ 7 oftotai saies etc. plus 5 spaces for rrception desk. maintenance and security (47). 9 Reception Recreation Building parking included in Resort Club (See Note 7 above) ' - .* h\ugua 3,1995 - .Linscott, Law i3 Greenspan, Engineer !P TABLE 3 GUEST PARKING DEMAND Cartsbad, Caiifomia FOUR SEASONS HOTEL AVURA - RESORT HOTEL SU>lhfARY: Weekday - Mid-day - Early Evening - Late Evening Saturday - Early Evening Sunday - “lay 101 Spaces 172 Spaces 202 Spaces 172 Spaces IO1 Spaces WEEKDAY - MID-DAY Assumptions - Resort Hotel - 336 Keys (Guest Accommodations) - 0.60 Vehicles per Key based on Hilton Head South Carolina Survey, October 1983 - 100% Occupancy - 50% guest vehicles on-site - 50% off-site 336 x 0.60 x 0.50 = 101 Spaces WEEKDAY - EARLY EVENING Assumptions - 85% guests on site I 15% off-site 336 x 0.60 x 0.85 = 172 Spaces WEEKDAY -.LATE EVENING Assumptions - 100% guests on-site 336 x 0.60 x 1.0 = 202 Spaces SATURDAY - EARLY EVENTNG Assumptions - 85% guests on-site / 15% of€-site 336 x 0.60 x 0.85 = 172 Spaces SUNDAY - MID-DAY Assumptions - 50% Quest vehicles on-site - 50% off-site (checked out) 337 x 0.60 x 0.50 = 101 Spaces Augus&3,1995 e 0 Linscott, Law & Greenspan, Engineers T.4BLE 4 RESTAUFUNT PARKING DE3UND FOUR SEASONS HOTEL AWRA Carisbad, California SUMMARY: Weekday - iMid-Day 3: Spaces - Early Evening 57 Spaces - Late Evening 20 Spaces Saturday - ' Early Evening 57 Spaces Sunday - Mid-Day 98 Spaces WEEKDAY - MID-DAY Assumptions - Specialty Dining (I 84 seats) - closed - Cafe (1 90 seats) - open - 85% average occupancy - 50% guest - 50% non-guest @ 2.5 persons per auto 190 x 0.85 x 0.5012.5 = 33 Spaces WEEKDAY - EARLY EVENTNG Assumptions - All restaurants open (374 seats) - Warm evening with outdoor seating - 75% average occupancy - 50% guest - 50% non-guest @ 2.5 persons per auto 374 x 0.75 x 0.5012.5 = 57 Spaces WEEKDAY - LATE EVENING I Assumptions - All restaurants open - Outdoor dining closed (90 seats) - Indoor dining (284 seats) - 3 5% average occupancy - 50% guest - 50% non-guest @ 2.5 persons per auto 284 x 0.35 x 0.50/2.5 = 20 Spaces SATURDAY - EARLY EVENTNG Assumptions - Same as weekday 374 x 0.75 x 0.5012.5 = 57 Spaces SUNDAY - MID-DAY Assumptions - All restaurants open (3 74 seats) e Popular Sunday Brunch - 100% occupancy - - 35% guest - 65% non guest @ 2.5 persons per auto 374 x 1.0 x 0.6512.5 = 98 Spaces August 3, 15 0 Linscott, Law & Greenspan, Engineers 0 TABLE 5 FOUR SEASONS HOTEL AVTM3.A Carlsbad,.California BAR - LOUNGE PARKING DEMAND SUMMARY: Weekday - Mid-Day 7 Spaces - Early Evening 45 Spaces e Late Evening 19 Spaces Saturday - Early Evening 45 Spaces Sunday - Mid-Day 50 Spaces WEEKDAY - MID-DAY Assumptions - Lobby Lounge Library (100 seats) - open Game Room (90 seats) - closed - Pool Bar (65 seats - 100% guest use) - 50% occupancy - 65% guest - 35% non-guest @ 2.5 persons per auto 100 x 0.50 x 0.35/2.5 = 7 Spaces WEEKDAY - EARLY EVENING Assumptions - Library Bar (1 00 seats) - open - Game Room (90 seats) - open - Pool Bar 100% guest use - 100% occupancy - 65% guest - 3 5% non-guest @ 1.5 persons per auto 190 x 1.0 x 0.3Y1.5 = 45 Spaces WEEKDAY -.LATE EVENING Assumptions - Library Bar - open 50% occupancy, 50% non-guest @ 2.5 persons per auto 50% occupancy, 50% non-guest @ 2.5 persons per auto e Game Room Bar - open - Pool Bar - closed (100 x 0.50 x 0.50l2.5) + (90 x 0.50 x 0.50/2.5) = 10 + 9 = 19 Spaces SATURDAY - EARLY EVENING Assumptions - Same as weekday 190 x 1.0 x 0.3Y1.5 = 45 Spaces SUNDAY - MID-DAY Assumptions - Library Bar and Game Room Bar open (in support of Brunch) 100% occupancy, 65% non-guest @ 2.5 persons per auto - a Pool Bar - 100% guest use 190 x 1.0 x 0.6Y2.5 = 50 Spaces Augusr 3. 0 0 Linscot?, Law & Greenspan, Engineers TABLE 6 MEETL”(G/BANQUET PARKING DEhUND FOUR SEASONS.HOTEL AVLARA Carisbad, California SUMMARY: Weekday - Mid-Day - Early Evening - Late Evening Saturday - Early Evening Sunday - Mid-Day 3 18 Spaces 228 Spaces 58 Spaces 4 17 Spaces 223 Spaces WEEKDAY - MID-DAY Assumptions Large Small Main Junior Muting Meeting Board Ballroom. Ballroom Room Room Room Size 1 1,790 SF 3,864SF ’ 2,183SF 4,294 SF 756 SF Ma..um Occu~an~y 786 persons 258 pmons 146persons 286persons 16Persons (1 Room) (7 Rooms) (1 5 SFPm) (1 5 SFPm) (1 5 SFPm) (1 5 SFPm) % OCCUQaXlCy Not Used loOO? 100% 50% 1W! % Non-Guest ”- lW! 100% 50?? o?! Vehicle Occupancy “ - 1.5 PdAuto 1.5 PdAuto 1.5 PdAuto ’ - - - (258 x 1.0 x 1.0/1.5) + (146 x 1.0 x 1.0/1.5) + (286 x 0.50 x 0.50i1.5) = 172 + 98 + 48 = 318 Spa WEEKDAY - EARLY EVENING .Assumptions . . - Main BalIroom not used @ 2.5 persons per auto @ 2.5 persons per auto average occupancy, 75% non-guest @ 2.5 persons per auto - Junior Ballroon open, 258 persons ail non-guest - Large Meeting Room, 146 persons capacity at 100% occupancy, all non-gu - Meeting Rooms 286 persons capacity I@ 75% . (258 x 1.0/2.5) + (146 x 1.0 x 1.012.5) + (286 x 0.75 x 0.792.5) = 104 + 59 + 65 = 228 Spaces WEEKDAY - LATE EVEN’PiG Assumptions - 25% of Early Evening (104 x 0.25) + (59 x 0.25) + (65 x 0.25) = 26 + 15 + 17 = 58 Spaces August-3, 1995 0 Unscott, Law 8 Greenspan, Engineers 0 TABLE 6 (Continued) MEETING/BANQUET PARKNG DEMAND Carisbad, California FOUR SEASO~~HOTEL A~IU SATURDAY - EARLY E'VENING Assumptions Large Small Main Junior Meeting Meeting Board Ballroom Ballroom Room Room Room Mavimum Occupancy 786 Persons 258 Persons 146 persons 256 Persons 16 Persons (I Room) (7 Rooms) ?A0 occupancy 1 000/0 100% 1 00% 75% 100% % Non-guest 100% 0% 100% 7 5% oo/o Vehcle Occupancy 2.5 Pdauto - - - 2.5 PdAuto 2.5 PedAuto - - - (786 x 1.0 x 1.0/2.5) + (146 x 1.0 x 1.0/2.5) + (286 x 0.75 x 0.5012.5) = 315 + 59 + 43 = 417 SUNDAY - MID-DAY Assumptions . Large Small Main Junior Meeting Meeting Board Ballroom Ballroom Room Room Room Mmum Occupancy 786 Persons 258 Persons 146 Persons 286 Persons 16 Pmons (1 Room) (7 Rooms) % occupancy Not used 100% 100% 50% TO Non-guest "- 100% 100% 90% 1 of)% Vehicle Occupancy "- 2.5 PerdAuto 2.5 PersilAuto 2.5 PdAuto 0% .(258 xJ.0 x 1.0/2.5) + (146 x 1.0 x 1.012.5) + (286 x 0.50 x 0.90/2.5) = 104 + 52 + 67 = 223 Spa - Aups 3,199s 0 e Linscott, Law & Greenspan, Engineers TABLE 7 RETALL PARKING DEMAND FOUR SEASONS'HOTEL AWRX Carisbad, California SUMMARY: Weekday - Mid-Day - Early Evening - Late Evening Saturday - Early Evening Sunday - Mid-Day 14 Spaces 14 Spaces 7 Spaces 14 Spaces 14 Spaces WEEKDAY - MTD-DAY Assumptions - Shops (5) 4,094 SF, Hair Saion - 1,714 SF (Total = 5,808 SF) - 14 Employees (@ 1.0 employedshop and 1 employed200 SF in Hair Salon) - All retail open - No customers from outside'hotei. - Employee parking @ 1 .O persons per auto (14 x 1 .O) = 14 Spaces WEEKDAY - EARLY EVENTNG Assumptions - Same as Mid-Day (14 x 1.0) = 14 Spaces WEEKDAY - LATE EVENING ,Assumptions , . - 50% of Mid-Day (14 x 1.0 x 0.50) = 7 Spaces . SATURDAY "EARLY EVEMNG Assumptions - Same as weekday (14 x 1 .O) = 14 Spaces SUNDAY - MID-DAY Assumptions -. Same as weekday (14 x 1.0) = 14 Spaces - xugtnt 3.199s a e LinSCOtt, Law & Greenspan, Engineers TABLE 8 EMPLOYEE PARKTNG DEMAND FOUR SEASONS,HOTEL AVLAR4 Carlsbad, California SUMMARY: Weekday - Mid-Day - Early Evening - Late Evening Saturday - Early Evening Sunday - Mid-Day 105 Spaces 77 Spaces 55 Spaces 1 15 Spaces 89 Spaces WEEKDAY - MID-DAY Assumptions - Staffing @ 1.0 persons per guest key - 517th of staff at work each day - 65% on duty @ Mid-Day - Average vehicle occupancy 1.5 persons per auto (Monterey Doubietree Inn Survey, 1982) 337 x 1.0 x 517 x 0.6511.5 = 105 Spaces ,WEEKDAY - EARLY EVENTNG Assumptions - 35% of daily staff on duty - Average vehicle occupancy 1.1 persons per auto 337 x 1.0 x 517 x 0.3511.1 = 77 Spaces WEEKDAY - LATE EVENTNG .. Assumptions . - 25% of daily staff on duty - Average vehicle occupancy 1.1 persons per auto 337 x 1.0 x 517 x 0.2Y1.1 = 55 Spaces SATURDAY - EARLY EVENTNG Assumptions - Same as weekday x 1.50 to account for BanquetMeeting 337 x 1.0 x 517 x 0.3511.1) x 1.5 = 115 Spaces SUNDAY - MID-DAY Assumptions - 55% of daily staff on duty - Average vehicle occupancy 1.5 persons per auto 337 x 1.0 x 517 x 0.5511.5 = 89 Spaces - August 3,199s 0 0 Linscott, Law & Greenspan, Engineers TABLE 9 AVURA SPORTS CLUB PARKING DEMAXD Carlsbad, California SUMMARY: Weekday - Mid-Day - Early Evening - Late Evening Saturday - Early Evening Sunday - Mid-Day 230 Spaces 351 Spaces 76 Spaces 13 1 Spaces 186 Spaces WEEKDAY - MID-DAY Assumptions - ' Tennis Courts (12), Racquetball Courts (4), @ 4.0 spaces per COUR based c - Sports Club Building 46,830 SF @ 6.7 spaces per 1,000 SF (1 .O spaces per - 220 Seat Restaurant (140 indoor seats - 80 outdoor seats), 85% occupancy 50/50 mix of singles and doubles 150 SF) based on LLG Health Club parking survey data 3 5% outside user (non-hotel guesthon-Sports Club member) @ 2.5 persons per auto - 50% hotel guesthime share - 50% non-guest (club and courts) - Sports Club employees inciuded in parking demand rate. Restaurant employees @ 1 employee per 15 seats @ 1.1 persons per auto. - Time share occupants are members of Sports Club (12 x 4.0 x 0.50) + (4 x 4.0 x 0.50) + (46,830 x 6.7/1000 x 0.50) + (220 x 0.85 x 0.3Y2.5) + (220/15/1.1) = 24 + 8 + 157 + 27 + 14 = 230 Spaces WEEKDAY - EARLY EVENING I. Assumptions . - Same as Mid-Day, except 10% hotel guest, 10% time share and 80% non- guest (Sports Club and Tennis Courts) - Restaurant 75% occupancy, 50% outside user @ 2.5 persons per auto (12 x 4.0 x 0.80) + (4 x 4.0 x 0.80) + (46,830 x 6.7/1000 x 0.80) + (220 x 0.75 x 0.50/2.5) + (220/15/1.0) = 39 + 13 + 251 + 33 + 15 = 351 WEEKDAY - LATE EVENTNG Assumptions - Tennis courts closed - Racquetball courts 3 50% usage - Sports Club Building .2j? 15% usage - 100% non-hotel guest - Outdoor Restaurant seats closed (80 seats) 35% occupancy, 50% outside user @ 2.5 persons per auto. (4 x 4.0 x 0.50 x 1.0) + (46,830 x 6.7/1000 x 0.15 x 1.0) + (140 x 0.35 x 0.50/2.5) + (140/15/1.0) = 8 + 48 + 10 + IO = 76 - August 3, 1 0 0 tinscott, Law & Greenspan, Engineers TABLE 9 (Continued) AURA SPORTS CLUB PARKING DEMAND Carisbad, California SATURDAY - EARLY EVE,WG Assumptions - Tennis and Racquetball Courts same as weekday - early evening with 50% usage factor - Sports Club Budding @ 20% usage - Warm evening with outdoor seating 85% occupancy, 50% outside user @ 2.5 persons per auto (12 x 4.0 x 0.80 x 0.50) + (4 x 4.0 x 0.80 x 0.50) + (46,830 x 6.7/1000 x 0.80 x 0.20) +(220x0.85x0.50/2.5)+(220/15/1.0))=20+7+51 +38+15=131 Spaces SUNDAY - MID-DAY Assumptions - Tennis and Racquetball Courts same as weekday - Mid-Day - Sports Club with 10% hotel guest, 10% time share and 80% non-guest, - Sunday Brunch, 100% occupancy, 50% outside user @ 30% usage @ 2.5 persons per auto (12 x 4.0 x 0.80) + (4 x 4.0 x 0.80) + (46,830 x 6.7/1000 x 0.80 x 0.30) + (220 x 1.0 x 0.50/2.5) + (220/15/1.1) = 39 + 13 + 76 + 44 + 14 = 186 Spaces ' , ,* August 3, 1995 - e 0 Linscott, Law & Greenspan, Engineers TABLE 10 GOLF COURSE PAFWlTG DEMAND FOUR SEASONS AVIARt RESORT Carlsbad, California SUMMARY: Weekday - Mid-Day - Early Evening - Late Evening Saturday - Early Evening Sunday - Mid-Day 1 10 Spaces 84 Spaces 26 Spaces 82 Spaces 101 Spaces WEEKDAY - MID-DAY Assumptions - Playing Course, 18 holes, at 6.0 spaces per hole (City Code) 1.0 usage fact 50% hotel guest - 50% non-guest - Driving Range, 22 tees, at 1 .O spaces per tee (City Code), 1 .O usage factor, 50% hotel guest - 50% non-guest - Dining Room and Bar: 2,000 SF Dining Room with 90 seats maximum (at SF per person); 1,320 SF BarLounge, 73 seats maximum (at 18 SF per person) 85% occupancy (40% golfer, 60% non-golfer), 50% guest - 50% r guest @ 2.5 persons per auto - Employee at 1 .O persons per 1,000 SF (29,830 SF Club House) @ I. 1 pers per auto (18 x 6.0 x 1.0 x 0.50) + (22 x 1.0 x 1.0 x 0.50) + (163 x 0.85 x 0.60 x 0.50/2.5) + (30/1.1) = 54 + 11 + 17 + 28 = 110 Spaces WEEKDAY - EARLY EVENING Assumptions ... - Summer Evening - Playing Course, usage factor 0.67 (U3 of mid-day) no persons waiting to p 50% non-guest - - Driving Range, no lighting, usage factor 0.67, 50% non-guest - Dining Room and Bar 163 seats maximum, 75% occupancy (20% golfer, 8 - Employees at 0.67 of mid-day @ 1.1 persons per auto non-golfer), 50% guest - 50% non-guest @ 2.5 persons per auto (18 x 6.0 x 0.67 x 0.50) + (22 x 1.0 x 0.67 x 0.50) + (163 x 0.75 x 0.80 x 0.50/2.5) + (30 x 0.67/1.1) = 37 + 8 + 20 + 19 = 83 spaces August 3, 1995 - m'inscott, Law & Greenspan, Engineer 9 TABLE 10 (Continued) GOLF COURSE PARKTNG DEMAXD FOUR SEASONS AVJAIW RESORT Carisbad, California WEEKDAY - LATE EVENTNG Assumptions - Playing Course closed - Driving Range closed - Dining Room and Bar, 35% occupancy, 50% guest - 50% non-guest @ 2fi persons per auto - Employeeat 50% of mid-day (163 x 0.35 x 0.50/2.5) + (30 x 0.5011.1) = 12 + 14 = 26 spaces SATURDAY - EARLY EVENING Assumptions - Summer evening - Playing Course usage factor 0.50 (1/2 of mid-day) no persons waiting to - Driving range, no lighting, usage factor 0.50, 50% non-guest - Dining Room and Bar 163 seats maximum, 100% occupancy (10% solfer, 90% non-golfer), 50% non-guest @ 2.5 persons per auto - Employee at 0.67 of weekday mid-day @, 1.1 persons per auto play, 50% non-guest (18x6.0~0.50~0.50)+(22~ 1.OxO.50xO.50)+(163 x 1.OxO.90xO.50/2.5) + (30 x 0.67j1.1) = 27 + 6 + 30 + 19 = 82 Spaces SUNDAY - MID-DAY Assumptions - Same as weekday mid-day, except employees at 0.67 of weekday 54 (Playing Course) + 11 (Driving Range) + 17 (Dining Room and Bar) + (28 x 0.67) = JO 1 Spaces August 3, 1995 - 0 0 Linscott, Law & Greenspan, Engineers TABLE A PARKLvG SUPPLY - DEMAND FOUR SEASONS AVM'RA - RESORT HOTEL WITH VOID SPACE AS TEMPORARY RESORT CLUB SALES AND ADicIN. Carlsbad, California Weekdav Sunda Saturday Eady Early Late !Vid-Dav Evening Mid-D, Evening Evening I Parlung Supply' (5 Level) 651 1 651 1 651 1 651 1 6 Hotel Demandz -36 -0 -36 -79, Temporary Reson Club in Hotel' (1691 290 58 73 Surplus/Deficiency [ ] -5 D - -36 I = - -578 Surplus/Deficimq [ ] [I] 22 290 30 -" "- 126 Remaining Surplus @ Spans Club NoNt 235 No Need No Need 127 Avadable for Shared Parking @. Sports Club' L [205] - 1 I I I I Available for Shard Parkrng @? Golf Cod "- "- "- "- Remaining Surplus 63 Golf Course NoN NoNed NO Need NO Need NO Need ' Parkrng SUpQlY per WATG plan Of 7-26-95. 2 Hotel Demand see Table 2. 3 Parlung (72) for temporary Resort Club in Hotel based on projected staffing and potential buyers; 59 staf€i2 1.1 persc per auto (54) and 18 buyers (1 2 buyers plus jP? overlap) @, 1 .O per auto (1 8 spaces). Weekday midday @? 100% ez evening 50%, late evening closed. Saturday early evening @? 5O?h. Sunday midday @ 75%. ' *. ' Available for Shared Parking @ Sports Club see Table C. ' Available for Shared Parlung @! Golf Course see Table E. August 3,1995 - a 0 Linscott, Law & Greenspan, Engineers T.4BLE B PARKLYG SUPPLY - DEMAIVD FOUR SEASOES AVURA - RESORT HOTEL WITH VOID SPACE AS MEETING ROOM SPACE PER 1990 BUILDIXG PLX Carisbad, California Weekday Sun Saturday Early Early Late Mid-Dav >lid. Eveninq Evening Evening Parlung Supply' (5 Level) -134 -49 -1 39 -162 Void Space as Meeting Space per 1990 Plan' [ 1691 290 58 73 Surplus/Deficiencv [ 1 -820 -36 I -593 - -578 Hotel Demand' 65 1 65 1 65 1 65 1 Surpiw'Deficiency [ 1 [89] [8 I] 24 1 [303] Available for Shad Parlung 6l Sports Club' 127 24 [681 "- ~71 38 Remaining Surplus @ Sports Club 23 5 NoNed Avdable for Shared Parking @I Golf Course' No Need 57 No Need 89 No Remaining @ Golfcourse "- 30 - - - "- 21 ' Parlung Supply per WATG plan of 7-26-95. * Hotel Demand see Table 2. ' For Void Space as Meeting Room Space scc Table D. ' Available for Shared Parking @ Sports Club see Table C. ' Available for Shared Parkrng @ Golf Course see Table E. August 3,1995 - 0 e Linscott, Law 81 Greenspan, Engineers TABLE C AVURA SPORTS CLUB PARKIiiG FOUR SEASONS AVLARA Cartsbad,'CaIifornia "STZE" SPORTS CLUB PARKING Assumptions - Peak demand of 35 1 spaces (Spons Club 303 spaces, Restaurant 48 spaces - Sports Club demand based on City Parking Code which includes allowance - Restaurant circulation factor of 10% factor for circulation Sports Club Restaurant 48 x 1.10 = Total Parking Needed 303 spaces - 53 spaces 356 spaces Actual Parking Supply 380 spaces SATURDAY EVENING SHARED PARKTNG Assumptions - Saturday Evening demand of 13 1 spaces - 10% contingency - Parking supply of 380 spaces (minimum) Supply Demand 131 x 1.10 = Available for Shared Parking 380 spaces - 145 spaces 235 spaces SUNDAY BRUNCH SHARED PARKTNG Assumptions - Sunday Brunch demand of 186 spaces - 10% Contingency ' . ,. .- Parking supply of 380 spaces Supply Demand 186 x 1.10 = Available for Shared Parking 380 spaces 205 spaces 175 spaces WEEKDAY MID-DAY SHARED PARKTNG Assumptions - Weekday Mid-Day demand of 230 spaces - 10% Contingency - Parking Supply of 380 spaces Supply Demand 230 x 1.10 = Available for Shared Parking 380 spaces 253 maces 127 spaces Auugun 3, WS 0 0 Linscott, Law & Greenspan, Engineers TABLE D PARKING DEMALYD VOID SPACE AS MEETING SPACE PER 1990 BUILDTNG PLAN FOUR SEASONS AVUU Carlsbad, Caiifornia SUMMARY: Weekday - Mid-Day 154 Spaces - Early Evening 124 Spaces - Late Evening 32 Spaces Saturday - Early Evening 124 Spaces Sunday - Mid-Day 13 1 Spaces ASSUMPTIONS Large Meeting Room (4) 2,445 SF 1,826 SF 1,680. SF 1.623 SF 7574 SF Small Meeting Room (3) 646 SF 618 SF 576 SF 1840 SF 9414 SF Board Room (16 seats) 740 SF Theater (1 30 seat) 2300SF ' . ,. WEEKDAY MID-DAY Assumptions Large Small Board MeetingRoom Meeting Room Room Size 1,574 SF 1,840 SF 740 SF (4 -1 (3 room) Maximum Occupuncy 505 persons 62 persons 16persons. (1 5 SFPers) (30 SF/pers) % occupancy 65% 50% lo?! Auto occupancy 1.5 @auto I .5 pedauto -" (505 x 0.65 x 0.6Y1.5) + (62 x 0.50 x 0.50/1.5) = 143 + 11 = 154 spaces % Nm-Guat 65% 50% 50% August 3. - a e Linscott, Law & Greenspan, Engineers TABLE D (Continued) PARKXNG DEMAND VOID SPACE AS MEETING SPACE PER 1990 BUILDING PLAN FOUR SEASONS AVIAM Carisbad, California WEEKDAY EARLY EVENTNG Assumptions -Large Meeting Rooms, 505 persons capacity @ 75% average occupancy, 75% non-guest @ 2.5 persons per auto -Small Meeting Rooms, 62 persons capacity @ 75% average occupancy, 50% non-guest @ 2.5 persons per auto (505 x 0.75 x 0.7Y2.5) + (62 x 0.75 x 0.50i2.5) = 114 + 10 = 124 spaces WEEKDAY LATE EVENING Assumptions - 25% of Early Evening (1 14 x 0.25) + (10 x 0.25) = 29 + 3 = 32 spaces SATURDAY EARLY EVENTNG Assumptions Large Small Board Meeting Room Meeting Room Room Mavimum Occupancy 505 persons 62 persons 16 pmons (4 -1 (3 rooms) % occupancy 7 5% 75% 1W? % Non-Guest 7 5% 50% 0% Auto Occupancy 2.5 pers/auto 2.5 @auto "- (505 x0.75 x 0.'75/2.5) + (62 x 0.75 x 0.50/2.5) = 114 + IO = 124 Spaces SUNDAY "DAY ASsumpuons - Large Small Board Meeting Room Meeting Room Room MaximumOccupancy 505 persons 62 pmons 16 persons (4 m-1 (3 rooms) % occupancy 65% 5 0% 100% % Non-Guest 90% 90% 0% Auto Occupancy 2.5 persiauto 2.5 @auto "- (505 x 0.65 x 0.90/2.5) + (62 x 0.50 x 0.90/2.5) = I19 + 12 = 131 spaces Note: Theater (2300 SF) used in conjunction with other conferenceheeting space use, whose occupants are already accounted for in the parking analysis. August 3, 1 - ()linscott. Law & Greenspan. Engineers e TABLE E GOLF COURSE PARKLYG FOUR SEASONS HOTEL AVIARA Carlsbad, California Assumptions: - Existing Parking Supply, 179 spaces (1 3 1 @ Clubhouse, 48 @ Driving Range) Weekday - Mid-day 1 10 Spaces - Parking Demand per Table 10 - Early Evening 84 Spaces - Late Evening 26 Spaces Saturday - Early Evening 82 Spaces Sunday - Mid-Day 101 Spaces - 10% Contingency AVAILABLE FOR SHARED PARKTNG Weekday Mid-day Supply 179 Demand 110 x 1.10 = 121 3 Available for Shared Parking 58 Weekday Early Evening Supply 179 Demand 84 x 1.10 = - 92 Available for Shared Parking 87 Saturday Early Evening Supply 179 Demand 82x 1.10= 2 ’ . .. Available for Shared Parking 89 Sunday Midday (Brunch) SUPPIY 179 Demand 111 Available for Shared Parking 68 - I I/ 6CT” Ldd .fd &!I JP/@& August 3,1995 Aviani294 1737.Aug -