HomeMy WebLinkAbout1995-09-20; Planning Commission; Resolution 3806e 0
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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.
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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:
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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);
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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
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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.
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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-
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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.
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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
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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.
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PC RES0 NO. 3806 -3-
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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;
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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
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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-
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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
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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
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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
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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
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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
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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
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August 3,199s
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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
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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
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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
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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
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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
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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.
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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
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()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
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I I/ 6CT”
Ldd .fd &!I JP/@&
August 3,1995
Aviani294 1737.Aug
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