HomeMy WebLinkAbout2016-07-12; City Council; 22348; Home2 Carlsbad Suites SP 181H/CUP 15-06AB#
MTG.
DEPT.
22,348
7/12/16
CED
CITY OF CARLSBAD -AGENDA BILL
HOME2 CARLSBAD SUITES
SP 181(H)/CUP 15-06
DEPT. DIRECTOR
CITY ATTORNEY
CITY MANAGER
RECOMMENDED ACTION:
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That the City Council hold a public hearing and introduce an Ordinance approving Specific Plan Amendment No. SP
181(H) and adopt a Resolution approving Conditional Use Permit No. CUP 15-06, for a 142-room, Home2 Suites by
Hilton business hotel.
ITEM EXPLANATION:
PROJECT APPLICATION(S) ADMINISTRATIVE PLANNING CITY COUNCIL APPROVALS COMMISSION
SP 181(H) RA X
CUP 15-06 RA X
RA= Recommended Approval; x = Final city decision-making authority
On June 1, 2016, the Planning Commission conducted a public hearing and recommended approval (6-0-1, with
Commissioner Segall absent) of Specific Plan Amendment No. SP 181(H) and Conditional Use Permit No. CUP 15-06
to allow a 142-room business hotel on a 3.8 acre previously graded infill site generally located north of Palomar
Airport Road, south of Wright Place and east of Palomar Oaks Way on Lot 12 of the Carlsbad Airport Centre Specific
Plan (CACSP) in Local Facilities Management Zone 5.
The proposed Home2 Suites by Hilton is 86,886 square feet, is three stories tall, and will include ancillary hotel uses
such as a small meeting room, exercise room, large lobby with registration, and a small breakfast lounge. The hotel
is sited in the center of the lot, is accessed from a single entrance off of Wright Place, and is providing 158 parking
spaces. The main hotel entrance faces Wright Place and includes a porte cochere for passenger pick-up and drop-
off. The hotel footprint is oriented around a landscaped courtyard that includes a pool with sun deck surrounded
by a fenced enclosure, patio seating area with fire pit and a small play area. The hotel includes a modern industrial
architectural style designed to blend with the industrial/office buildings predominating the CACSP business park.
Specific Plan Amendment No. SP 181(H) proposes to change Lot 12 on Figure 7 of the CACSP from an "Area 1" to
an "Area 2" land use designation in order to facilitate development of the proposed hotel. Area 2 of the CACSP is
designated for industrial support uses, business and professional uses, and certain retail uses supporting the
business park. Similar to the underlying P-M zoning, the Area 2 designation conditionally permits hotels pursuant
to Chapter 21.42 of the Carlsbad Municipal Code (C.M.c.). Pursuant to Chapter 21.42, Conditional Use Permit No.
CUP 15-06 is proposed for the hotel use and all four findings to support the approval can be made.
DEPARTMENT CONTACT: Jason Goff 760-602-4643 jason.goff@carlsbadca.gov
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED D CONTINUED TO DATE SPECIFIC D
DENIED D CONTINUED TO DATE UNKNOWN D
CONTINUED D RETURNED TO STAFF D
WITHDRAWN D OTHER -SEE MINUTES D
AMENDED D
Item#11-AB#22,348 July 12, 2016 Page 1 of 121
HOME2 CARLSBAD SUITES
Page2o/2
At the June 1, 2016 Planning Commission hearing, staff presented the project and the applicant made a brief
introduction. One member of the public spoke against the project citing concern about too many hotels. Mark
Kallenberger of Kallenberger Jones 81• Co., responsible for the preparation of the Phase I Market Study and Executive
Summary for the project, presented their findings to the Commission, answered specific Commission questions
regarding the hotel economy, and addressed the specific issues raised by the member of the public. The Planning
Commission allowed the member of the public an opportunity to rebut.
The approving resolution and ordinance, along with the Planning Commission staff report, are attached for the
Council's review.
FISCAL IMPACT:
All required improvements needed to serve this project would be funded and/or constructed by the developer.
The Facility Financing section of Zone 5 Local Facilities Management Plan (LFMP 5) provides a list of the public
facilities necessary to serve development within Zone 5.
ENVIRONMENTAL IMPACT:
The City Planner has determined that the project is exempt from the provisions of CEQA, pursuant to CEQA
Guidelines Section 15061(8)(3) (General Rule) and Section 15332 (In-fill Development Projects). A Notice of
Exemption will be filed by the City Planner upon project approval.
PUBLIC NOTIFICATION:
Information regarding public notifications of this item such as mailings, public hearing notices posted in the
newspaper and on the city website are available in the Office of the City Clerk.
EXHIBITS:
1. City Council Ordinance
2. City Council Resolution
3. Location Map
4. Planning Commission Resolutions No. 7170 and 7171.
5. Planning Commission Staff Report dated June 1, 2016.
6. Draft Minutes of the Planning Commission Meeting dated June 1, 2016.
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ORDINANCE NO. CS-301
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, ADOPTING AN AMENDMENT TO THE CARLSBAD
AIRPORT CENTRE SPECIFIC PLAN {SP 181{H)) AMENDING LAND USE
PLAN FIGURE 7 TO ADD AN "AREA 2" LAND USE DESIGNATION
OVER LOT 12 FOR PURPOSES OF ALLOWING WITH THE APPROVAL
OF A CONDITIONAL USE PERMIT A 142-ROOM BUSINESS HOTEL ON
A 3.8 ACRE PREVIOUSLY GRADED IN FILL SITE GENERALLY LOCATED
NORTH OF PALOMAR AIPORT ROAD, SOUTH OF WRIGHT PLACE
AND EAST OF PALOMAR OAKS WAY IN LOCAL FACILITIES
MANAGEMENT ZONE 5.
CASE NAME: HOME2 CARLSBAD SUITES
CASE NO.: SP 181(H)
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the Carlsbad Airport Centre Specific Plan {SP 181) was originally adopted
by City Council Ordinance No. 9635 on August 3, 1982 and has been amended several times and
contains the uses, development standards and design guidelines for the development of the
Specific Plan area; and
WHEREAS, the Carlsbad Airport Center Specific Plan is the implementing ordinance
for this property; and
WHEREAS, the City Council of the City of Carlsbad has reviewed and considered a
Specific Plan Amendment {SP 181{H)) for the Carlsbad Airport Centre Specific Plan; and
WHEREAS, the amendment to change Lot 12 on Figure 7 of the Carlsbad Airport
Centre Specific Plan Land Use Plan to an "Area 2" land use designation will allow with the approval
of a conditional use permit industrial support uses, business and professional uses, and certain
retail uses supporting the business park as listed in the Specific Plan; and
WHEREAS, hotels are listed as a permitted use in "Area 2" of the Carlsbad Airport
Centre Specific Plan with the approval of a conditional use permit pursuant Chapter 21.42 of the
Carlsbad Municipal Code; and
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2 WHEREAS, after procedures in accordance with requirements of law, the City Council
3 has determined that the public interest indicates that said Specific Plan Amendment {SP 181{H)) be
4 approved.
NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows that:
1. The above recitations are true and correct.
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2. That the Specific Plan SP 181(H), on file in the Planning Division, and incorporated
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herein by reference, is adopted. The Carlsbad Airport Centre Specific Plan (SP 181(H)) shall
constitute the zoning for the property and all development of the property shall conform to the
Specific Plan.
3. That the Carlsbad Airport Centre Specific Plan (SP 181(G)), as amended by Specific Plan
Amendment SP 181(H), dated June 1, 2016, is approved.
,4. That Specific Plan Amendment (SP 181{H)) amends Figure 7 of the Carlsbad Airport
14 Centre Specific Plan, as shown on the attached "Exhibit SP 181(H)".
15 5. That the findings and conditions of the Planning Commission in Planning
16 Commission Resolution No. 7170 shall also constitute the findings and conditions of the City
17 Council.
18 EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and
19 the city clerk shall certify the adoption of this ordinance'and cause the full text of the ordinance or a
20 summary of the ordinance prepared by the City Attorney to be published at least once in a newspaper
21 of general circulation in the City of Carlsbad within fifteen days after its adoption.
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INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on
the 12th day of July, 2016, and thereafter.
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PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad
____ , 2016, by the following vote, to wit: on the __ day of
AYES:
NOES:
ABSENT:
! APPROVED AS TO FORM AND LEGALITY:
CELIA A. BREWER, City Attorney
MATI HALL, Mayor
ATIEST:
BARBARA ENGLESON, City Clerk
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Exhibit "SP 181(H}"
CARLSBAD AIRPORT CENTRE SPECIFIC PLAN
PROPOSED SPECIFIC PLAN AMENDMENT
SP 181(H)
Proposed Page Revision
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(.,J
0
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Howes Weiler &Associates
LAND USE PLANNING AND ENGINEERING
FIGURE 7
CARLSBAD AIRPORT CENTRE
SPECIFIC PLAN 181 (H)
LAND USE PLAN
CITY OF CARLSBAD
LEGEND
1§1 AREA2
D AREA 1
~
/
\
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RESOLUTION NO. 2016-149
A RESOLUTION ON THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. CUP 15-
06 TO ALLOW A 142-ROOM BUSINESS HOTEL ON A 3.8 ACRE
PREVIOUSLY GRADED IN-FILL SITE GENERALLY LOCATED NORTH OF
PALOMAR AIRPORT ROAD, SOUTH OF WRIGHT PLACE AND EAST OF
PALOMAR OAKS WAY ON LOT 12 OF THE CARLSBAD AIRPORT
CENTRE SPECIFIC PLAN IN LOCAL FACILITIES MANAGEMENT ZONE
5.
CASE NAME: HOME2 CARLSBAD SUITES
CASE NO.: CUP 15-06
The City Council of the City of Carlsbad, California, does hereby resolve as follows:
WHEREAS, pursuant to the provisions of the Municipal Code, the Planning
Commission did, on June 1, 2016, hold a duly noticed public hearing as prescribed by law to
consider Conditional Use Permit No. CUP 15-06, as referenced in Planning Commission
Resolution No. 7171; and the Planning Commission adopted Planning Commission Resolution No.
7171 recommending to the City Council that it be approved; and
WHEREAS, the City Council of the City of Carlsbad, held a duly noticed public
hearing to consider said Conditional Use Permit; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, the City Council considered all factors
relating to the Conditional Use Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the City Council of the City of
Carlsbad, California as follows:
1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the approval of
Conditional Use Permit No. CUP 15-06, is approved, and that the findings and conditions of the
Item#11-AB#22,348 July 12, 2016 Page 9 of 121
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Planning Commission contained in Planning Commission Resolution No. 7171 on file with the City
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Clerk and incorporated herein by reference, are the findings and conditions of the City Council.
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4 3. This action is final the date this resolution is adopted by the City Council.
5 The Provisions of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review"
6 shall apply:
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"NOTICE TO APPLICANT"
The time within which judicial review of this decision must be sought is governed
by Code of Civil Procedure, Section 1094.6, which has been made applicable in the City of
Carlsbad by Carlsbad Municipal Code Chapter 1.16. Any petition or other paper seeking review
must be filed in the appropriate court not later than the ninetieth day following the date on which
this decision becomes final; however, if within ten days after the decision becomes final a request
for the record is filed with a deposit in an amount sufficient to cover the estimated cost or
preparation of such record, the time within which such petition may be filed in court is extended
to not later than the thirtieth day following the date on which the record is either personally
delivered or mailed to the party, or his attorney of record, if he has one. A written request for
the preparation of the record of the proceedings shall be filed with the City Clerk, City of Carlsbad,
1200 Carlsbad Village Drive, Carlsbad, CA, 92008.
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PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
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Carlsbad on the 12th of July, 2016, by the following vote to wit:
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5 AYES: Hall, Wood, Schumacher, Blackburn, Packard.
6 NOES: None.
7 ABSENT: None.
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12 -~lli(b0t..~ BA RA ENGLESON, Clerk
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(SEAL)
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SITE MAP
McClellan-Palomar Airport
• N
NOT TO SCALE
Home2 Carlsbad Suites
SP 181 (H) I CUP 15-06
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PLANNING COMMISSION RESOLUTION NO. 7170
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE CARLSBAD AIRPORT CENTRE SPECIFIC PLAN (SP
181(H}} AMENDING LAND USE PLAN FIGURE 7 TO ADD AN "AREA 2" LAND
USE DESIGNATION OVER LOT 12 FOR PURPOSES OF ALLOWING WITH THE
APPROVAL OF A CONDITIONAL USE PERMIT A 142-ROOM BUSINESS
HOTEL ON A 3.8 ACRE PREVIOUSLY GRADED INFILL SITE GENERALLY
LOCATED NORTH OF PALOMAR Al PORT ROAD, SOUTH OF WRIGHT PLACE
AND EAST OF PALOMAR OAKS WAY IN LOCAL FACILITIES MANAGEMENT
ZONE 5.
CASE NAME: HOME2 CARLSBAD SUITES
CASE NO.: SP 181(H)
WHEREAS, Royal Hospitality Carlsbad, LLC, "Developer," has filed a verified application
with the City of Carlsbad regarding property owned by KSL Wright Place Office, LLC, "Owner," described
as
Lot 12 of Carlsbad Tract No. 84-46 Unit No. 1, in the City of Carlsbad,
County of San Diego, State of California, According to Map Thereof No.
11287, filed in the Office of the County Recorder. of San Diego County,
July 16, 1985
("the Property''); and
WHEREAS, said verified application constitutes a request for a Specific Plan Amendment,
on file in the Carlsbad Planning Division, SP 181(H) -HOME2 CARLSBAD SUITES as provided by
Government Code Section 65453; and
WHEREAS, the proposed SP 181(H) -HOME2 CARLSBAD SUITES is set forth and attached
in the draft City Council Ordinance, Exhibit "X" dated, June 1, 2016, and attached hereto; and
WHEREAS, the Planning Commission did, on June 1, 2016, hold a duly noticed public
hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and.
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the Specific Plan Amendment; and
WHEREAS, on December 20, 2010, the City Council approved SP 181(6), as described and
conditioned in Planning Commission Resolution No. 6718 and City Council Ordinance No. CS-114. Item#11-AB#22,348 July 12, 2016 Page 13 of 121
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NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of SP 181(H) -HOME2 CARLSBAD SUITES based on the
following findings and subject to the following conditions:
Findings:
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5.
6.
The proposed amendment as described by the Specific Plan Amendment (SP 181(H)}, is
consistent with the provisions of the General Plan in that the "Area 2" land use designation on
Lot 12 of the Carlsbad Airport Centre Specific Plan will allow for services and support uses in an
area designated Planned Industrial (Pl).
The proposed Specific Plan Amendment to change Lot 12 to an "Area 2" land use designation for
purposes of allowing with approval of a conditional use permit an extended stay business hotel
would not be detrimental to the public interest, health, safety, convenience, or welfare of the City
in that the Carlsbad Airport Centre Specific Plan SP 181(H) provides development standards and
regulations that are intended to promote a well-designed and compatible development within
the area identified as the Carlsbad Airport Centre Specific Plan; and development of Lot 12
requires compliance with these development standards and regulations.
That the Carlsbad Airport Centre Specific Plan will continue to be the controlling document for
properties located within the boundaries of the Specific Plan. It will continue to further the
objectives and policies of the General Plan and will not obstruct their attainment. The proposed
amendment to the Carlsbad Airport Centre Specific Plan is consistent with the intent and
purpose of the existing Specific Plan, which ensures that the planned industrial development
will conform to the community goals and values associated with the Planned Industrial (Pl)
General Plan Land Use designation.
That all necessary public facilities can be provided concurrent with need, and adequate provisions
have been provided to implement those portions of the capital improvement program applicable
to the subject property.
The City Planner has determined that the project is exempt from the provisions of CEQA, pursuant
to CEQA Guidelines Section 15061(8}(3) (General Rule), and the City of Carlsbad Municipal Code
Section 19.04.070(A)(l)(c) general rule exemptions, where it can be seen with certainty that
there is no possibility that the activity in question may have a significant effect on the
environment, in that the proposed amendment to the Specific Plan is similar to a minor zone
code amendment that does not lead to physical improvements beyond those that would
otherwise be typically exempted.
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
PC RESO NO. 7170 -2-Item#11-AB#22,348 July 12, 2016 Page 14 of 121
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Conditions:
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2.
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.If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the City's approval of this Specific Plan Amendment.
Staff is authorized and directed to make, or require Developer to make, all corrections and
modifications to the Specific Plan Amendment document(s) necessary to make them internally
consistent and in conformity with final action on the project. Development shall occur
substantially as shown in the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Specific Plan Amendment, (b) City's approval or
issuance of any permit or action, whether discretionary or nondiscretionary, in connection with
the use contemplated herein, and (c) Developer/Operator's installation and operation of the
facility permitted hereby, including without limitation, any and all liabilities arising from the
emission by the facility of electromagnetic fields or other energy waves or emissions. This
obligation survives until all legal proceedings have been concluded and continues even if the City's
approval is not validated.
Within one (1) month of this approval applicant shall submit to the City Planner a digital copy
and a camera-ready master copy of SP 181(H), in addition to the required number of bound
copies (i.e. 5 copies).
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NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date offlnal approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
8 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
9 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on June 1, 2016, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Anderson, Commissioners Black, Goyarts, L'Heureux,
Montgomery and Siekmann
Commissioner Segall
VELYN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
ATIEST:
DON NEU
City Planner
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ORDINANCE NO. __ _
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, ADOPTING AN AMENDMENT TO THE CARLSBAD
AIRPORT CENTRE SPECIFIC PLAN (SP 181(H}) AMENDING LAND USE
PLAN FIGURE 7 TO ADD AN "AREA 2" LAND USE DESIGNATION
OVER LOT 12 FOR PURPOSES OF ALLOWING WITH THE APPROVAL
OF A CONDITIONAL USE PERMIT A 142-ROOM BUSINESS HOTEL ON
A 3.8 ACRE PREVIOUSLY GRADED INFILL SITE GENERALLY LOCATED
NORTH OF PALOMAR AIPORT ROAD, SOUTH OF WRIGHT PLACE
AND EAST OF PALOMAR OAKS WAY IN LOCAL FACILITIES
MANAGEMENT ZONE 5.
CASE NAME:
CASE NO.:
HOME2 CARLSBAD SUITES
SP 181(H)
Exhibit "X"
June 1, 2016
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the Carlsbad Airport Centre Specific Plan (SP 181} was originally adopted
by City Council Ordinance No. 9635 on August 3, 1982 and has been amended several times and
contains the uses, development standards and design guidelines for the development of the
Specific Plan area; and
WHEREAS, the Carlsbad Airport Center Specific Plan is the implementing ordinance
for this property; and
WHEREAS, the City Council of the City of Carlsbad has reviewed and considered a
Specific Plan Amendment (SP 181(H)} for the Carlsbad Airport Centre Specific Plan; and
WHEREAS, the amendment to change Lot 12 on Figure 7 of the Carlsbad Airport
Centre Specific Plan Land Use Plan to an "Area 2" land use designation will allow with the approval
of a conditional use permit industrial support uses, business and professional uses, and certain
retail uses supporting the business park as listed in the Specific Plan; and
WHEREAS, hotels are listed as a permitted use in "Area 2" of the Carlsbad Airport
Centre Specific Plan with the approval of a conditional use permit pursuant Chapter 21.42 of the
Carlsbad Municipal Code; and
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2 WHEREAS, after procedures in accordance with requirements of law, the City Council
3 has determined that the public interest indicates that said Specific Plan Amendment (SP 181(H}) be
4 approved.
5 NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows that:
6
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1.
2.
The above recitations are true and correct.
That the Specific Plan SP 181(H}, on file in the Planning Division, and incorporated
8 herein by reference, is adopted. The Carlsbad Airport Centre Specific Plan (SP 181(H)} shall
9 constitute the zoning for the property and all development of the property shall conform to the
10 Specific Plan.
11 3. That the Carlsbad Airport Centre Specific Plan (SP 181(G)}, as amended by Specific Plan
12 Amendment SP 181(H), dated June 1, 2016, is approved.
13 4. That Specific Plan Amendment (SP 181(H}} amends Figure 7 of the Carlsbad Airport
14 Centre Specific Plan, as shown on the attached "Exhibit SP 181(H)".
15 5. That the findings and conditions of the Planning Commission in Planning
16 Commission Resolution No. 7170 shall also constitute the findings and conditions of the City
17 Council.
18 EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and
19 the city clerk shall certify the adoption of this ordinance and cause the full text of the ordinance or a
20 summary of the ordinance prepared by the City Attorney to be published at least once in a newspaper
21 of general circulation in the City of Carlsbad within fifteen days after its adoption.
22 //
23 //
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25 //
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the __ dayof
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INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on
_____ , 2016, and thereafter.
-3-
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2 PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad on the
3 day of ____ , 2016, by the following vote, to wit:
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AYES:
NOES:
ABSENT:
APPROVED AS TO FORM AND LEGALITY:
CELIA A. BREWER, City Attorney
-4-
MATI HALL, Mayor
ATIEST:
BARBARA ENGLESON, City Clerk
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Exhibit "SP 181H"
June 1, 2016
CARLSBAD AIRPORT CENTRE SPECIFIC PLAN
PROPOSED SPECIFIC PLAN AMENDMENT
SP 181(H)
Proposed Page Revision
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HowesWeHer ,; &Associates 0 '"s,,
LAND USE PLANNING AND ENGINEERING~
FIGURE 7
CARLSBAD AIRPORT CENTRE
SPECIFIC PLAN 181 (H)
LAND USE PLAN
CITY OF CARLSBAD
LEGEND m AREA2
D AREA1
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PLANNING COMMISSION RESOLUTION NO. 7171
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
CONDITIONAL USE PERMIT TO ALLOW A 142-ROOM BUSINESS HOTEL ON
A 3.8 ACRE PREVIOUSLY GRADED IN-FILL SITE GENERALLY LOCATED
NORTH OF PALOMAR AIRPORT ROAD, SOUTH OF WRIGHT PLACE AND
EAST OF PALOMAR OAKS WAY ON LOT 12 OF THE CARLSBAD AIRPORT
CENTRE SPECIFIC PLAN IN LOCAL FACILITIES MANAGEMENT ZONE 5
CASE NAME: HOME2 CARLSBAD SUITES
CASE NO.: CUP 15-06
WHEREAS, Royal Hospitality Carlsbad, LLC, "Developer," has filed a verified application
with the City of Carlsbad regarding property owned by KSL Wright Place Office, LLC, "Owner," described
as
Lot 12 of Carlsbad Tract No. 84-46 Unit No. 1, in the City of Carlsbad,
County of San Diego, State of California, According to Map Thereof No.
11287, filed in the Office of the County Recorder of San Diego County,
July 16, 1985
("the Property"); and
WHEREAS, said verified application constitutes a request for a Conditional Use Permit as
shown on Exhibit(s) "A" -"U" dated June 1, 2016, on file in the Planning Division, HOME2 CARLSBAD
SUITES-CUP 15-06, as provided by Chapter 21.42 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on June 1, 2016, hold a duly noticed public
hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the CUP.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of HOME2 CARLSBAD SUITES -CUP 15-06, based on the
following findings and subject to the following conditions:
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Findings:
1.
2.
3.
That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including, the Carlsbad
Airport Centre specific plan, in that the project site has a Planned Industrial (Pl) General Plan
Land Use Designation; and General Plan Land' Use Policy No. 2-P.29 for Industrial and Office
allows service and support uses in areas designated Planned Industrial (Pl), which include
commercial/retail uses, short-term lodging and other service uses that support planned
industrial areas of the city. The proposed business hotel is considered short-term lodging as
listed above and would support the surrounding planned industrial uses by supplying short-
term lodging to business travelers in very close proximity to major transportation. Consistent
with this policy, the Carlsbad Airport Centre Specific Plan provides an "Area 2" land use
designation for purposes of allowing certain retail uses supporting the business park as listed in
the Specific Plan. Hotels are listed as permitted uses in "Area 2" of the Specific Plan with the
approval of a conditional use permit. The hotel use is necessary and desirable for this location
in that the proposed hotel would be located within a very close proximity (1.4 miles) to the
McClellan-Palomar Airport's main terminal. Business travelers connecting from flights through
Los Angeles International Airport or private jet carriers would find access to and from the
proposed hotel very convenient. The hotel use would provide short-term lodging for business
people traveling into the area to do business within the Carlsbad Airport Centre Business Park
as well as those other nearby businesses and business parks located within the surrounding
area. Additionally, its location fronting directly along the Palomar Airport Road corridor
provides direct convenient access to other adjacent business parks, as well as local beaches,
dining, shopping ahd lEGOLAND California.
That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the proposed business hotel is designed
to meet or exceed the City's zoning development regulations as well as the Carlsbad Airport
Centre Specific Plan development standards and design guidelines; is architecturally compatible
with the surrounding industrial buildings, and is adequately designed and configured to
accommodate the operations of the proposed hotel use.
That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood, in
that with the exception of an approved 14 space parking. reduction, the proposed hotel is
designed to meet all required development standards of the P-M Zone and design guidelines of
the Carlsbad Airport Centre Specific Plan; the proposed three-story structure provides adequate
building and landscape setbacks; is designed with enclosed service areas to conceal trash
receptacles and storage of supplies; all roof-mounted mechanical equipment is appropriately
screened from public view; and the project is required to maintain the landscaping and other
site amenities so as to integrate the hotel use with the surrounding industrial office uses within
the surrounding business park.
4. That the street system serving the proposed use. is adequate to properly handle all traffic
generated by the proposed use, in that the 994 average daily vehicle trips, 80 AM peak hour trips
and 90 PM peak hour trips estimated to be generated by the proposed 142-room business hotel
do not exceed the level of service (LOS} thresholds for roadway and intersection conditions as
analyzed in the Darnell & Associates, Inc. focused traffic study that was prepared for the project
and dated February 18, 2016. The analysis of the Future Year 2035 and Future Year 2035 Plus
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5.
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Project intersection conditions found Palomar Airport Road/College Boulevard-Aviara Parkway
intersection to operate at LOS F with or without the project. Policy 3-P.10 of the General Plan
identifies this street section t.o be exempt from the vehicle LOS standards and therefore does
not require implementation of improvements to maintain the LOS standard outlined in General
Plan Policy 3-P.4. However, the addition of project traffic to the exempt street section does
require a Transportation Demand Management (TDM) ~trategy and a Transportation System
Management (TSM) strategy per General Plan Policy 3-P.11. To be consistent with General Plan
Policy 3-P.11, the project has been conditioned to provide a TDM strategy and contribute fees
towards a citywide TSM program, which together will assist in reducing reliance on single-
occupant automobiles and assist in achieving the city's livable streets vision.
The project is consistent with the adopted Airport Land Use Compatibility Plan for the McClellan-
Palomar Airport (ALUCP}, dated March-4, 2010, in that the San Diego County Regional Airport
Authority, Airport Land Use Commission (ALUC), i!'l a letter dated April 13, 2016, determined
that the proposed project is consistent with the ALUCP based upon the following facts:
a. The proposed project is located outside thP. 60 dB CNEL noise contour. The ALUCP
identifies all uses located outside the 60 dB CNEL noise contour as compatible with
airport uses;
b. The proposed project is in compliance with the ALUCP airspace protection surfaces
because a determination of no hazard to air navigation has been issued by the FAA;
c. The proposed project is located within Safety Zone 6. The ALUCP identifies lodging uses
located within Safety Zone 6 as compatible with airport uses; and
d. The proposed project is located within the overflight notification area. The ALUCP
requires recordation of an overflight notification only for new residential uses.
That the project is consistent with the City-Wide Facilities and Improvements Plan, the Local
Facilities Management Plan for Zone 5 and all City public facility policies and ordinances. The
project includes elements or has been conditioned to construct or provide funding to ensure that
all facilities and improvements regarding: sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
b. The Local Facilities Management fee for Zone 5 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
c. A growth management park fee of $0.40 per square foot of non-residential
development will be collected at the time of building permit issuance. This fee will be
used to construct recreational facilities to offset demand created by employees within
Local Facilities Management Zone 5.
That the project is consistent with the City's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
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8. That the City Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment, and it is
therefore categorically exempt from the requirement for the preparation of environmental
documents pursuant to Section 15332 -Infill' Development of the state CEQA Guidelines. In
making this determination, the City Planner has found that the exceptions listed in Section
15300.2 of the state CEQA Guidelines do not apply to this project.
9. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading
permit or building permit, whichever occurs first.
1. If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or. a successor in interest by the City's approval of this Conditional Use Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Conditional Use Permit documents, as necessary to make them internally
consistent and in conformity with the final action on the project. Development shall occur
substantially as shown on the approved Exhibits. Any proposed development, different from this
approval, shall require an amendment to this approval.
3. . Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
4. If any condition for construction of any public.improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be. suspended as provided in Government Code Section 66020. If any such
con'dition is determined to be invalid, this approval· shall· be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its. Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims. and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Conditional Use Permit, (b) City's approval or
issuance of any permit or action, whether discretionary or nondiscretionary, in connection with
the use contemplated herein, and (c) Developer/Operator's installation and operation of the
facility permitted hereby, including without limitation, any and all liabilities arising from the
emission by the facility of electromagnetic fields or other energy waves or emissions. This
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obligation survives until all legal proceedings have been concluded and continues even if tne City's
approval is not validated.
Developer shall submit to the City Planner a reproducible 24" x 36" mylar copy of the Site Plan
reflecting the conditions approved by the final decision-making body.
Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 5 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits, including, but not limited to the following:
a. A growth management park fee of $0.40 per square foot of non~residential
development will be collected at the time of building permit issuance. This fee will be
used to construct recreational facilities to offset demand created by employees within
Local Facilities Management Zone 17.
This approval is granted subject to the approval of SP 181(H) and is subject to all conditions
contained in Planning Commission Resolution No. 7170 for those other approvals incorporated
herein by reference.
This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy ..
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
5, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Conditional Use Permit by Resolution No. 7171 on the
property. Said Notice of Restriction shall note the property description, location of the file
containing complete project details and all conditions of approval as well as any conditions or
restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority
to execute and record an amendment to the notice which modifies or terminates said notice upon
a showing of good cause by the Developer or successor in interest.
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CUP 15-06 shall be reviewed by the City Planner annually to determine if all conditions of this
permit have been met and that the use does not have a substantial negative effect on surrounding
properties or the public health, safety and general welfare. If the City Planner determines that:
1) the Conditional Use Permit was obtained by fraud or misrepresentation; or 2) the use for which
such approval was granted is not being exercised; or 3) the Conditional Use Permit is being or
recently has been exercised contrary to any of the terms or conditions of approval or the
conditions of approval have not been met; or 4) the use for which such approval was granted has
ceased to exist or has been suspended for one year or more; or 5) the use is in violation of any
statute, ordinance, law or regulation; or 6) the use permitted by the Conditional Use Permit is
being or has been so exercised as to be detrimental to the public health, safety or welfare or so
as to constitute a nuisance, the City Planner shall recommend that the Planning Commission hold
a public hearing and after providing the permittee the opportunity to be heard, the Planning
Commission may revoke and terminate the Conditional Use Permit in whole or in part, reaffirm
the Conditional Use Permit, modify the conditions or impose new conditions.
This Conditional Use Permit is granted without an expiration date. This permit may be revoked at.
any time after a public hearing, if it is found that the use has a substantial detrimental effect on
surrounding land uses and the public's health and welfare, or the conditions imposed herein have
not been met.
Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the City's Landscape
Manual. Developer shall construct and install all landscaping and irrigation as shown on the
approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum
amount of water to the landscape for plant growth without causing soil erosion and runoff.
The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
' All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of
Community Development and Planning.
Developer shall construct trash receptacle and recycling. areas enclosed by a six-foot-high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code
Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure
shall be of similar colors and/or materials to the project to the satisfaction of the City Planner.
No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
22. Compact parking spaces shall be located in large groups, and in locations clearly marked to the
satisfaction of the City Planner.
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23.
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Prior to issuance of a building permjt, developer shall provide to the City Planner written
certification from the licensed project architect, that all greenhouse gas reduction measures
have been incorporated into the construction drawings as shown on the project exhibits and
further described within the lSA Greenhouse Gas Emission Analysis Technical Report dated
March 11, 2016.
Required onsite parking shall include a minimum of one (1) public charging station for electric
vehicles.
Engineering:
General·
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Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
Developer shall submit to the city planner, a reproducible 24" x 36", mylar copy of the site plan
and conceptual grading plan, preliminary utility plan reflecting the conditions approved by the
final decision making body. The reproducible shall be submitted to the city planner, reviewed and,
if acceptable, signed by the city's project engineer and project planner prior to submittal of the
building plans, or grading plans, whichever occurs first.
Developer shall include rain gutters on the building plans subject to the city engineer's review and
approval. Developer shall install rain gutters in accordance with said plans.
Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
Prior to issuance of any permits, the developer shall submit and attain approval from the city
engineer a Transportation Demand Management (TDM} Plan as the project is subject to
transportation demand management strategies that reduce the reliance on single-occupant
automobiles and assist in achieving the city's livable streets vision. The plan shall include
implementation approaches and timelines. Developer shall cause property owner to submit an
executed copy to the city engineer for recordation a city standard Transportation Demand
Management Implementation Agreement.
All technical studies (i.e. SWQMP, drainage studies, soils reports, etc.) are considered preliminary
during discretionary review and are subject to additional review and modification during final
design.
Fees/ Agreements
32. Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
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Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Developer shall cause property owner to submit an executed copy to the city engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement.
Prior to issuance of any permits, the developer shall enter into an agreement with the city to pay
the city's Transportation System Management Program and Transportation Demand
Management Program fees established as a result of_ the forthcoming Traffic Impact Fee
Update. The form and content of said agreement shall be to the ~atisfactio'n of the city engineer
and city attorney.
Grading
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Based upon a review of the proposed grading and the grading quantities shown on the tentative
map, a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports for city engineer review, post security and pay all applicable grading plan
review and permit fees per the city's latest fee schedule.
Developer shall comply with the city's stormwater regulations, latest version, and shall implement
best management practices at all times. Best management practices include but are not limited
to pollution control practices or devices, erosion control to prevent silt runoff during construction,
general housekeeping practices, pollution prevention and educational practices, maintenance
procedures, and other management practices or devices to prevent or reduce the discharge of
pollutants to stormwater, receiving water or stormwater conveyance system to the maximum
extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a
Notice of Intent from the State Water Resources Control Board.
Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall
submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER
3 SWPPP shall comply with current requirements and provisions established by the San Diego
Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall
identify and incorporate measures to reduce storm water pollutant runoff during.construction of
the-project to the maximum extent practicable; Developer shall pay all applicable SWPPP plan
review and inspection fees per the city's latest fee schedule.
This project is subject to 'Priority Development Project' requirements. Developer shall prepare
and process a Storm Water Quality· Management Plan (SWQMP), subject to city engineer
approval, to comply with the .Carlsbad BMP Design Manual latest Version. The final SWQMP
required by this condition shall be reviewed and approved by the city engineer with final grading
plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's
latest fee schedule.
Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, treatment control
BMP, applicable hydromodification measures, and Low Impact Design (LID} facilities.
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Dedications/Improvements
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Developer shall design all proposed public improvements including but not limited to, driveway,
pedestrian ramps, sidewalk, water services/meters,. etc. as shown on the site plan. These
improvements shall be shown on one ofthe following, subject to city engineer approval:
a. Grading plans processed in conjunction with this project; or
b. Construction Revision to an existing record public improvement drawing
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right~of-way.
Developer shall design the private drainage systems, as shown on the tentative map to the
satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
,and inspection fees for private drainage systems.
Developer shall design the on-site fire service, as shown on the site plan, to the satisfaction of the
Fire Marshal.
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right-of-way.
Developer shall design, and obtain approval from the city engineer, the structural section for the
access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area. Prior to completion of grading, the final structural pavement design of
the access aisles shall be submitted together with required R-value soil test information subject
to the review and approval of the city engineer.
Utilities
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Developer shall meet with the fire marshal to determine fire protection measures (fire services,
fire flows, fire hydrants and building sprinklers) required to serve the project.
Developer shall design and agree to construct public facilities within minimum 20-foot wide
easements granted to the district or the City of Carlsbad. At the discretion of the district or city
engineer, wider easements may be required for adequate maintenance, access arid/or joint utility
purposes.
Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for
connection to public facilities.
The developer shall design landscape and irrigation plans utilizing recycled water as a source and
prepare and submit a colored recycled water use map to the Planning Department for processing
and approval by the district engineer.
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Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
The developer shall agree to install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be refle.cted on public improvement plans.
Code Reminders:
Note: The project is subject to all applicable provisions of local ordinances, including but not limited to
the following code requirements:
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Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
.floor area contained in the staff report and shown on the tentative map are for planning purposes
only.
.Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 5 as required by Carlsbad Municipal Code Section 21.90.050.
Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the California Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the City's Sign Ordinance and shall require review and approval of the City Planner prior to
installation of such signs.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest
26 them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
27 Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
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You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
2 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
3 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on June 1, 2016 by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Anderson, Commissioners Black, Goyarts, L'Heureux,
Montgomery and Siekmann
Commissioner Segall
VELYN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
ATIEST:
~yt
DON NEU
City Planner
PC RESO NO. 7171 -12-Item#11-AB#22,348 July 12, 2016 Page 35 of 121
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ltemNo. G)
P.C. AGENDA OF: June 1, 2016
Application complete date: N/A
Project Planner: Jason Goff
Project Engineer: Tecla Levy
SUBJECT: SP 181(H)/CUP 15-06 -HOME2 CARLSBAD SUITES -Request for a recommendation of
approval for a Specific Plan Amendment and Conditional Use Permit to allow a 142-room
business hotel on a 3.8 acre previously graded infill site generally located north of Palomar
Airport Road, south of Wright Place and east of Palomar Oaks Way on Lot 12 of the
Carlsbad Airport Centre Specific Plan in Local Facilities Management Zone 5. The City
Planner has determined that the project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment,
and it is therefore exempt from the requirement for the preparation of environmental
documents pursuant to CEQA Guidelines Section 15061(8)(3) (General Rule) and Section
15332 (In-fill Development Projects).
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 7170 and 7171
RECOMMENDING APPROVAL of Specific Plan Amendment SP 181(H) and Conditional Use Permit CUP 15-
06, based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The proposed project is located on a 3.8 acre parcel located along Wright Place, bounded by Palomar
Airport Road to the south and Palomar Oaks Way to the west. More specifically, the site consists of Lot
12, a previously graded development pad located within the Carlsbad Airport Centre Specific Plan (CACSP).
The CACSP is a comprehensively planned industrial/business park that is generally sandwiched between
the McClellan-Palomar Airport to the north, Palomar Airport Road to the south, and the Carlsbad
Municipal Golf Course to the west (see Attachment No. 3). The business park contains a mixture of
industrial, research and development, professional office, commercial and open space type uses. The
original Specific Plan (SP 181) was adopted in 1982 and has since been revised several times over the years
to reflect changing uses, development patterns and regulatory standards. The CACSP originally contained
333 acres of land when first approved in 1982; however, the most recent amendment (SP 181(G)) in 2010
reduced its size by 118 acres when the City of Carlsbad acquired Phase 3 of the Specific Plan to be
developed as a portion of the Carlsbad Municipal Golf Course. Table "A" below includes the General Plan
designations, zoning and current land uses of the project site and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (Pl) Planned Industrial (P-Vacant, graded pad
M)
North Planned Industrial {Pl) Planned Industrial (P-Business/Professional Office
M)
South Planned Industrial (Pl) Planned Industrial (P-· Fairfield Inn & Suites
M)
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TABLE A (CONTINUED)
Location General Plan Designation Zoning
East Planned Industrial (Pl) Planned Industrial (P-
M)
West Planned Industrial (Pl) Planned Industrial (P-
M)
Current Land Use
Business/Professional Office
Business/Professional Office
In addition to the above, the CACSP includes its own Land Use Plan (Figure 7), which further assigns an
"Area 1" or "Area 2" designation over various lots within the specific plan. Area 1 is designated for light
and medium industrial uses, research and development uses, industrial support and service uses, and
business anp professional office uses. Area 2 is designated for industrial support uses, business and
professional uses, and certain retail uses supporting the business park. Similar to the underlying P-M
zoning, the "Area 2" designation conditionally permits hotels pursuant to Chapter 21.42 of the Carlsbad
Municipal Code (C.M.C.). Lot 12 is presently designated as an "Area 1" land use within the CACSP.
The applicant is requesting to change Lot 12 from "Area 1" to an "Area 2" designation in order to develop
a 142-room, three-story extended-stay business hotel. A market study has been included (see Attachment
No. 9) to describe the market environment and demonstrate the viability of a business hotel use on Lot
12.
The proposed business hotel, a 142 hotel rooms Home2 Suites by Hilton, is 86,886 square feet in total
floor area and will also include a small meeting room (420 square feet approx.), an exercise room (950 sq.
ft. approx.), a large lobby area with registration and a small breakfast lounge. The hotel is sited in the
center of the lot with 158 parking spaces oriented along the periphery. The hotel is accessed from a single
entrance off of Wright Place. The main entrance into the hotel faces Wright Place and includes a separate
drive-under porte cochere for passenger pick-up and drop-off. The hotel footprint is oriented around a
landscaped courtyard that includes a pool with sun deck surrounded by a fenced enclosure, patio seating
area with fire pit and a small play area. The hotel is three stories tall (35 feet roof peak/44'-8" architectural
towers) and includes a modern industrial architectural style that is designed to blend with the
industrial/office buildings predominating the CACSP business park. The building provides architectural
variation through a variety of paint colors, material changes (i.e., painted stucco, corrugated metal, glass
and natural finished aluminum accent bands), and incorporation of projected and recessed building
elements that help to create plane changes along the building edges. Overall, the design elements
incorporate a variety of accent features to improve the visual aspects of the proposed project, including
textured materials, building accent features and varying roof heights to break up the massing of the
building. All roof equipment and outdoor storage areas will be screened from Palomar Airport Road and
surrounding properties through architectural parapets, tower features, on-site landscaping (proposed and
existing), and building orientation.
As recommended, approval of the hotel use on Lot 12 of the CACSP requires City Council approval of a
Specific Plan Amendment and Conditional Use Permit. The proposed changes to the CACSP is shown on
the Figure 7 -Land Use Plan attached to the draft City Council ordinance as "Exhibit SP 181(H)". The
proposed changes to this exhibit include the addition of an "Area 2" cross-hatch over Lot 12, previously
shown as "Area 1".
III. ANALYSIS
The project is subject to the following plans, ordinances and standards:
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A. Planned Industrial (Pl) General Plan Land Use Designation;
B. Carlsbad .Airport Centre Specific Plan and Planned Industrial (P-M) Zone (Chapter 21.3·4 of the
Carlsbad Municipal Code)
C. Title 21 of the Carlsbad Municipal Code (Zoning Ordinance)
1. Chapter 21.42 -Conditional Use Permits
2. Chapter 21.44 -Parking
D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and
E. Growth Management
The recommendation for approval for this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above regulations
is discussed in detail in the following sections.
A. General Plan
The project site has a Planned Industrial (Pl) General Plan Land Use Designation; and General Plan
Land Use Policy No. 2-P.29 for Industrial and Office allows service and support uses in areas
designated Planned Industrial (Pl}, which include commercial/retail uses, short-term lodging and
other service uses that support planned industrial areas of the city. The proposed business hotel is
considered short-term lodging as listed above and would therefore support the surrounding planned
industrial uses by' supplying short-term lodging to business travelers in very close proximity to major
transportation. Consistent with this policy,·the Carlsbad Airport Centre Specific Plan (CACSP) provides
an "Area 2" land use designation for purposes of allowing certain retail uses supporting the business
park as listed in the Specific Plan. Hotels are listed as permitted uses in "Area 2" of the Specific Plan
with the approval of a conditional use permit. The hotel use is necessary and desirable forth is location
in that the proposed hotel would be located within a very close proximity (1.4 miles) to the McClellan-
Palomar Airport's main terminal. Business travelers connecting from flights through Los Angeles
International Airport or private jet carriers would find access to and from the proposed hotel very
convenient. The hotel use would provide short-term lodging for business people traveling into the
area to do business within the Carlsbad Airport Centre Business Park as well as those other nearby
businesses and business parks located within the surrounding area. Additionally, its location fronting
directly along the Palomar Airport Road corridor provides direct convenient access to other'adjacent
business parks, as well as local beaches, dining, shopping and LEGOLAND California.
Moreover, the CACSP was found to comply with the various elements and objectives of the General
Plan .. The project is in conformance with the Specific Plan, and therefore is also in compliance with
the General Plan.
B. Carlsbad Airport Centre Specific Plan {SP 181} and the Planned Industrial (P-M) Zone (Chapter 21.34
of the Carlsbad Municipal Code}
The Carlsbad Airport Centre Specific Plan (CACSP) presently lists all the uses that are permitted within
the boundaries of the Specific Plan. The,permitted uses are listed under either an "Area 1" or "Area
2" designation with their specific area locations depicted on Figure 7 (pg. 30) of the CACSP. Area 2
lots as depicted in Figure 7 are identified by a cross-hatch pattern covering the lot. Area 1 in the
CACSP is designated for light and medium industrial uses, research and development uses, industrial
support and service uses, and business and professional office uses, while Area 2 is designated for
industrial support uses, business and professional uses, and certain retail uses supporting the business
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park. Each of the above includes a list of specific uses allowed within each area. Similar to and
consistent with the underlying P-M zoning, the "Area 211 designation conditionally permits hotels
pursuant to Chapter 21.42 of the Carlsbad Municipal Code (C.M.c.).
The propo.sed Specific Plan Amendment (SP 181(H)) is requesting to change Lot 12 on Figure 7 from
an "Area 1" designation to an "Area 2" designation for purposes of allowing a hotel use subject to the
approval of a Conditional Use Permit (CUP) in accordance with the provisions of C.M.C. Chapter 21.42.
By formally amending the CACSP to allow for the re-designation oflot 12 to an "Area 2" designation
and requiring a CUP for the proposed hotel use, compatibility with other uses in the Specific Plan can
be addressed and compliance with all provisions and standards of the Specific Plan can be ensured.
Table "B11 below provides a summary of the previol)s amendments to the CACSP:
TABLE B -CARLSBAD AIRPORT CENTRE SPECIFIC PLAN AMENDMENTS
Amend. No. Ord. No. Approval Date Description
SP-181 9635 August 3, 1982 Original SP approval
SP-181(A) NS-178 October 22, 1991 Reduce total amount of land designated for
commercial uses and reassign the locations of
commercially designated (Area 2) lots to periphery
of SP; text amendments and clarifications to
architectural guidelines.
SP-181(B) NS-458 October 13, 1998 Allow hotels, motels, theaters, and other
commercial uses in the park with conditional use
-permit.
SP-18l(C) NS-571 March 6, 2001 Amend parking, sign and graphic requirements
SP-181(D) Withdrawn N/A N/A
SP-181(E) Withdrawn N/A N/A
SP-181(F) NS-855 August 14, 2007 Addition of Educational facilities, other
SP-181{G) CS-114 December 20, 2010 Removal of Phase 3 (Area 3) for the development
of the Carlsbad Municipal Golf Course
Worth discussing is SP 181(.8,) adopted by City Council Ordinance No. NS-178 on October 22, 1991. SP
181(A) revised the designation/location of various lots within the Specific Plan resulting in a reduction
in the total number of "Area 2" lots and acreages. The purpose of this early amendment was to 1)
increase the amount of "Area 1" lots, which at the time were viewed as more marketable, and 2)
refocus the commercial uses to the perimeter of the park. A total of five lots_ located within the
interior of the business park (Lots 18, 43, 44, 45, and 49) were changed from an "Area 2" designation
to an "Area 1" designation; and conversely Lot 29 was changed from an "Area 1" designation to an
"Area 2" designation and is today developed as a parking lot. Commercial uses intended to serve the
business park were originally distributed throughout the interior of the park. The staff report for SP
181(A) discussed how the relocation of commercial lots to the periphery of the park would result in
the attraction of users from both inside and outside the business park. As it stands today, all three of
the remaining "Area i1' lots have been fully developed. Lots 1 and a portion of Lot 28 have been
developed with "Area 1" uses (professional office buildings), while Lot 29 is developed as a parking
lot for the McClellan-Palomar Airport. In summary, the proposed re-designation of Lot 12 to an "Area
2" designation along the periphery of the CACSP would be consistent with original findings espoused
in SP 181(A) and would not constitute an increase in "Area 2" uses or acreages beyond those originally
considered by the Specific Plan.
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In addition to the above, the proposed hotel project is subject to the General Development Standards
of the CACSP and the underlying Planned Industrial (P-M) Zone development standards where
specifically deferred to by the Specific Plan. Project compliance with these development standards
are summarized in Tables "C" and "D" below:
TABLE C-CARLSBAD AIRPORT CENTER SPECIFIC PLAN DEVELOMENT STANDARDS
Standard Required Proposed Comply
Setbacks: 50 ft. (fully landscaped) >50 ft. (fully landscape and irrigated) Yes
Palomar Airport
Road
Setbacks: . 30 ft. (structures) ~so ft. (Hotel Structure) Yes
Wright Place 10 ft. (paving/curbing) >10 ft. (paving/curbing)(fully
3 ft. tall max. (walls) landscaped)
3 ft. tall max (each retaining wall)
Setbacks: 30 ft. (fully landscaped) ~30 ft. (fully landscaped) Yes
Palomar Oaks Way
Setbacks: 10 ft. (fully landscaped) >10 ft. (fully landscaped) Yes
Interior Side
Parking Lot Trees One (1) tree per five (5) 44 trees Yes
parking stalls.
158 + 5 = 32 trees)
Building Site 15% min. 45% Yes
Landscaping
TABLED -PLANNED INDUSTRIAL (P-M) ZONE DEVELOPMENT STANDARDS
Standard Required Proposed Comply
Lot Area 1 acre min. 3.8 acres Yes
Building Height 35 ft. max. and 3 levels 35 ft. max. to peak of roof/3 stories tall Yes
Allowed height Parapets/Arch. Towers::::; 44'-8"
protrusions: 45 ft. max.
Lot Coverage 50% max. 17% Yes
Landscaping of 10% min 12% Yes
Parking Areas
C. Zoning
1. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code)
The proposed hotel project is a use which is allowed in both "Area 2" of the Carlsbad Airport
Centre Specific Plan and the underlying Planned Industrial (P-M) zoning, subject to a Conditional
Use Permit (CUP) and those specific provisions outlined in Section 21.42.140.8.80 of the Carlsbad
Municipal Code (C.M.c.). C.M.C. Chapter 21.42 requires four findings be made in order to approve
a CUP. All of these findings can be made for this project as discussed below:
a. That the requested use is necessary or desirable for the development of the community,
and is in harmony with the various elements and objectives of the general plan, including,
the Carlsbad Airport Centre specific plan, in that the project site has a Planned Industrial (Pl)
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General Plan Land Use Designation; and General Plan Land Use Policy No. 2-P.29 for Industrial
and Office allows service and support uses.in areas designated Planned Industrial (Pl), which
include commercial/retail uses, short-term lodging and other service uses that support
planned industrial areas of the city. The proposed business hotel is considered short-term
lodging as listed above and would support the surrounding planned industrial uses by
supplying short-term lodging to business travelers in very close proximity to major
transportation. Consistent with this policy, the Carlsbad Airport Centre Specific Plan provides
an "Area 2" land use designation for purposes of allowing certain retail uses supporting the
business park as listed in the Specific Plan. Hotels are listed as permitted uses in "Area 2" of
the Specific Plan with the approval of a conditional use permit. The hotel use is necessary and
desirable for this location in that the proposed .hotel would be located within a very close
proximity (1.4 miles) to the McClellan-Palomar Airport's main terminal. Business travelers
connecting from flights through Los Angeles International Airport or private jet carriers would
find access to and from the proposed hotel very convenient. The hotel use would provide
short-term lodging for business people traveling into the area to do business within the
Carlsbad Airport Centre Business Park as well as those other nearby businesses and business
parks located within the surrounding area. Additionally, its location fronting directly along
the Palomar Airport Road corridor provides direct convenient access to other adjacent
business parks, as well as local beaches, dining, shopping and LEGOLAND California.
b. That the requested use is not detrimental to existing uses or to uses specifically permitted
in the zone in which the proposed use is to be located in that the proposed business hotel is
designed to meet or exceed the City's zoning development regulations as well as the Carlsbad
Airport Centre Specific Plan development standards and design guidelines; is architecturally
compatible with the surrounding industrial buildings, and is adequately designed and
configured to accommodate the operations of the proposed hotel use.
c. That the site for the proposed conditional use is adequate in size and shape to
accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas,
landscaping and other development features prescribed in this code and required by the
City Planner, planning commission or city council, in order to integrate the use with other
uses in the neighborhood, in that with the exception of an approved 14 space parking
reduction, the proposed hotel is designed to meet all required development standards of the
P-M Zone and design guidelines of the Carlsbad Airport Centre Specific Plan; the proposed
three-story structure provides adequate building and landscape setbacks; is designed with
enclosed service areas to conceal trash receptacles and storage of supplies; all roof-mounted
mechanical equipment is appropriately screened from public view; and the project is required
to maintain the landscaping and other site amenities so as to integrate the hotel use with the
surrounding industrial office uses within the surrounding business park.
d. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the 994 average daily vehicle trips, 80 AM peak hour
trips and 90 PM peak hour trips estimated to be generated by the proposed 142-room
business hotel do not exceed the level of service (LOS) thresholds for roadway and
intersection conditions as analyzed in the Darnell & Associates, Inc. focused traffic study that
was prepared for the project and dated February 18, 2016. The analysis of the Future Year
2035 and Future Year 2035 Plus Project intersection conditions found Palomar Airport
Road/College Boulevard-Aviara Parkway intersection to operate at LOS F with or without the
project. Policy 3-P .10 of the General Plan identifies this street section to be exempt from the
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vehicle LOS standards and therefore does not require implementation of improvements to
maintain the LOS standard outlined in General Plan Policy 3-P.4. However, the addition of
project traffic to the exempt street section does require a Transportation Demand
Management (TDM) strategy and a Transportation System Management (TSM) strategy per
General Plan Policy 3-P.11. To be consistent with General Plan Policy 3-P.11, the project has
been conditioned to provide a TDM strategy and contribute fees towards a citywide TSM
program, which together will assist in reducing reliance on single-occupant automobiles and
assist in achieving the city's livable streets vision.
C.M.C. Section 21.42.140.B.80 states that any CUP application for a hotel or motel shall
include architectural theme, colored elevations and a site plan. The applicant has submitted
all plans as part of their applications. The CUP standards contained within C.M.C. Section
21.42.140.B.80 are only applicable to those hotels that are located adjacent to residentially
zoned properties. Since the site is not adjacent to a residential zone, none of these standards
apply. The findings to approve a CUP within Area 2 of the CACSP and the underlying P-M Zone
can be made.
2. Parking (Chapter 21.44 of the Carlsbad Municipal Code)
The proposed hotel will have 142 rooms. Pursuant to the Parking Ordinance, Section 21.44.020-
Table A of the Carlsbad Municipal Code (C.M.C.), the required number of parking spaces for a
hotel is .1.2 spaces per room, or 171 spaces (142 x 1.2 = 171) for this project. The applicant is
proposing a parking reduction per C.M.C. Section 21.44.040.B, which states that the City Planner
may modify the required parking standards where it can be demonstrated that adequate parking
will be provided and the modification will not adversely affect the neighborhood or the site design
or circulation.
The applicant is proposing 1.1 parking spaces per room instead of the required 1.2 parking spaces
per room, which would result in a 14 space reduction, or a total of 157 spaces required. The
applicant has submitted a parking study to the City Planner that has been prepared by a registered
traffic engineer (Darnell & Associates, Inc., dated March 3, 2016) demonstrating that the
proposed business hotel with 158 parking spaces proposed is more than adequate to handle the
proposed use. Since the project includes only one small (420 square foot) meeting room in
keeping with a typical business hotel, the City Planner finds the 'reduction to 157 spaces is. more
than adequate for a 142 room business hotel and that the reduction to 1.1 spaces per room can
therefore be found consistent with City's standards based on the evidence presented.
D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility
Plan (ALUCP). The ALUCP was adopted on March 4, 2010 and all projects within its boundary are required
to be reviewed for consistency with its goals and policies. In accordance with the ALUCP, the project was
submitted to the Airport Land Use Commission (ALUC) for a determination of consistency with the ALUCP.
On April 13, 2016, the ALCU determined the proposed project to be consistent with the ALUCP based
upon the following:
1. The proposed project is located outside the 60 dB CNEL noise contour. The ALUCP identifies all
uses located outside the 60 dB CNEL noise contour as compatible with airport uses;
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2. The proposed project is in compliance with the ALUCP airspace protection surfaces because a
determination of no hazard to air navigation has been issued by the FAA;
3. The proposed project is located within Safety Zone 6. The ALUCP identifies lodging uses located
within Safety Zone 6 as compatible with airport uses; and
4. The proposed project is located within the overflight notification area. The ALUCP requires
recordation of an overflight notification only for new residential uses.
E. Growth Management {Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities
Management Zone 5
The proposed project is located within Local Facilities Management Zone 5 in the northwest quadrant of
the City. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table "E" below.
TABLE E -GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLY
City Administration N/A N/A
Library N/A N/A
Waste Water Treatment 146 EDU Yes
Parks Zone 5 in-lieu fee Yes
Drainage 2.59 CFS/Drainage Basin "C" Yes
Circulation 994ADT Yes
Fire District No. 5 Yes
Open Space N/A N/A
Schools N/A N/A
Sewer Collection System 146 EDU Yes
Water 16,000 GPD Yes
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project is e,sempt from the provisions of CEQA, pursuant to
CEQA Guidelines Section 15061(8){3) (General Rule) and Section 15332 (In-fill Development Projects). A
Notice of Exemption will be filed by the City Planner upon project approval.
ATIACHMENTS:
1. Planning Commission Resolution No. 7170 (SP 181H)
2. Planning Commission Resolution No. 7171 (CUP 15-06)
3. Location Map
4. Disclosure Statement
5. Letter of Support, Premier Jet Center, May 2, 2016
6. Letter of Support, Galuppo & Blake, April 18, 2016
7. Letter of Support, Visit Carlsbad, March 25, 2016
8. Letter of Support, Lee & Associates, March 25, 2016
9. Market Study, Kallenberger Jones & Co (Executive Summary, Oct. 2015 & Phase 1, July 2015)
10. Reduced Exhibits
11. Full Size Exhibits "A" -"U" dated June 1, 2016.
Item#11-AB#22,348 July 12, 2016 Page 43 of 121
SITE MAP
McClellan-Palomar Airport
• N
NOT TO SCALE
Home2 Carlsbad Suites
SP 181(H)/CUP 15-06
Item#11-AB#22,348 July 12, 2016 Page 44 of 121
-
l_ Cicyof
Carlsbad
DISCLOSURE STATEMENT
P-1(A}
Development Services
Planning Division
1635 Faraday Avenue
(760} 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City CounciJ or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, distript or. otfter political subdivision or any other group or combination acting as a unit"
Agents may sign this document; however, the legal name and entity of the applicant and property owner
· must be provioed below. ·
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses Qf ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. . (A
separate page may be attached if necessary.)
Person Koong Cho Corp/Part Royal Hospitality Carlsbad, LLC
Title President , Title
~~~~~~~~~~~~~~
Address P.O. Box 3872, Rancho Santa Fe, CA 92067 Address P.O. Box 3872, Rancho Santa Fe, CA 92067
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Corp/Part KSL Wright Place Office, LLC
Title ~~~~~--~~~~~~~-
Address _________ _ Address 5790 Fleet Street #300
Carlsbad, CA 92008
Page 1 of2 Revised 07/10 Item#11-AB#22,348 July 12, 2016 Page 45 of 121
3. NON-PROFIT ORGANIZA TJON OR TRUST
If any person identified pursuant to ( 1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust '-----------Title Title _____________ _
Address ___________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes IV"'I No If yes, please indicate person(s): __________ --,-
NOTE: Attach additional sheets if necessary.
Koong Cho
Print or type name of owner Print or type name of applicant
Mike Howes
Print or type name of owner/applicant's agent
P-i (A) Page 2 of 2 Revised 07/10 Item#11-AB#22,348 July 12, 2016 Page 46 of 121
Mr. Don Neu
City of Carlsbad Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008
Mr. Neu
Marc LaChance
Premier Jet Center
2100 Palomar Airport Road, Suite 209
Carlsbad, California 92011
We have been informed with Mr. Cho's planned development of the 4 acre site located at 1901 Wright
Place near Palomar Airport Road and Palomar Oaks Way in Carlsbad, California. The area is home to
many business offices and corporate suites which support and utilize our jet services here at Premier Jet
Center at Palomar Airport.
A completed development project for "Homes2 Suites by Hilton" win be a huge asset to the community.
The plans for the project include a 142 room, 3-story hotel with amenities catered to business travelers
and available to tourists. Tourism is one of the largest economic drivers here, in north San Diego County.
Building a hotel at this location will not only be great for the Palomar Airport and immediate area, yet will
expand Carlsbad and North San Dfego County's economy as I'm sure Mr. Cho's marketlng study has
confirmed. Additionafly, because of the business model of "Homes2 Suites by Hilton", which wlil provide
business travelers the opportunity for extended stays, [t arso serves a huge need of the surrounding
businesses with traveling executives.
This project will benefit the city of Carlsbad by bringing in revenue through visitor spending and allowing
focal businesses the opportunity to invite executives to their ''home". As a local business, we are in full
support of the plan to develop the site located at 1901 Wright Place into "Homes2 Suites by Hilton".
Please contact me with any questions. Thank you.
ft/fa
Marc Lachance
Development Partner
Item#11-AB#22,348 July 12, 2016 Page 47 of 121
Sent via E-mail and U.S. Mail
planning@carlsbadca.gov
M:r. Donald Neu
City Planner
April 18, 2016
CITY OF CARLSBAD PLANNING DEPARTMENT
1635Faraday Avenue
Carlsbad, CA 92008
Re: LETTER OF SUPPORT FORPRO~CT SP00181H (CUP 15006)
Property: 1901 Wright Place
Carlsbad, CA
(APN: 2121-091-13)
Project Application#~ SP00181H (CUP 15006)
Title of Project: Homes2 Suites by Hilton
Dear :Mr. Neu:
Cnrlshad
Los Angcks
Phoeoi:-:
As a sixteen (16) year business owner in the conu:iltmity, we are in support of project SP00181H
(CUP 15006) ("Project"). As currently planned, we understand that the Project will be a 142 room~ 3-
stoty hotel, with amenities catered to business. travelers and available to tourists. The Project will provide
economic and social benefits to the City of Carlsbad, the community, and businesses both in and outside
the City.
Since the Project is located on an infill parcel ( as shown on the enclosed Google Maps picture) in
an almost built-out business park, on a cul-de-sac, and adjacent to very busy streets (near Palomar Airport
Road and Palomar Oaks Way), there shm;ild be minor (if any) unmitigated envfronmental impacts. With
Palomar Airport in close proximity, the area has many surrounding business offices, and corp01·ate suites,
which suppo1t an:d will utilize the services the hotel will offer.
A completed development project of this type (i.e., "Homes2 Suites by Hilton") will be a huge
asset to the community. This hotel wottld generate additional "TOT" dollars for the City, create
employment, add to the "tax base", and create more tourist/visitor revenues.
I appreciate your attention and positive response to this letter of support. Thank you.
cc: Mr. Jason Goff
.'7<J.'Ci \TL\VA Y J,rlAD.:JU1Tli itl2
[) ]i)
Sincerely,
GALUPPO &BLAKE
w Corpoi·ation
~ '-4r--·
. LOUIS A. GAL 0, ES~/
C;\RL':Bi\D.CIILll'Ol<.Nlf\ 1120/l<J fl. 760 .u, -l5 75 F. 71,u 13 I Item#11-AB#22,348 July 12, 2016 Page 48 of 121
Item#11-AB#22,348 July 12, 2016 Page 49 of 121
March 25, 2016
Mr. Don Neu, Planning Manager
City Of Carlsbad Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008
RE: 1901 Wright Place I Site Development
Dear Mr. Neu,
I am writing this letter in support of the planned development of the four acre site located at 1901 Wright
Place near Palomar Airport Road and Palomar Oaks Way in Carlsbad, California. The area is home to
many business offices and corporate suites.
We feel that the development project for "Homes2 Suites by Hilton" will be a huge asset to the community.
The plans for the project include a 142 room, three-story hotel with amenities catered to business travelers
and available to tourists.
Tourism is one of the largest economic drivers here in Carlsbad and San Diego County. Carlsbad hosts
nearly 3.5 million visitors each year who spend on average $328 per person during their visit. Last year
the City of Carlsbad collected $19 million in transient occupancy tax.
Building a hotel in this space will expand Carlsbad's hotel inventory and increase revenues to the city's
general fund. Additionally, because of the business model of"Homes2 Suites by Hilton", which will provide
business travelers the opportunity for extended stays, it also caters to the needs of the surrounding
businesses with traveling executives.
This project will benefit the City of Carlsbad by increasing revenue through visitor spending and allowing
local businesses the opportunity to invite executives to their "home". As the promoter of tourism, we are
in full support of the plan to develop the site located at 1901 Wright Place into "Homes2 Suites by Hilton".
Please contact me with any questions.
Sincerely,
Sam Ross
Executive Director
400 Carlsbad Village Dri'-(e
Carlsbad, California 92008 · Item#11-AB#22,348 July 12, 2016 Page 50 of 121
LEE&
ASSOCIATES~'
COMMERCIAL REAL ESTATE SERVICES
March 25, 2016
Mr. Don Neu, Planning Manager
City Of Carlsbad Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008
RE: 1901 Wright Place I Site Development
Dear Mr. Neu,
1900 Wright Place, Suite 200, Carlsbad, CA 92008
T 760.929.9700 F 760.929.9977
I am writing this letter as a local business which will be impacted by the planned development of the 4 acre site
located at 1901 Wright Place near Palomar Airport Road and Palomar Oaks Way in Carlsbad, California. The
area is home to many business offices and corporate suites.
We feel that the development project for "Homes2 Suites by Hilton" will be a huge asset to the community. The
plans for the project include a 142 room, 3-story hotel with amenities catered to business travelers and available
to tourists. Tourism is one of the largest economic drivers here, in San Diego County. According to the San
Diego Tourism Authority, San Diego hosts almost 34 million visitors each year. Those visitors spend nearly $9.9
billion annually, which translates to a regional economic impact of over $16 billion dollars. Building a hotel in
this space will expand Carlsbad's opportunity to cash-in on this major economic driver. Additionally, because
of the business model of "Homes2 Suites by Hilton", which will provide business travelers the opportunity for
extended stays, it also caters to the needs of the surrounding businesses with traveling executives.
This project will benefit the city of Carlsbad by bringing in revenue through visitor spending and allowing local
businesses the opportunity to invite executives to their "home". As a local business, we are in full support of the
plan to develop the site located at 1901 Wright Place into "Homes2 Suites by Hilton".
Please contact me with any questions.
Sincerely,
Lee & Associates Commercial Real Estate Services -North San Diego County, Inc.
David Howard
President
CalBRE Lie# 01189400
No warranty or representation is made to the accuracy of the foregoing information. Terms of sale1 lease, and availability are subject to change or withdrawal without notice. Item#11-AB#22,348 July 12, 2016 Page 51 of 121
CITY FILE NO. CUP 15-06
Home2 Suites by Hilton Carlsbad
, planning consultant: landscape architect: . civil engineer: , architect: owner:
(.)
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ProJectNumb,er
764
Cover Sheet
I Howes Weiler and Associates j ROHLA ---t-::1 Omega Land Surveying, Inc. TRobert F. Tuttle Architec_t_, l_n_c_. +--j -R-oy_a_l_H_o_sp-i-ta-lity_C_a_rl-s-ba_d_,-L-LC
I 2888 Loker Avenue East IR. Dale Hadfield 4340 Viewridge Ave., Suite B j 33533 Pebble Brook Circle 6560 Poco Lago, P.O. Box 3072 ,>----~--,____,
I Suite 217 j 949 367 9275 I San Diego, CA 92123 1 Temecula, CA 92592 I Rancho Santa Fe, CA 92067
I
Carlsbad, CA 92010 I dale@rdhla.com Andrew Kann I Bob Tuttle I Koong Cho
760 929 2288 I I 858 634 8620 j 9513025444 ] 858 2131371
1 '
1 robert.tuttle@ arch.com koongc@c mcast.net A-0
Item#11-AB#22,348 July 12, 2016 Page 52 of 121
LOT 12 OF CARLSBAD TRACT NO. 81-46 UNIT NO. 1, IN THE
CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, ACCORDING TO MAP THEREOF NO. 112~7.
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO, COUNTY, JULY 16, 1985.
' Keynote Legend l~L Keynote Te~"-----~
4"THICK CONCRETE WALK OR DECK WITH LIGHT BROOM ANIS~ PROVIDE CONTROL JOINTS PER DETAILS I
4"THICK STAMPED COLORED CONCRETE. PROVIDE CONT~
~~T~UR8. GUTTER. siDEWALKANoAoomoNAL PAVING AT STREET. I ~~~~~L:;~~~:AILS ---~
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. ___ PER CONDITION
NO. OF PLANNING COMMISSION
RESOLUTION NO.
PLANNING DIVISION ENGINEERING DMSION
Wright Place
IEX!SmGO.OKTllEE ,PROTtCltlPl>.CE,SEEI.ANDSClil'E
!Pl.ANS
---------·--·1 -1r
jij i,i I
Palomar A~~ort Road
setback line
property line
i q
' '
CITY FILE NO. CUP 15-06
APN:
ADDRESS: 1901 Wright Place, Carlsbad, CA
GENERAL PLAN LAND
USE DESIGNATION: P I {PLANNED INDUSTRIAL)
ZONE: P·M {PLANNED INDUSTRIAL)
CURRENT USE: VACANT
TOTAL SITE AREA: 167,629 S.F. {3.848 ACRES)
TOTAL BUILDING GROUND FLOOR AREA: 28,951
BUILDING COVERAGE: 17%
MAX. LOT COVERAGE: {PER ALUCP TABLE 111-2) 50%
TOTAL PARKING AREA: 50,559 S.F. (30%)
LANDSCAPED AREA AT PARKING: 6,021 S.F. {12%)
~.11'1:_!_0% OF PARKING AREA= 5,103 S.F.)
TOT AL LANDSCAPED AREA: 75,051 S.F. (45%)
TOT AL HARDSCAPED AREA:
{SIDEWALKS AND PATIO) 7,8528.F. {4.7%)
TOTAL POOL&
PLAYGROUND AREA: 3,094 S.F. (1.8%)
AVERAGE DAILY TRAFFIC: 994 ADT
PROPOSED WATER DEMAND: 16,000 gallons per day
PROPOSED SEWER GENERATION: 146 EDU
OCCUPANCY TYPE:
CONSTRUCTION TYPE: V-A {FULLY SPRINKLERED)
ALLOWABLE BLDG. HEIGHT {PER 21.34.070): 35'-0"
ALLOWABLE HEIGHT PROTRUSIONS
{PER 21.46.020): 45'-0''
PROPOSED BUILDING HEIGHT: 3 STORIES 35'-0" TOP OF ROOF
37'-0" TYP. PARAPET
44'-10" TOP OF TOWER
TOT AL BUILDING AREA {gross)
TOTAL BUILDING AREA (occupancy)
NO. OF GUESTROOMS:
PARKING SUMMARY:
STANDARD: (8'-6" x 20'-0")
COMPACT: (8'-0" X 15'-0") (20%)
HANDICAP: {9'-0" X 18'-0")
TOTAL PARKING PROVIDED:
WATER DISTRICT:
SEWER DISTRICT:
CARLSBAD UNIFIED SCHOOL DISTRICT 6225 EL CAMINO REAL
CARLSBAD, CA 92009
NO,C
86,886 S.F.
83,691 S.F.
142
121 SPACES
31 SPACES
6 SPACES
THE FLOOR AREA RATIO ON SHEET A•1 [S CALCULATED BASED UPON THE RENT ABLE AREA OF 1HE BUILDING, WHICH IS THE SAME AS THE OCCUPANCY AREA. THIS AREA IS CALCULATED USING THE INTERIOR FACE OF THE OUTSIDE WALL AND REPRESENTS THE ACTUAL HABITBLE AREA OF THE BUILDING.
AtlOI\A-GSAAPWl!lneli'ATE!llll APPEAUlOHEll.e:JlCOOSlll11fEOll-AI. ANOUNPIJ&US!lEOWOMOfTHE ARC!!ITT[CTANOW.YNOTaEDUNJCJ,:rw. USEDORDISClOSEDW!n!OUTWIIITTEN ca,mENTOFARC~ITTCT
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ProJ&ctNumber
764
Site Plan
Item#11-AB#22,348 July 12, 2016 Page 53 of 121
CITY FILE NO. CUP 15-06
ProJ .. ctNumbet
764
Site Plan existing
conditions
Set Date
Mar 30, 2016
" il_~~~~~~~~~~~~~~_J_~~~~~~~~~~~~~~L_L_~~~~~~~~~~~~~~_J_~~~~~~~~~~~~~~__J~~~~~~~~~~~~~GJJ~c,:::::l=:=:=:=:=:~slt~e~p~la~n=+~ba~c§~~ro~u~ndE:.1.~__!~~~-~~~~_J
Item#11-AB#22,348 July 12, 2016 Page 54 of 121
~ II "' ;; 5 ~ ~ LEVEL 2 -occupancy groups ~ IHP:1~ Occupancy Group Legend Os Occupancy Group Legend OR-1 OR-1 NOTE THE GROSS AREA OF THE BUILDING 15 USED TO CALCULATE TI-IE TOTAL AREA OF THE BUILDING FOR CONSTRUCTION PURPOSES. ITIS CACULATEO SY MEASURING TO TI-IE OUTSIDE FACE OF THE EXTERIOR WALL OF THE BUILDING. I_ B}Ji1dirrg3rea!>l_Floor {G~s-outside face of wall) j I Level , Area : Perimeter i Occupancy Group Legend Os OR-1 CITY FILE NO. CUP 15-06 "" "" []] LEVEL 1 -occupancy '.groups NOTE THE R.OORAREARATTO ON SHEET A•1 ISCALCULATEDBASED UPON1'HE RENTABLEAAEAOFTHE BUILDING, WHICH IS THE SAME AS THE OCCUPANCY AREA THIS AREA JS CALCULATED USING THE INTERIOR FACE OF THE OUTSIDE WALL AND REPRESENTS THE ACTUAL HABITBLE AREA OF THE BUILDING. iBuikiliig Area by Floor ( occupancy inside face of wall) I , -. -• Level Occ_~~~§"~_e_ Area 149SF 1,371 SF "C co ..c ti) ;:: CO m (.) E " C ~ o 0 ~ i I~ >, il ...c ~ en ~ Q) :E SI Cl) b N ~ Q) E 0 I (.) ....I~ ....I 8 -SI ~ ·~ ~~ -0 ffl t (.) ~ >,Jl - 0
== "fi co iii :!: a:: C. 6 ti) il' 0 _, :c g _a. co :il >,m 0 <o 0:: ProJeetNumber 764 Occupancy Plans ·--·4BOSF 820 SF 1 Mar 30, 2016 A-2 400 SF R-1 947 SF ~f::l_t?.· 1 Description I Date I 9,905 SF LEVEL 1 ! R-1 9,135 SF • v~• ~..... :a R-1 --r-·--27,~ ' LEVEL2 B i 360 SF t=== LEVEL21 s I 3~ 3 27,969 SF c-=--i.EVEL3f s 360 SF I LEVEL3 I s 391 SF LEVEL3j R-1 27,216 SFI 27,967 SF 83,691 SF 'f I [JJ] LEVEL 3 -occupancy groups A 3 Q I A-3 1/16":,1',-0" -Item#11-AB#22,348July 12, 2016 Page 55 of 121
CITY FILE NO. CUP 15-06
Room Countb e and floor
Name i Count Level Department
Grand total: 142
-~-rLEvEL 1 Guest Room
··!LEVEL 1 Guest Room
1 LEVEL 1 Guest Room I
LEVEL 1 Guest Room
LEVEL 1 Guest Room I
LEVEL 1 Guest Room
First Floor Square Footage: Gross Area: 28,951 s.f.
Rentable: 27,755 s.f.
G""en Housg Gas Measures to lmpk,menl
1. Enhancedmsu1a~on,R-191nlllllls,R-381nattlc.
2, ModesllyEnhaneedWindow[nsulallon(0.4U.factor.0.32SHGC)
3. EnhancedCoo1Roof(CRRCRated0.2agedsolarrenectanee,0.75therma
omlltaneo)
4. ModestOuctlnsula~on{R-6)
5. High Efficiency HVAC (EER 15"2% AFUE or8.5 HSPF}
6. HlghEfficloneyWaterHeater(0.72EnergyFactor)
7. Hl!lhEff,cleneyllghts(50%oflrwmltfnduresarehlgheffieacy)
8. starCommercfa1Refrigorator
9. EnergyStuCommercfa1DlshWasher
10.EnergystarCommerctalClothMWashlng
11.0nlyMoffilratev.aterusmgplants
12.Lowpreelpftatlonsprayheads<.75"perhour<ltdrlplnigation
13.Weatherbasedlrrlgatlonconl!Olsystemscomblned>Mthdnp1rrlgatlon
(demonslrate20reduesdwaeruse)
14.Aeoycled1M1terconnection(purpteplp,,Jtolrrlgationsystemonslte,
15.WaterEfficientShowarhaads(2.0gpm)
16.WaterElflelentTollet!ill.lr!nals(1.5gpm)
17.WaterEffi<:lentfauceG(1.28gprn)
18.WalerEfficientd;,;hv.ashern(20%,,...mrsavmg,;)
19.Wa!etEf!iclentlaundry(15%v.ater'Mlvings)
:1.0.PubnccharglngstaUonforusebyan&leclncwhlcla
21.So[arReadyRoof
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764
First Floor Plan
Set Date
Mar 30, 2016
Item#11-AB#22,348 July 12, 2016 Page 56 of 121
CITY FILE NO. CUP 15-06
Second Floor Square Footage:
Gross Area: 28,967 s.f.
Rentable: 27,969 s.f.
"O () ro w
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764
I Second Floor Plan
Set Date
Mar 30, 2016 ~
" ~
-
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@ !
II!J LEVEL2 A-5 " ' :;
Item#11-AB#22,348 July 12, 2016 Page 57 of 121
01awn Ely Author 1/6"= 1'-0"
Home2 Suites by Hilton Carlsbad
1901 Wright Place, Carlsbad, California
Royal Hospitality Carlsbad, LLC
6560 Poco Lago, Rancho Santa Fe, California 92067 Item#11-AB#22,348 July 12, 2016 Page 58 of 121
FM DATUM
N.W.CORNER
39'-11" from finish grade
FAA 2016-AWP-980-0E
FM DATUM
HIGHPOINT
(N.W. CORNER TOWER)
44'-8" from finish grade
FAA 2016-AWP-981..0E
T.O. BEACON
44'...0" A.F.F.
FAA DATUM
S.W.CORNER
41'-11" from finish grade
FAA 2016-AWP-1005-0E
T.O. WALL
39'-3" A.F.F.
==" 11,~-T.O. WALL41'-3" A.F.F.
'-•--il-!Ht--LIGHTED BEACON TOWER
FM DATUM
N. CORNER
CITY FILE NO. CUP 15-06
'~~;;;;;~~~~~~~~42~C~11~"~rro~m~fi:tn~is!h:gr:•d:•~~~~~~~~~~~~~ffi) ~ FAA 2016-AWP-1007-0E
,,.__+--"---T.O. WALL 42'-3" A.F.F.
FAA DATUM
N.E. CORNER
37'-8" from finish grade
FAA 2016-AWP-984-0E
ELEVATOR OVER-RU!
ROOF DRAIN AND OVERFLOW DRAIN /
ELEVATOR
OVER-RUN lb T.O. WALL 39'-3" A.F.F.
T.O. WALL
37'-0" A.F.F.
r--------------, I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I
b lt
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ROOF RIDGE
1"------T.O. WALL
37'-0" A.F.F.
34'-2" AF.F. ----•HII
b lt
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;ii w CL ~
~---l+ll---MECHANICAL CONDENSORS
SCREENED BY PARAPET WALL
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Roof Plan
Set Date
Mar 30, 2016
Item#11-AB#22,348 July 12, 2016 Page 59 of 121
FAA DATUM
N. CORNER
42'-11"
FAA DATUM N.W. CORNER
39'-11" from finish grade
FAA 2016-AWP-980-0E
lTOPOFFLATROOF
FAA DATUM
S.W.CORNER
FAA DATUM
HIGHPOINT
~--------N.W. CORNER TOWER
/ 41'-11" from finish grade
1
r FAA 2016-AWP-1005-0E
+------+----,~-1----1-,
FAA DATUM
N.E.CORNER
37'-8" from finish grade
FAA 2016-AWP-984-0E
TOP OF FLAT ROOF l
,.
FAA DATUM
N. CORNER
42' -11"from finish grade~ FAA 2016-AWP-1007-0E
' ...
FAA DATUM S.E. CORNER 38' -11" from finish grade
FAA 2016-AWP-1006-0E
FAA DATUM CITY FILE NO. CUP 15-06 r s.w. CORNER
41' -11" from finish grade
FAA 2016-AWP-1005-0E
!"
TOP OF FLAT ROOF
KEEP: STUCCO RED COLOR MATCH DUNN EDWARDS DE 6090 , 'WESTERN RED" l :~~~!!~~~/~%~~E~~~~i~~~N~~::RHDS OE 6372~
'1..ACEVElL'' -·----·--j REVEAL+ BAND STUCCO YELLOW MATCH BENJAMIN MOORE '
39B FLOWER POWER
GLASS CROWN: WHITE TRANSLUCENT GLASS IN ALUMINUM FRAME: INTERNALLY LIT COLOR DUNN EDWARDS DEW 370 ''DISTANT CLOUD''
P-TOWER 1: STUCCO GRAY COLOR MATCH DUNN EDWARDS DET 628"C!-IARCOALSKETCH"
TOWER 2: STUCCO BROWN COLOR MATcHDUNNEDWARDS DET 695 "GRANGE HALL"
R • PLANTER. . CMU WAI.L WITH TILE LARGE FORM,\T: KERLJTE BUXY AND CONCRETE CAP
Note: Bui!dingFinlshFl<>nrelevatonis169.a5.
FAA DATUM
HIGHPOINT
FAA DATUM Finish grad9 at the buldingvaries. Highest finish grade noted an the Civil N.W. CORNER f,~;~~;~~~-g Grading Plan, SheetC-3 ls 169.8, er 1/4 afan inch belcwthe
N.W. CORNER TOWER
44' -8" from finish grade
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(168.23)andscuthaaste<>mers(168.13)are1'-8'belowlhaflnlshftccr.
Forpractjcalpurposes,theave139afinl•hgradels10"belowtherinlshllocr. andlssonoledonthebulfdlngelavatlons.
Existing Grade: Exlstinggradelsshomontheelevationsllithaheavydashedlina.
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Mar 30, 2016
Item#11-AB#22,348 July 12, 2016 Page 60 of 121
~ TIJBE STEEL FRAME-PAINTED
~ ITUBESTEELFRAME-PAINTED I '0'" I WJTHCORRUGATEDMETALROOFlNG
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ACCENT BANO: PUNCHED ALUMINUM NATURAL FINISH :
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~ Section Viewto Lobby at Courtyard
-TUBE STEB.. FRAME-PAINTED
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set Date
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Item#11-AB#22,348 July 12, 2016 Page 61 of 121
TOPOFFLATROOFl t ~ [a . Section View at Courtyard Ea~~.~~~~ ---~~ NISHGw~: []J] A-io Section View at Courtyard West Wing ~ Keynote Legend '" Value Ke11:.0111Text SUPPORT: tiLE.tARGE FbRMAt kERUtE BiJXV NciSEtfE}lA.TIJRAL FINISH CORE: CORROGATED METAL: PAINT FINISH, MATCH DUNN EDWARDS ;;i:~iw:~COLOR MATCHDUNNEDWAR000ETS~! LINK: STUCCO REP COLOR MATCH DUNN EDWARDS DE 6090 'WESTERN RED"
I ~~rr:~~g~ED COLOR MATCH DUNN EDWARDS DE 6090 -1 ACCENT BAND: PUNCHED ALUMINUM NATURAL FINISH ! ~CE~~~[} WHITE COLOR MATCH DUNNEDWARDSD~ ~~~+= STUCCOYELLOWMATCHBENJAMINMOORE:398 I GLASS CROWN: WHITE TRANSLUCENT GLA.$S"iNAillM!Nl/M FRAME: INTERNALLY LIT OOLOR DUNN EDWARDS DEW 370 "DISTANT CLOUD" ~~~ DOORS AND FRAMES: DUNN EOWAR0S-OET 620 'BARN'l'VOOD TOWER 1: STUCCO GRAY COLOR MATCH DUNN EDWARDS DET 628 ~~~~~~~~~~~ WITH
TILE LARGE FORMAT: KERLITEeuxv AND I OONCRETECAP GLASS WAU..: 1" THICKTEMPEREDCLEARGLASS SOUNDISEClJRI~ WALL "C (ti .0 (/) -.::: m .!l! {.) E ., C: ~ O 0 ..., "" I~ >. ~-.0 ~ "' £ (I) :c :!: .gi :::, ;;: Cl) 0 N ~ (I) E 0 J: {.) ....J ,_ ....J :g • Si "C • <ti E ..c g (/),. -o ca it (..) ~ >,$ ~£ (ti " :t::: ~ a. 0-(/) g, 0 _, :::c g mg >-"' 0"' 0::: ProJ&ctNumbet 764 Building Elevations Mar 30, 2016 ~ j 3 Section at Porte Cochere A-1 0 A-10 3116"-1'-0'' Item#11-AB#22,348July 12, 2016 Page 62 of 121
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TITLE SHEET
Sat Date
February 25, 2015
No. Description Date
C-1
Item#11-AB#22,348 July 12, 2016 Page 63 of 121
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Item#11-AB#22,348 July 12, 2016 Page 65 of 121
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a' 4340 VIEIVRIDGE A VE. SUITE B 'i, 6560 Paco Lago, Rancho Santa Fe, California 92067 SAN DIEGO. CALIFORNIA 92123 !j • PH:(858) 634-.8620 FAX:(858) 634-8627 Item#11-AB#22,348July 12, 2016 Page 66 of 121
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Home2 Suites by Hilton Carlsbad
Wright Place. Carlsbad, California
Royal Hospitality Carlsbad, LLC
6560 Paco Lago, Rancho Santa Fe. California 92067
R.Dill HADFIELD
~All DSCAH
lilCHITlCT Item#11-AB#22,348July 12, 2016 Page 68 of 121
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Item#11-AB#22,348 July 12, 2016 Page 72 of 121
EXECUTIVE SUMMARY
PRELIMINARY MARKET STUDY:
A PROPOSED HOME2 SUITES
IN CARLSBAD, CALIFORNIA
HOME
Prepared for:
Royal Hospitality Carlsbad, LLC
P.O Box 3872
6560 Poco Lago
Rancho Santa Fe, CA 92067
October 2015
KALLENBERGER JONES & CO.
Item#11-AB#22,348 July 12, 2016 Page 73 of 121
KALLENBERGER JONES & CO.
245 Fischer Avenue, Suite A-7 • Costa Mesa, California 92626 • tel (714) 433-2020
October 12, 2015
Mr. Koong Cho
Royal Hospitality Carlsbad, LLC
P.0Box3872
6560 Poco Lago
Rancho Santa Fe, CA 92067
Dear Mr. Koong Cho:
The accompanying report presents an executive summary that contains a recap of our research and
analysis of the potential market support for a proposed 146-room Home2 Suites hotel in Carlsbad,
California. Included herein are analyses of the site, the local hotel market, and the market position of
the proposed hotel. These analyses contribute to estimates of its occupancy and average room rate.
This executive summary is for your use in evaluating the market potential of the proposed hotel. Its
use and interpretation is subject to the restrictions set forth in all engagement letters for the consulting
services that we provide you. This executive summary is based on our fieldwork and analysis
undertaken in June 2015.
We have enjoyed working with you and we would be pleased to assist you in the interpretation and
application of our findings.
Yours very truly,
Mark Kallenberger, ISHC
Item#11-AB#22,348 July 12, 2016 Page 74 of 121
INTRODUCTION
Background
Royal Hospitality Carlsbad, LLC has proposed the development of a Home2 Suites by Hilton hotel on a
site located northeast of the intersection of Palomar Airport Road and Palomar Oaks Way in Carlsbad,
California. This hotel is hereinafter referred to as the Proposed Hotel. As part of the development
process, Kallenberger Jones & Co. was engaged to prepare a study of the potential market demand for this
hotel in support of a forecast of its occupancies and average room rates.
The Scope of the Assignment
The scope of the assignment included the following key tasks:
Site Evaluation. An evaluation of the proposed site in terms of access, traffic levels, visibility,
ambience, relationship to demand generators, and other relevant factors to determine how the
location is likely to affect the market appeal of the Proposed Hotel.
Area Review. An analysis of the relevant general economic and tourism conditions in the region
as they relate to hotel demand at the proposed site.
Competitive Supply. An assessment of the hotels which are likely to be the primary competitors
of the Proposed Hotel.
Market Demand. An analysis and forecast of demand patterns in the defined competitive
market, including market segmentation, seasonality, timing and unsatisfied demand.
Market Penetration Analysis. An assessment of the prospective market position of the
Proposed Hotel, including analyses of its relative market appeal, which would incorporate
assumed strategies of franchise affiliation, quality of development, room rates, services and
amenities.
Estimated Occupancy and Average Rate. A forecast by market segment of the occupancy and
average daily rate attainable by the Proposed Hotel in its first five years of operation.
Use Restrictions
This report and the contents thereof do not constitute a recommendation that might affect a decision
whether or not to finance or invest in the Proposed Home2 Suites. Any such decision is the sole
responsibility of any such financier or investor. Moreover, the scope of the assignment did not include a
comprehensive assessment of the feasibility of the project, which would require an analysis of its
projected financial performance and development costs.
This executive summary is based on our fieldwork and analysis undertaken in June 2015.
Item#11-AB#22,348 July 12, 2016 Page 75 of 121
SITE EVALUATION
Location
The site of the Proposed Hotel ("Hotel Site") is located in Carlsbad, which is a coastal city in northern
San Diego County. It is approximately 35 miles north of San Diego and 3 miles east of the Pacific Ocean
and its beaches. The neighboring cities include Oceanside to the north, Vista to the northeast, San Marcos
to the east, and Leucadia and Encinitas to the south.
The Hotel Site is approximately two miles east oflnterstate 5 (I-5), which runs in a north/south direction
and is the major coastal route in the western United States. State Route 78 (SR-78), which is a short
freeway that extends from Oceanside to Escondido and passes through the cities of Vista and San Marcos,
is located roundly 6 miles north of the Hotel Site.
Palomar Airport Road is a major thoroughfare in the region. It is lined with business parks, retail centers,
and other major commercial and residential developments. The terrain in much of this region consists of
gently rolling hills.
Neighborhood
McClellan-Palomar Airport ("Palomar Airport"), which is located two blocks southwest of the Hotel Site,
is surrounded by business parks. The Hotel Site is near these and other generators of demand for hotel
rooms, as shown in the aerial photo below. (The Hotel Site is outlined in red.)
The Hotel Site is situated northeast of the intersection of Palomar Airport Road and Palomar Oaks Way.
The business parks near the Hotel Site are largely developed, as shown in the previous aerial photo.
Other business parks that are located farther east of Palomar Airport in Carlsbad and Vista have more
vacant pads that are suitable for industrial and office development.
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Item#11-AB#22,348 July 12, 2016 Page 76 of 121
The Hotel Site is approximately three miles east of the sandy beaches of Carlsbad and 1.6 miles southeast
of the Legoland theme park. These two tourist attractions generate significant demand for the local
hotels. Residential land uses line many of the secondary streets in the neighborhood, especially in areas
located south of the Hotel Site. The Carlsbad Premium Outlets shopping center, which has 90 stores in
289,000 square feet, is located just northeast of the intersection of I-5 and Palomar Airport Road, and
various small shopping centers line Palomar Airport Road within a few miles of the Hotel Site.
Access and Visibility
Air Access. The driving distance from the Hotel Site to the main terminal of Palomar Airport is
only 1.4 miles. Therefore, arriving air passengers would find access to and from the Proposed Hotel to be
very convenient.
Surface Access. The Proposed Hotel would be located two miles east of I-5, which would
somewhat limit its appeal to "impulse customers" on long-haul trips. However, many of the local hotels
are located a similar or greater distance from I-5, and their customers often make reservations and/or are
seldom dissuaded by the off-freeway locations of these existing hotels.
Visibility. The Proposed Hotel would be readily visible from Palomar Airport Road.
Relationship to Demand Generators
At present, the most prominent generators of demand for hotel rooms in the vicinity of the Hotel Site are
the many office and industrial tenants that populate the surrounding business parks. Other major demand
generators are presented in the following table.
MAJOR DEMAND GENERA TORS
Demand Generator
Various business parks
McClellan-Palomar Airport
Legoland theme park
Carlsbad Premium Outlets
Flower Fields
Interstate 5
Carlsbad beaches
SoCal Sports Complex
Source: Google Maps
Distance from Hotel Site
abutting to 5 miles
1.4 miles
1.6 miles
1.8 miles
1.9 miles
2.0 miles
3 miles
10 miles
Direction
all directions
west
west
west
west
west
west
north
These demand generators will be described in greater detail in the Area Review section on the following
pages.
Conclusion
The Hotel Site is well-suited to the development of the Proposed Hotel due primarily to its location in the
midst of significant existing and planned office and industrial development and to its proximity to
Palomar Airport. Also, local beaches and the Legoland theme park, which generate significant demand
for hotel rooms, are within a few miles of the Hotel Site.
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Item#11-AB#22,348 July 12, 2016 Page 77 of 121
AREA REVIEW
The Proposed Hotel should attract most of its customers from businesses located in the cities of Carlsbad,
Vista, and San Marcos. Therefore, the analysis in this section focuses on this trade area.
Employment Trends
As with most of California, the job market in Carlsbad has improved in recent years, as evidenced by
recent trends in employment and unemployment rates in Carlsbad, Vista, and San Marcos, which are
presented in the table below.
.·
LOCAL EMPLOYMENT TRENDS
Carlsbad Vista San Marcos
Year Employment Change Unemp. Rate Employment Change Unemp. Rate Employment Change Unemp. Rate
2008 45,700 3.9% 45,000 6.7% 28,900 6.0%
2009 44,200 -3.3% 6.4% 43,400 -3.6% 10.7% 27,900 -3.5% 9.6%
2010 46,600 5.4% 9.8% 38,300 -11.8% 9.6% 34,100 22.2% 8.5%
2011 47,200 1.3% 9.4% 38,700 1.0% 9.2% 34,500 1.2% 8.2%
2012 48,400 2.5% 8.3% 39,700 2.6% 8.2% 35,400 2.6% 7.2%
2013 49,100 1.4% 7.1% 40,300 1.5% 6.9% 36,000 1.7% 6.1%
2014 49,900 1.6% 5.8% 40,900 1.5% 5.7% 36,500 1.4% 5.0%
2015 June 51,300 2.8% 4.5% 42,100 2.9% 4.4% 37,500 2.7% 3.9%
Source: Galifornia 8nployment Development Department
As indicated in this table, the unemployment rate in Carlsbad increased from 3.9 percent in 2008 to 9.8
percent in 2010, but has declined every year since, and it was 4.5 percent in June 2015. Unemployment
rates in Vista and San Marcos exhibited similar patterns.
Business Clusters
The economy of the North County area is dominated by the office and industrial development in the
business parks that surround McClellan-Palomar Airport ("Palomar Airport".) The major industry
clusters in this area include biotechnology, information and communications, eco-technology, sports
equipment manufacturing, and apparel manufacturing. Major tourism attractions are in Carlsbad,
including beaches, the Legoland theme park, and attractive flower fields. Also, the North County area
benefits from the established tourism flow to San Diego. Characteristics of the major business clusters
are presented in the following table.
TOP BUSINESS CLUSTERS IN CARLSBAD
Em12lol(ees Establishments Growth (2012-2014) Average Earnings
Hospitality and tourism 14,776 151 13% $25,469
Life sciences 6,546 155 9% $126,566
Action sports manufacturing 2,890 39 5% $95,931
Information and communications technology 9,999 294 0.2% $121,320
Clean technology 4,693 54 8% $120,289
Source: City of Carlsbad, BW Research 2015 Business Survey Report
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Item#11-AB#22,348 July 12, 2016 Page 78 of 121
As indicated in this table, hospitality and tourism has the most employees, the highest growth rate, and
the lowest average earnings of the top business clusters. The remaining four sectors have lower growth
rates but very high average earnings. Technology companies, including those involved in life sciences,
information, and communications, are also found in the business parks in Vista and San Marcos.
Office Market
North County. Trends in the North County office market are presented in the following table.
OFFICE TRENDS: NORTH COUNTY
Year Available* Vacancl{ Net absorgtion* Under Construction*
2007 9,942,033 17.7% 424,316 895,143
2008 10,203,152 20.9% (113,155) 260,709
2009 10,198,365 22.0% 108 90,000
2010 10,306,982 22.5% 110,637 162,143
2011 10,335,690 18.5% 290,350 0
2012 10,224,908 16.9% 168,553 0
2013 10,195,610 15.5% 16,773 33,917
2014 10,270,755 15.7% 211,472 0
2015** 10,276,781 15.3% 31,008 0
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
This market has exhibited consistent annual increases in net absorption since 2003, with the sole
exception of 2008. The vacancy has dropped from its peak of 22.5 percent in 2010 to its current level of
15.3 percent. This drop is due not only to continued absorption but also the lack of new office
development since 2010. In spite of the falling vacancy rate, there exists sufficient rentable office space
to accommodate new tenants for several years
Carlsbad. The office market in Carlsbad accounts for about half of the office space in the North
County area, as shown in the following table.
OFFICE TRENDS: CARLSBAD
Year Available* Vacancl{ Net absorgtion* Under Construction*
2007 5,116,109 24.8% 366,359 767,936
2008 5,166,689 25.7% (42,819) 50,580
2009 5,111,789 27.0% 7,741 40,000
2010 5,165,525 26.9% 68,153 79,238
2011 5,181,188 22.0% 196,055 0
2012 5,107,867 19.4% 126,032 0
2013 5,111,242 16.5% 69,145 0
2014 5,136,351 16.8% 140,508 0
2015** 5,142,106 17.4% (21,255) 0
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
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Item#11-AB#22,348 July 12, 2016 Page 79 of 121
While the vacancy rate in Carlsbad is higher than that in the North County area, the trends in absorption
and construction in the two areas are very similar. Typically, high vacancy rates precipitate lower rental
rates, which then induces new leasing and higher net absorption. This outcome would cause concomitant
increases in the demand for hotel rooms.
Industrial Market
North County. Key indicators of the local industrial market are presented in the table below.
INDUSTRIAL TRENDS: NORTH COUNTY
Year Available* Vacancy Net absorQtion* Under Construction*
2007 50,347,642 9.1% 583,445 1,306,796
2008 50,727,881 10.4% 155,813 357,073
2009 51,317,120 12.5% (552,103) 557,655
2010 51,872,206 11.5% 291,709 286,770
2011 52,304,650 11.2% 103,929 211,976
2012 52,933,160 11.0% 135,242 0
2013 53,122,553 9.2% 782,757 0
2014 53,121,206 6.9% 1,297,325 69,827
2015** 53,156,564 6.3% 336,529 134,262
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
The North County industrial market is large, as it encompasses approximately 53.1 million square feet of
space. The vacancy rate increased only slightly in the recent recession, and has fallen from its peak of
12.5 percent in 2009 to 6.3 percent in March 2015.
Carlsbad. The industrial market in Carlsbad, which encompasses approximately 14.3 million
square feet, accounts for about 27 percent of the industrial space in the North County area. Key indicators
of this market are presented in the following table.
INDUSTRIAL TRENDS: CARLSBAD
Year Available* Vacancy Net absorQtion* Under Construction*
2007 13,833,413 15.9% 178,273 523,969
2008 13,957,299 16.8% 163,717 123,886
2009 14,017,540 17.4% 106,429 113,535
2010 14,077,984 14.9% 19,023 0
2011 14,310,280 14.6% (54,090) 176,000
2012 14,395,856 14.4% (38,721) 0
2013 14,410,167 11.6% 366,171 0
2014 14,257,080 10.7% 160,096 77,400
2015** 14,293,625 9.6% 188,032 77,400
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
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Item#11-AB#22,348 July 12, 2016 Page 80 of 121
As shown in this table, the industrial vacancy rate in Carlsbad, while still higher than that of the North
County area, has declined to 9.6 percent, which is lower than the pre-recession level of 15.9 percent in
2007. Net absorption of industrial space increased significantly in 2013 and this growth pattern continued
in 2014 and 2015. The improving industrial market contributed to the new construction in 2014.
Development Outlook
Most of the major business parks that surround Palomar Airport have vacant parcels that are zoned and
suitable for office and industrial development. Local real estate brokers estimated that several hundred
acres of such developable parcels are available, and they expect that development will resume soon. In
general, Carlsbad, Vista, and San Marcos welcome the commercial development that supports the local
economy, and these cities have identified preferred development areas.
The most prominent public development project in North County is the $1 billion Carlsbad Desalinization
Plant, which is under construction and is due to be completed in 2016. This project should continue to
generate some demand for hotel rooms from visiting administrators, engineers, construction personnel,
and others involved in the project.
Caruso Affiliated, a commercial developer known for two very successful entertainment-oriented
shopping centers (The Grove in Los Angeles and The Americana at Brand in Glendale), is pursuing a
similar project on a 203-acre landholding located northeast of the intersection ofl-5 and Cannon Avenue
in Carlsbad. Nordstrom has agreed to anchor the project in a two-level, 123,000-square-foot space.
The owners of the existing Carlsbad by the Sea Hotel, with its distinctive freeway-side windmill,
announced plans to raze the hotel and develop a retail complex in its stead. This project seems to have
been delayed by the current strong hotel market and the customary obstacles of a major redevelopment of
this type.
Palomar Airport
Palomar Airport, which is located 1.4 miles northwest of the Proposed Hotel, is a small regional airport
that serves northern San Diego County. Its terminal, which contains customs and immigration facilities,
opened in 2009. Its runway is only 4,897 feet in length, which limits its landings to 72-seat airplanes.
The airport authority has commissioned a study of the potential capital improvements to the airport, but
any major runway extension would be on a landfill; consequently, it would require a lengthy evaluation
and permit process.
At present, Palomar Airport accommodates one commercial airline, BizAir Shuttle, which has two
scheduled flights per day to Los Angeles and is to add three flights per week to Las Vegas, beginning July
30, 2015. General aviation at Palomar Airport accounts for approximately 140,000 take-offs and landings
each year, each of which carries an average of2.9 passengers.
A recent proposal by a new carrier, California Pacific Airlines, was rejected by the Federal Aviation
Administration, and it has been abandoned. However, the airport authority is reviewing an application
submitted by an established carrier that would involve 12 new flights per day using three 70-passenger
jets on routes to Phoenix, Las Vegas, San Jose, Oakland, San Francisco, and Cabo San Lucas. The carrier
anticipates accommodating approximately 200,000 enplanements per year. The general manager of the
airport reported that an Environmental Impact Report involving this new air service is underway.
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Item#11-AB#22,348 July 12, 2016 Page 81 of 121
Tourism
The North County area benefits from the many tourism resources and attractions in San Diego County. A
large number of tourists travel from Los Angeles and Orange Counties to San Diego, and most use
Interstate 5, which passes through Carlsbad. As a result, tourists patronize hotels, restaurants, and the
major attractions in Carlsbad. The major tourist attractions in the North County area are the Legoland
theme park in Carlsbad and the local beaches, including Carlsbad State Beach.
Legoland. This 128-acre amusement park, which lies northeast of the junction of Palomar
Airport Road and Interstate 5 in Carlsbad, opened in 1999. It is geared to young children, and it has more
than 60 rides and attractions, including numerous sculptures constructed of Lego blocks. It has been
regularly expanded and improved in recent years, which has promoted consistently increasing attendance.
Legoland management does not release attendance data, and the last published estimate of Legoland
attendance was for 2006, when the Themed Entertainment Association reported it to be 1.66 million. The
General Manager of Legoland reported that the park had recorded ten straight years of increasing
attendance. Based on this information, it appears that the annual attendance was more than 2 million in
recent years.
Other Local Attractions and Events. The Carlsbad Flower Fields and the Carlsbad Premium
Outlets are secondary tourist attractions that cater primarily to day visitors. The Flower Fields, which are
located northeast of the intersection of I-5 and Palomar Airport Road, bloom from March to May and
regularly draws 200,000 visitors annually. The Carlsbad Premium Outlets, which attract more than 8
million shoppers per year, are a 90-store complex located near the Flower Fields; the great success of this
outlet mall has encouraged other retail developments, including the aforementioned Caruso project and
the redevelopment of the Carlsbad by the Sea Hotel.
A number of special events are held in Carlsbad and surrounding cities, the most prominent of which is
Art Splash, which occurs over two days each autumn and reportedly attracts 30,000 attendees. This
event, which features sidewalk chalk drawings of classical paintings, is located on Armada Drive, near
Palomar Airport Road.
The SoCal Sports Complex, which has 20 soccer fields, opened in Oceanside in 2014. As planned, this
venue would host 23 major sports tournaments, including 16 soccer events. Major youth soccer
tournaments can draw hundreds of teams, many of which require overnight lodging. As a result, this
facility should boost the occupancy of hotels in not just Oceanside but also Carlsbad on select weekends.
Economic Outlook
The local economy is in a developing recovery, as unemployment rates have dropped significantly and
office and industrial net absorption has exhibited regular increases. The forces behind much of the
growing local economy appear to be the expanding national and state economies and particularly the
flourishing high-tech and tourism sectors. Major local developments that are underway or imminent and
that should boost the local economy and increase the demand for hotels rooms include:
• continued absorption of office and industrial space in the region.
• continued addition of attractions to Legoland.
• the surge in passenger arrivals at Palomar Airport that could accrue from new airline service.
• the construction of the $1 billion Carlsbad Desalinization Plant.
• the development of the 20-field soccer complex in Oceanside.
In addition, the improvements to Palomar Airport that may result from current planning efforts and the
proposed Caruso entertainment complex could generate new demand for hotel rooms in the long term.
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Item#11-AB#22,348 July 12, 2016 Page 82 of 121
THE HOTEL MARKET
Competitive Hotels
The Home2 Suites would primarily compete with fourteen existing hotels that are located in Carlsbad,
Vista, and San Marcos ("the competitive set"). A summary of selected major attributes of these
properties is presented in the following table.
EXISTING COMPETITIVE HOTELS
Distance from S.ite
Hotel Qt! STR Class Ogened Rooms Miles Direction
Upscale Extended-stay
Residence Inn Carlsbad Upscale Juf 1999 121 2.1 northeast
Homewood Suites Carlsbad Upscale Feb 2008 145 1.2 northeast
Residence Inn San Marcos Upscale Jul2010 112 7.1 northeast
Hyatt House Carlsbad Upscale Dec2001 97 3.0 northwest
Staybridge Suites Carlsbad Upscale Apr2015 106 1.9 northeast
sub-total 581
Select-service:
Hilton Garden Inn Carlsbad Upscale Jun 2000 161 2.9 west
Courtyard Carlsbad Upscale Jun 2000 145 0.7 northeast
Hyatt Place Vista Upscale Jul2012 150 4.2 northeast
Carlsbad By The Sea Carlsbad Upscale Jun 1983 146 2.0 west
Holiday Inn Carlsbad Upscale Mar2015 133 14.9 northeast
sub-total 735
Upper Midscale:
Hampton Inn Carlsbad Upper Midscale Dec2007 94 1.2 northeast
Hampton Inn San Marcos Upper Midscale Jun 2001 69 8.6 northeast
TownePlace Suites Vista Upper Midscale Jun 2010 94 5.7 northeast
Fairfield Inn & Suites Carlsbad Upper Midscale May2015 96 0.2 south
sub-total 353
Total Rooms 1,669
Source: Kallenberger Jones & Co., Smith Travel Research, Google maps
As indicated in this table, this competitive set consists of five upscale extended-stay hotels that altogether
have 581 guest rooms, five select-service properties that have 735 guest rooms, and four upper midscale
hotels that have 353 guest rooms. The lesser number of rooms in the upper midscale category suggests
that this segment is under-represented in this market.
The five upscale extended-stay hotels, which have large guest rooms with full kitchens, are designed to
appeal to guests that stay for long periods, and extended stays are commonly defined as five nights are
longer. The five select-service hotels are designed to appeal to individual business travelers on short
stays. These hotels typically have some food, beverage, and meeting facilities. Often, parking, Internet,
and other hotel services are complimentary. The room rates of these hotels are typically lower than full-
service hotels. The four upper midscale hotels do not have restaurants and have very small, if any,
meeting facilities. All offer complimentary breakfast and Internet services.
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Item#11-AB#22,348 July 12, 2016 Page 83 of 121
All but two of the competitive hotels were built after 2000, and the Fairfield Inn opened in May 2015. In
general, all of the competitive hotels are in good condition
Supply Forecast
Proposed Hotels. The Proposed Home2 Suites and two other hotel projects (a SpringHill Suites
near Carlsbad Beach and a Fairfield Inn & Suites in San Marcos) seem likely to be built soon in this
market area. These projects are discussed in the following paragraphs.
A 104-room SpringHill Suites by Marriott has long been proposed by DKN Hotels on a site
located at 3136 Carlsbad Boulevard, which is one block east of Carlsbad Beach. This project
involves razing the existing Surf Motel, which would significantly increase the overall costs
of this development. Although it is fully entitled, this hotel project has not made significant
progress since its municipal approval in 2008, but a hotel official reported that its
development would commence after August 2015. This project may be tenuous due to its
higher development costs and the lack of progress in recent years, and it would cater mostly
to beach visitors. Nevertheless, it is assumed herein that it would be indirectly competitive
with the Proposed Home2 Suites and it would open in January 201 7.
A 118-room Fairfield Inn & Suites is planned in the Corner@2 Oaks project that is located
southwest of Twin Oaks Valley Road and San Marcos Boulevard in San Marcos. The retail
and hotel portion of this multi-use project have received municipal approvals. However, the
progress on this project has been uneven and its opening date is uncertain. Nevertheless, it is
assumed herein that this hotel would open in early 2018.
A number of other hotel projects seem unlikely to be developed soon or would not be competitive
with the Proposed Home2 Suites. These projects are discussed hereinafter.
The City of Carlsbad recently entered into a ground lease arrangement with Grand Pacific
Resorts involving a city-owned 3 .15-acre property that is located adjacent to the Sheraton
Carlsbad. Grand Pacific Resorts plans to initially build 71 hotel rooms that would then be
combined with 129 existing rooms at the Sheraton. These 200 rooms, along with the existing
Sheraton conference center, restaurant and lobby area, are to be rebranded as a Westin hotel.
The remaining 121 existing Sheraton rooms would join 79 new rooms, a new lobby area and
related amenities under the Sheraton brand. Either 32 timeshare units or 32 additional
Westin hotel rooms are planned in a second phase. At present, the Sheraton is not
competitive with the hotels in the competitive set due to its much higher room rates, its full-
service amenities, and other factors. As planned, it appears that the Sheraton will have some
new facilities, which should contribute to even higher room rates and make it even less
competitive with the competitive set. The planned Westin would have higher room rates than
the Sheraton, thereby also rendering it non-competitive.
The existing 146-room Carlsbad by the Sea Hotel, which occupies a large parcel of land, is
the subject of redevelopment plans that would involve demolishing the existing hotel and
replacing it with a retail complex. While local real estate executives and city officials are
aware of this project, the owner has not fully embarked on the necessary entitlement process.
The hotel opened in 1983, has a dated two-story design, and is exhibiting signs of its age.
While this redevelopment project is based on the advanced age of the hotel and its proximity
to existing and planned retail developments, the hotel market continues to flourish, which
seems to have prompted the owners to delay the project. Since this project is uncertain, its
redevelopment has not been considered in the subsequent forecast of future hotel supply.
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A 39-room hotel project, which would include 12 condominiums and a restaurant, is
proposed on a site in Carlsbad Village. This project received the necessary entitlements in
2008, but has remained dormant since then. It is assumed herein that this project would not
be built in the next few years.
The San Marcos University District Specific Plan allows the development of 400 hotel
rooms, but this project has made little progress for many years and has no hotel developer.
Supply Forecast. Three hotels opened in 2015, and three others are assumed to be built by 2018.
The proposed 146-room Home2 Suites and the SpringHill Suites Carlsbad are assumed to open in January
2017, and the 118-room Fairfield Inn & Suites is projected to open in January 2018. Also, "uncertain
additions" equivalent to 75 new hotel rooms were forecast to open annually after 2018, which would
allow for hotel projects that may surface in the future. As in any forecast, future development is
uncertain, and even hotel projects that receive entitlements are often delayed and/or occasionally
abandoned due to such obstacles as cost increases, changing market conditions, and financing difficulties.
Hotel Market Trends and Characteristics
Trends. The historical occupancies, average room rates (ADRs), and revenues per available
room (RevPARs) of the hotels in the competitive set are presented below.
RECENT MARKET TRENDS
Average Room Rate RevPAR
Year Occugancl! Amount Change Amount Change
2009 75.6% $131.40 $99.28
2010 75.6% $123.18 -6.3% $93.14 -6.2%
2011 75.6% $127.09 3.2% $96.11 3.2%
2012 75.5% $126.45 -0.5% $95.49 -0.6%
2013 78.1% $125.46 -0.8% $97.97 2.6%
2014 81.6% $131.27 4.6% $107.13 9.4%
YTD Mar2015 82.4% $127.69 7.4% $105.20 10.2%
YTD Mar 2014 80.3% $118.90 3.2% $95.44 10.8%
Source: Snith Travel Research
As indicated in this tabie, the occupancies of the competitive set remained high, even through the recent
recession, and exceeded 80 percent in 2014 and early 2015
Performance by Hotel Type. Key performance measures of the three defined hotel classes
( extended-stay, select-service, and upper midscale) are presented in the following table.
PERFORMANCE BY HOTEL TYPE: 2014
Extended-Stay Select-Service Upper Midscale All Hotels
Number of Rooms 475 602 257 1,334
Occupancy 85.0% 77.0% 86.0% 81.6%
Average Room Rate $135.53 $134.04 $117.67 $131.27
RevPAR $115.22 $103.28 $101.22 $107.14
Source: Kallenberger Jones & Co.
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As shown in this table, the extended-stay hotels realized a very healthy occupancy (85.0 percent) and the
highest RevPAR ($115.22) in 2014. The upper midscale hotels realized the highest occupancy (86.0
percent) and a RevPAR that was only slightly lower than that of the select-service hotels. The Proposed
Home2 Suites would be an upper midscale extended-stay hotel and therefore would have features of both
of these very successful hotel types.
Seasonality. Hotel occupancies and average room rates of the competitive hotels are very high
in the summer months of June, July, and August, when tourist travel is heaviest. During this period,
many of the hotels are full and prospective customers are forced to find lodging in hotels outside of the
trade area. Also, most hotels perform well in March, April, May, August, September, and October, when
business travel is consistent and uninterrupted by holidays, and when some leisure travel occurs,
especially on warm days. The market is weakest from November through February, when leisure travel
abates due to cold weather and when commercial travel slumps during winter holidays. Even in this slow
season, monthly occupancies were higher than 69 percent, which provides evidence of the strength of this
market. These seasonality patterns are evident in the table below.
MONTHLY PERFORMANCE PATTERNS: 2014
Average Room Rate RevPAR
Month Occu12anc~ Amount Change Amount Change
January 69.3% $111.43 0.3% $77.21 10.0%
February 77.9% $115.05 1.6% $89.58 12.3%
March 86.6% $121.36 3.7% $105.12 5.5%
April 87.3% $125.68 6.3% $109.76 16.1%
May 80.8% $127.11 5.6% $102.72 10.4%
June 88.8% $146.16 7.6% $129.75 9.4%
July 92.7% $172.87 5.4% $160.21 4.3%
August 92.0% $161.19 7.9% $148.36 10.0%
September 76.5% $121.04 3.0% $92.56 6.5%
October 82.0% $120.36 5.7% $98.67 13.0%
November 74.5% $118.08 3.6% $87.99 8.3%
December 70.6% $115.67 5.3% $81.69 10.9%
average 81.6% $131.27 4.6% $107.13 9.4%
Source: Smith Travel Research
Day-of-Week Patterns. The performance of the competitive hotels in the twelve-month period
ending March 15, 2015 is presented in the following table.
DAY OF WEEK PATTERNS
Day Occu(;lancy Average Room Rate RevPAR
Sunday 68.7% $129.25 $88.78
Monday 80.7% $132.70 $107.06
Tuesday 84.9% $135.00 $114.66
Wednesday 85.5% $135.22 $115.60
Thursday 81.4% $132.85 $108.09
Friday 84.3% $134.65 $113.56
Saturday 90.7% $136.58 $123.87
Source: Smith Travel Research
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As indicated in this table, the occupancy and ADR in this market are highest on Saturday, which is due to
the very strong tourist appeal of Carlsbad and particularly the expansion of Legoland. As in most hotel
markets with many corporate customers, the occupancies and ADRs of the competitive hotels are also
high on Tuesdays and Wednesdays. Also, RevPARs are lowest on Sundays, when leisure travel is weak;
however, the Sunday room rates do not slide much because most of the Sunday customers are commercial
travelers that visit local offices on Monday morning.
Reconciliation of Supply and Demand
The estimated demand, expressed in room nights, is compared to the room nights available from the
existing and proposed hotels in the table below.
SUPPLY AND DEMAND ANALYSIS (in room nights)
Market Area: Carlsbad, California
2014 2015 2016 2017 2018 2019 2020 2021 2022
Commercial 5.5% 5.0% 5.0% 5.0% 4.5% 4.0% 3.5% 3.5%
Total Gross Demand 307,300 324,200 340,400 357,600 375,500 392,400 408,300 422,600 437,400
Less: Unsatisfied Demand 27,900 25,000 17,000 3,000 2,000 2,000 2,000 2,000 2,000
Net Demonstrated Demand 279,400 299,200 323,400 354,600 373,500 390,400 406,300 420,600 435,400
Plus: Induced Demand 0 4,100 6,500 11,300 13,600 15,000 16,400 17,800 19,200
Total Demand Commercial 279,400 303,300 329,900 365,900 387,100 405,400 422,700 438,400 454,600
Growth over Previous Year 8.6% 8.8% 10.9% 5.8% 4.7% 4.3% 3.7% 3.7%
% ofTotal Market Demand 70% 70% 70% 70% 70% 70% 70% 70% 71%
Leisure 3.5% 3.5% 3.5% 3.5% 3.0% 3.0% 3.0% 3.0%
Gross Demand 135,700 140,400 145,300 150,400 155,700 160,400 165,300 170,300 175,500
Less: Unsatisfied Demand 17,700 14,000 9,500 3,000 2,000 2,000 2,000 2,000 2,000
Net Demonstrated Demand 118,000 126,400 135,800 147,400 153,700 158,400 163,300 168,300 173,500
Plus: Induced Demand 0 3,500 5,600 9,700 11,600 12,800 14,000 15,200 16,400
Total Demand Leisure 118,000 129,900 141,400 157,100 165,300 171,200 177,300 183,500 189,900
Growth over Previous Year 10.1% 8.9% 11.1% 5.2% 3.6% 3.6% 3.5% 3.5%
% ofTotal Market Demand 30% 30% 30% 30% 30% 30% 30% 30% 29%
TOTAL MARKET DEMAND
Total Gross Demand 443,000 464,600 485,700 508,000 531,200 552,800 573,600 . 592,900 612,900
Less: Unsatisfied Demand 45,600 39,000 26,500 6,000 4,000 4,000 4,000 4,000 4,000
Net Demonstrated Demand 397,400 425,600 459,200 502,000 527,200 548,800 569,600 588,900 608,900
Plus: Induced Demand 0 7,600 12,100 21,000 25,200 27,800 30,400 33,000 35,600
Total Market Demand 397,400 433,200 471,300 523,000 552,400 576,600 600,000 621,900 644,500
Growth over Previous Year 9.0% 8.8% 11.0% 5.6% 4.4% 4.1% 3.7% 3.6%
SUPPLY (Room Nights) 486,910 564,290 610,645 701,895 744,965 772,340 799,715 827,090 854,465
Growth over Previous Year 15.9% 8.2% 14.9% 6.1% 3.7% 3.5% 3.4% 3.3%
MARKET OCCUPANCY 82% 77% 77% 75% 74% 75% 75% 75% 75%
* compound annual growth rate
This analysis concludes that the aggregate (market) occupancy, which was 81.6 percent in 2014, will dip
to 7 4 percent in 2018 due mainly to the development of six new hotels. Thereafter, the market is assumed
to reach an equilibrium level of 75 percent, as the regular increases in the demand for hotel rooms are
assumed to be offset by new hotels that are developed.
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CAGR*
{2014-2022)
5.6%
5.4%
5.5%
6.4%
Item#11-AB#22,348 July 12, 2016 Page 87 of 121
THE PROPOSED HOME2 SUITES
Hotel Concept
The Proposed Home2 Suites would be a 146-room extended-stay hotel that is commonly classified as an
upper midscale property (by Smith Travel Research) or its equivalent 2.5-star (by Expedia). In general,
extended-stay hotels have a number of characteristics that often contribute to their market appeal,
including the following:
• Many successful extended-stay hotels are not located near major freeways or busy thoroughfares
because most long-staying guests prefer peaceful, residential settings, especially in upscale
neighborhoods.
• Extended-stay hotels are often able to achieve high occupancies on weekends because of the high
proportion of guests that stay seven days or longer.
• In general, extended-stay hotels realize higher profit margins than most other types of hotels
because they have significant market appeal, they often realize higher occupancies, and their
operating expenses can be lower due to many cost savings that accrue from extended-stay guests.
• Most extended-stay hotels have grounds that include a significant pool, a barbeque area, and other
amenities.
Planned Facilities
The Proposed Home2 Suites is to be a three-story building with interior corridors, as shown in the site
plan on the following page. It would adhere to the design standards of Hilton, which emphasize elegant
furnishings in a contemporary style. As is typical of this hotel brand, its ground floor would contain a
lobby, a multi-purpose (breakfast) room, a fitness center, and a pantry (sundries store) adjacent to the
front desk. In keeping with the residential character of the lobby spaces, the hotel would contain outdoor
patio and lawn areas that would have barbeque facilities and seating areas. The principal services of the
hotel would be a complimentary buffet breakfast and complimentary wireless Internet service.
Guest rooms. As planned, the Proposed Home2 Suites would have 146 guest rooms. The
planned mix of guest rooms is set forth in the following table.
ROOMS MIX
Room Type
One-bedroom Suite
Double Queen Studio Suite
King Studio Suite
total rooms
Number
16
15
ill
146
Source: Royal Hospitality Carlsbad, LLC
Share
11%
10%
79%
100%
All of the guest room suites would have a kitchen with a dining table, cooking utensils, china, silverware,
and other cooking and dining amenities. Each suite would also have a desk, a flat-screen television, and
customary guest room furniture and fixtures.
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Item#11-AB#22,348 July 12, 2016 Page 88 of 121
Parking. The hotel is to have 177 parking stalls, which would be in surface parking lots
surrounding the hotel.
Wright Place
.... p I ---a omar Airport R Oad-
Recreation amenities. Recreation amenities would include an outdoor pool, a fitness center, and
a playground. In addition, the patio and lawn areas would be available for certain recreation activities.
Management. An affiliate of the developer is to manage the Proposed Home2 Suites.
Marketing. The Proposed Home2 Suites would be affiliated with Hilton and therefore would
have the benefits of the marketing and name recognition of this prominent hotel chain. Also, the
developer intends to implement a variety of effective pre-opening and ongoing marketing programs,
including a productive Internet marketing effort, consumer advertising, community and other public
relations, direct sales efforts by management personnel, and other appropriate marketing. The hotel is to
be listed in a variety of published and Internet hotel directories. The estimates of the performance of the
hotel contained herein assume that the aforementioned marketing program will be implemented.
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ESTIMATED PERFORMANCE OF THE PROPOSED HOME2 SUITES
Estimates of the occupancy, average room rate, and other measures of the market performance of the
Proposed Home2 Suites are set forth in this section. These estimates will be derived from a market
penetration analysis.
Market Position
The Proposed Home2 Suites would compare to its competitors as follows:
Relationship to Demand Generators: The Proposed Home2 Suites would be located near
Palomar Airport, where many office and industrial demand generators are situated. Those hotels
that would be nearer the coast, such as the Hilton Garden Inn, The Hyatt House, and the proposed
SpringHill Suites, would have competitive advantages due to their strong appeal to beach visitors.
On the other hand, the hotels in San Marcos and Vista would have inferior locations due largely
to its greater distance from Palomar Airport.
Neighborhood: The Proposed Home2 Suites would be in the midst of much office and industrial
development, and several competitive hotels are located nearby.
Facilities: The Proposed Home2 Suites would have the kitchens and other facilities commonly
found in extended-stay hotels. These facilities are in great demand by many of the hotel
customers in the market area, and particularly by visitors to the local high-tech companies. In
general, the local extended-stay hotels outperform other types of competitive hotels. The hotel
would also be an upper midscale hotel, which is an under-represented hotel type in this market.
Also, the hotel would have new facilities, which would provide it some competitive advantages
over most of the existing competitive hotels.
Brand Affiliation: The Proposed Home2 Suites would be affiliated with Hilton, which has a
potent frequent-guest program and other productive marketing programs. This affiliation should
provide the hotel competitive advantages.
Pricing: As an upper midscale hotel, the Proposed Home2 Suites would have the market image
of a moderately-priced hotel, which should contribute to its market appeal.
Estimated Occupancy
The estimated market penetration and resulting occupancies of the Proposed Home2 Suites are
summarized in the following table.
ESTIMATED OCCUPANCY: PROPOSED HOM.E2 SUITES
Year Market Occu12ancy Penetration Hotel Occu12ancy
2017 75% 95% 71%
2018 74% 103% 77%
2019 75% 103% 78%
2020 75% 103% 78%
2021 75% 103% 78%
2022 75% 103% 78%
Source : Kallenberger Jones & Co.
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As indicated in this table, the occupancy of the Proposed Hotel is forecast to be 71 percent in 2017, but
then increase to 77 percent in 2018 and 78 percent in succeeding years. The penetration rate is estimated
to increase from 95 percent in 2017 to 103 percent thereafter. As with most new hotels, the occupancy
was forecast to be lower in the first year of its operation due to the start-up problems associated with an
uncertain opening date, construction re-work, and the marketing required to establish a market presence.
Estimated Average Room Rate
An estimate of the average room rate (ADR) of the Proposed Home2 Suites by market segment and by
type of guest room yielded an overall ADR of $122 in a representative year (in current dollars in a
stabilized year). This estimated ADR is slightly higher than the average of the four competitive upper
midscale hotels in 2014 ($117); however, if the aggregate ADR of these four hotels should increase five
percent in 2015 (to $123), then the projected ADR of the Proposed Home2 Suites would be $1 lower than
the average of its upper midscale competitors.
The estimated average room rates of the Proposed Home2 Suites in its first six years of operation are
presented in the following table.
ESTIMATED AVERAGE ROOM RATE: HOME2 SUITES
Inflated Discount Adjusted Rounded
Year Rate Factor Rate (50 cents)
2015 $122.00
2014 $125.05
2017 $128.18 (4.0%) $123.05 $123.00
2018 $131.38 (1.0%) $128.75 $129.00
2019 $134.67 0.0% $134.67 $134.50
2020 $138.03 0.0% $138.03 $138.00
2021 $141.48 0.0% $141.48 $141.50
2022 $145.02 0.0% $145.02 $145.00
In this analysis, the estimated ADR of $122 in current dollars was adjusted by an assumed inflation rate
of 2.5 percent per annum to arrive at the ADR in 2017, when the hotel is expected to open. In addition,
the average rate in 2017 was discounted by four percent in 2017 and one percent in 2018 to reflect the
introductory rates that are typical of a new hotel. The final estimates of the ADRs of the hotel were
rounded to the nearest fifty cents.
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PHASE 1 MARKET STUDY:
A PROPOSED HOME2 SUITES
IN CARLSBAD, CALIFORNIA
HOME
Prepared for:
Royal Hospitality Carlsbad, LLC
P.O Box 3872
6560 Poco Lago
Rancho Santa Fe, CA 92067
July 2015
KALLENBERGER JONES & CO.
Item#11-AB#22,348 July 12, 2016 Page 92 of 121
KALLENBERGER JONES & CO.
245 Fischer Avenue, Suite A-7 • Costa Mesa, California 92626 • tel (714) 433-2020
July 24, 2015
Mr. Koong Cho
Royal Hospitality Carlsbad, LLC
P.0Box3872
6560 Poco Lago
Rancho Santa Fe, CA 92067
Dear Mr. Koong Cho:
The accompanying report presents our research and analysis of the potential market support for a
proposed 146-room Home2 Suites hotel in Carlsbad, California. Included herein are analyses of the
site, the local hotel market, and the market position of the proposed hotel. These analyses contribute
to estimates of its occupancy and average room rate.
The findings and conclusions contained in this report are based on interviews with hotel executives
and others with knowledge of the hotel market in the region. Information from a variety of other
sources was also gathered. We make no assurance as to the accuracy of such information, nor do we
make any warranties that the estimated operating results will be realized. Further, we have no
obligation to update our work for changes in market conditions which occur subsequently.
This report is for your use in evaluating the market potential of the proposed hotel. Its use and
interpretation is subject to the restrictions set forth in the engagement letter for our consulting services
and in the Introduction section of the report.
We have enjoyed working with you and we would be pleased to assist you in the interpretation and
application of our findings.
Yours very truly,
Mark Kallenberger, ISHC
Item#11-AB#22,348 July 12, 2016 Page 93 of 121
TABLE OF CONTENTS
page
Introduction 1
Site Evaluation 2
Area Review 5
The Hotel Market 12
The Proposed Home2 Suites 18
Estimated Performance of the Proposed Home2 Suites 20
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INTRODUCTION
Background
Royal Hospitality Carlsbad, LLC has proposed the development of a Home2 Suites by Hilton hotel on a
site located northeast of the intersection of Palomar Airport Road and Palomar Oaks Way in Carlsbad,
California. This hotel is hereinafter referred to as the Proposed Hotel. As part of the development
process, Kallenberger Jones & Co. was engaged to prepare a study of the potential market demand for this
hotel in support of a forecast of its occupancies and average room rates.
The Scope of the Assignment
The scope of the assignment included the following key tasks:
Site Evaluation. An evaluation of the proposed site in terms of access, traffic levels, visibility,
ambience, relationship to demand generators, and other relevant factors to determine how the
location is likely to affect the market appeal of the Proposed Hotel.
Area Review. An analysis of the relevant general economic and tourism conditions in the region
as they relate to hotel demand at the proposed site.
Competitive Supply. An assessment of the hotels which are likely to be the primary competitors
of the Proposed Hotel.
Market Demand. An analysis and forecast of demand patterns in the defined competitive
market, including market segmentation, seasonality, timing and unsatisfied demand.
Market Penetration Analysis. An assessment of the prospective market position of the
Proposed Hotel, including analyses of its relative market appeal, which would incorporate
assumed strategies of franchise affiliation, quality of development, room rates, services and
amenities.
Estimated Occupancy and Average Rate. A forecast by market segment of the occupancy and
average daily rate attainable by the Proposed Hotel in its first five years of operation.
Use Restrictions
This report and the contents thereof do not constitute a recommendation that might affect a decision
whether or not to finance or invest in the Proposed Home2 Suites. Any such decision is the sole
responsibility of any such financier or investor. Moreover, the scope of the assignment did not include a
comprehensive assessment of the feasibility of the project, which would require an analysis of its
projected financial performance and development costs.
Item#11-AB#22,348 July 12, 2016 Page 95 of 121
SITE EVALUATION
Location
The site of the Proposed Hotel ("Hotel Site") is located in Carlsbad, which is a coastal city in northern
San Diego County. It is approximately 35 miles north of San Diego and 3 miles east of the Pacific Ocean
and its beaches. The neighboring cities include Oceanside to the north, Vista to the northeast, San Marcos
to the east, and Leucadia and Encinitas to the south, as shown in the map below.
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~l"J',$
0 1 2 l
tU·S
Item#11-AB#22,348 July 12, 2016 Page 96 of 121
The Hotel Site is approximately two miles east of Interstate 5 (I-5), which runs in a north/south direction
and is the major coastal route in the western United States. State Route 78 (SR-78), which is a short
freeway that extends from Oceanside to Escondido and passes through the cities of Vista and San Marcos,
is located roundly 6 miles north of the Hotel Site.
Palomar Airport Road is a major thoroughfare in the region. It is lined with business parks, retail centers,
and other major commercial and residential developments. The terrain in much of this region consists of
gently rolling hills.
Neighborhood
McClellan-Palomar Airport ("Palomar Airport"), which is located two blocks southwest of the Hotel Site,
is surrounded by business parks. The Hotel Site is near these and other generators of demand for hotel
rooms, as shown in the aerial photo below. (The Hotel Site is outlined in red.)
The Hotel Site is situated northeast of the intersection of Palomar Airport Road and Palomar Oaks Way.
The business parks near the Hotel Site are largely developed, as shown in the previous aerial photo.
Other business parks that are located farther east of Palomar Airport in Carlsbad and Vista have more
vacant pads that are suitable for industrial and office development.
The Hotel Site is approximately three miles east of the sandy beaches of Carlsbad and 1.6 miles southeast
of the Legoland theme park. These two tourist attractions generate significant demand for the local
hotels. Residential land uses line many of the secondary streets in the neighborhood, especially in areas
located south of the Hotel Site. The Carlsbad Premium Outlets shopping center, which has 90 stores in
289,000 square feet, is located just northeast of the intersection of I-5 and Palomar Airport Road, and
various small shopping centers line Palomar Airport Road within a few miles of the Hotel Site.
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Access and Visibility
Air Access. The driving distance from the Hotel Site to the main terminal of Palomar Airport is
only 1.4 miles. Therefore, arriving air passengers would find access to and from the Proposed Hotel to be
very convenient.
Surface Access. The Proposed Hotel would be located two miles east of I-5, which would
somewhat limit its appeal to "impulse customers" on long-haul trips. However, many of the local hotels
are located a similar or greater distance from I-5, and their customers often make reservations and/or are
seldom dissuaded by the off-freeway locations of these existing hotels.
Visibility. The Proposed Hotel would be readily visible from Palomar Airport Road.
Relationship to Demand Generators
At present, the most prominent generators of demand for hotel rooms in the vicinity of the Hotel Site are
the many office and industrial tenants that populate the surrounding business parks. Other major demand
generators are presented in the following table.
MAJOR DEMAND GENERA TORS
Demand Generator
Various business parks
McClellan-Palomar Airport
Legoland theme park
Carlsbad Premium Outlets
Flower Fields
Interstate 5
Carlsbad beaches
SoCal Sports Complex
Source: Google Maps
Distance from Hotel Site
abutting to 5 miles
1.4 miles
1.6 miles
1.8 miles
1.9 miles
2.0 miles
3 miles
10miles
Direction
all directions
west
west
west
west
west
west
north
These demand generators will be described in greater detail in the Area Review section on the following
pages.
Conclusion
The Hotel Site is well-suited to the development of the Proposed Hotel due primarily to its location in the
midst of significant existing and planned office and industrial development and to its proximity to
Palomar Airport. Also, local beaches and the Legoland theme park, which generate significant demand
for hotel rooms, are within a few miles of the Hotel Site.
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AREA REVIEW
The Proposed Hotel should attract most of its customers from businesses located in the North San Diego
County area, and especially from those in the cities of Carlsbad, Vista, and San Marcos. Therefore, the
analysis in this section focuses on this trade area.
Demographics
The cities of Carlsbad, Vista, and San Marcos have similar populations, but the development of a number
of new residential communities in Carlsbad and San Marcos have fostered much faster population growth
than in Vista. Also, the demographic characteristics of each city differ significantly. Carlsbad has a
residential base with very high median household income and education levels and a low poverty ratio.
San Marcos has demographic characteristics similar to state averages, and those of Vista are below state
averages, as shown in the following table.
DEMOGRAPHIC INDICATOR$: 2010 CENSUS
Carlsbad Vista San Marcos California
Population 105,328 93,834 83,781
Population change (2000 to 2010) 34.6% 4.4% 52.4% 10.0%
Median household income $85,743 $50,777 $55,815 $60,883
Bachelor's degree or higher 51.3% 19.7% 29.3% 30.1%
Percent below poverty level 6.8% 11.2% 8.7% 13.7%
Source: U.S Census Bureau
Regional Development Patterns
Downtown San Diego has been the focus of much new development in recent years due largely to the
expansion of the very successful San Diego Convention Center, the revitalization of the Gaslamp Quarter
and other entertainment districts, and the construction of new high-rise housing projects. In particular, the
increased activity in Downtown has promoted the tourist appeal of the area.
The most prominent suburban commercial zone in San Diego County includes University Town Center,
Sorrento Mesa, and adjoining neighborhoods. This zone surrounds the University of California, San
Diego and is populated with many high-tech companies. As Sorrento Mesa has developed and its
commercial rents have increased, the North County area, which is located approximately 20 miles north
of Sorrento Mesa, has emerged as a secondary location for high-tech companies.
Employment Trends
As with most of California, the job market in Carlsbad collapsed in 2009 but has improved in recent
years. The economic recovery is well underway, as evidenced by recent trends in employment and
unemployment rates in Carlsbad, Vista, and San Marcos, which are presented in the table on the
following page.
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LOCALEMPLOYMENTTRENDS
Carlsbad Vista San Marcos
Year Employment Change Unemp. Rate Employment Change Unemp. Rate Employment Change Unemp. Rate
2008 45,700 3.9% 45,000 6.7% 28,900 6.0%
2009 44,200 -3.3% 6.4% 43,400 -3.6% 10.7% 27,900 -3.5% 9.6%
2010 46,600 5.4% 9.8% 38,300 -11.8% 9.6% 34,100 22.2% 8.5%
2011 47,200 1.3% 9.4% 38,700 1.0% 9.2% 34,500 1.2% 8.2%
2012 48,400 2.5% 8.3% 39,700 2.6% 8.2% 35,400 2.6% 7.2%
2013 49,100 1.4% 7.1% 40,300 1.5% 6.9% 36,000 1.7% 6.1%
2014 49,900 1.6% 5.8% 40,900 1.5% 5.7% 36,500 1.4% 5.0%
2015 June 51,300 2.8% 4.5% 42,100 2.9% 4.4% 37,500 2.7% 3.9%
Source: California 8nployment Development Department
As indicated in this table, the unemployment rate in Carlsbad increased from 3.9 percent in 2008 to 9.8
percent in 2010, but has declined every year since and was 4:5 percent in June 2015. Unemployment
rates in Vista and San Marcos exhibited similar patterns.
Business Clusters
The economy of the North County area is dominated by the office and industrial development in the
business parks that surround McClellan-Palomar Airport ("Palomar Airport".) The major industry
clusters in this area include biotechnology, information and communications, eco-technology, sports
equipment manufacturing, and apparel manufacturing. Major tourism attractions are in Carlsbad,
including beaches, the Legoland theme park, and attractive flower fields. Also, the North County area
benefits from the established tourism flow to San Diego. Characteristics of the major business clusters
are presented in the following table .
. TOP BUSINESS CLUSTERS IN CARLSBAD
Emplo~ees Establishments Growth (2012-2014) Average Earnings
Hospitality and tourism 14,776 151 13% $25,469
Life sciences 6,546 155 9% $126,566
Action sports manufacturing 2,890 39 5% $95,931
Information and communications technology 9,999 294 0.2% $121,320
Clean technology 4,693 54 8% $120,289
Source: City of Carlsbad, BWResearch 2015 Business Survey Report
As indicated in this table, hospitality and tourism has the most employees, the highest growth rate, and
the lowest average earnings of the top business clusters. The remaining four sectors have lower growth
rates but very high average earnings.
Technology companies, including those involved in life sciences, information, and communications, are
also found in the business parks in Vista and San Marcos. At the same time, these inland cities have few
employees in the hospitality and tourism and actions sports manufacturing sectors.
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Major Employers
Carlsbad has a large number of technology companies, as indicated by the list of the major private
employers in the city that is presented in the table below.
Office Market
TOP PRIVATE EMPLOYERS: CARLSBAD
Employer
ViaSat, Inc.
Thermo Fisher Scientific
Legoland
Omni La Costa Resort
TaylorMade Golf Company
SGN Nutrition
product
communications
biotechnology
amusement park
resort hotel
golf equipment
nutrition
Gemological Institute of America education, manufacturing
Optrum Rx biotechnology
Genoptix
Park Hyatt Aviara
Zimmer Dental
Nordson Corporation
Legend 30
Callaway Golf
Costco
Coninuing Life Communities
ISIS Pharmaceuticals
Great Call/Jitterbug
Source: City of Garlsbad
biotechnology
resort hotel
biotechnology
precision manufacturing
visual effects
golf equipment
retail
retirement
biotechnology
communications
North County. Trends in the North County office market, which encompasses Carlsbad, Vista,
San Marcos, Oceanside, and Escondido, are presented in the following table.
OFFICE TRENDS: NORTH COUNTY
Year Available* Vacancy Net absorption* Under Construction*
2007 9,942,033 17.7% 424,316 895,143
2008 10,203,152 20.9% (113,155) 260,709
2009 10,198,365 22.0% 108 90,000
2010 10,306,982 22.5% 110,637 162,143
2011 10,335,690 18.5% 290,350 0
2012 10,224,908 16.9% 168,553 0
2013 10,195,610 15.5% 16,773 33,917
2014 10,270,755 15.7% 211,472 0
2015** 10,276,781 15.3% 31,008 0
• square feet of rentable space
•• year-to-date March
Source: Cushman & Wakefield
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This market has exhibited consistent annual increases in net absorption since 2003, with the sole
exception of 2008. The vacancy, while still high, has dropped from its peak of22.5 percent in 2010 to its
current level of 15.3 percent. This drop is due not only to continued absorption but also the lack of new
office development since 2010. In spite of the falling vacancy rate, there exists sufficient rentable office
space to accommodate new tenants for several years
Carlsbad. The office market in Carlsbad, which encompasses 5.1 million square feet ofrentable
space, accounts for about half of the office space in the North County area. While the vacancy rate in
Carlsbad is higher than that in the North County area, the trends in absorption and construction in the two
areas are very similar. Typically, high vacancy rates precipitate lower rental rates, which then induces
new leasing and higher net absorption. This outcome would cause concomitant increases in the demand
for hotel rooms. Trends in the Carlsbad office market are presented in the table below.
OFFICE TRENDS: CARLSBAD
Year Available* Vacancy Net absorQtion* Under Construction*
2007 5,116,109 24.8% 366,359 767,936
2008 5,166,689 25.7% (42,819) 50,580
2009 5,111,789 27.0% 7,741 40,000
2010 5,165,525 26.9% 68,153 79,238
2011 5,181,188 22.0% 196,055 0
2012 5,107,867 19.4% 126,032 0
2013 5,111,242 16.5% 69,145 0
2014 5,136,351 16.8% 140,508 0
2015** 5,142,106 17.4% (21,255) 0
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
Industrial Market
North County. Key indicators of the local industrial market are presented in the table below.
INDUSTRIAL TRENDS: NORTH COUNTY
Year Available* Vacancy Net absorQtion* Under Construction*
2007 50,347,642 9.1% 583,445 1,306,796
2008 50,727,881 10.4% 155,813 357,073
2009 51,317,120 12.5% (552,103) 557,655
2010 51,872,206 11.5% 291,709 286,770
2011 52,304,650 11.2% 103,929 211,976
2012 52,933,160 11.0% 135,242 0
2013 53,122,553 9.2% 782,757 0
2014 53,121,206 6.9% 1,297,325 69,827
2015** 53,156,564 6.3% 336,529 134,262
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
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The North County industrial market is large, as it encompasses approximately 53.1 million square feet of
space. The vacancy rate increased only slightly in the recent recession, and has fallen steadily since
reaching its peak of 12.5 percent in 2009. Net absorption has increased regularly since 2009, and it
swelled to 1,292,325 square feet in 2014 from 782,757 square feet in 2013 and 135,242 square feet in
2012.
Carlsbad. The industrial market in Carlsbad, which encompasses approximately 14.3 million
square feet, accounts for about 27 percent of the industrial space in the North County area. Key indicators
of this market are presented in the following table.
INDUSTRIAL TRENDS: CARLSBAD
Year Available* Vaca net Net absorgtion* Under Construction*
2007 13,833,413 15.9% 178,273 523,969
2008 13,957,299 16.8% 163,717 123,886
2009 14,017,540 17.4% 106,429 113,535
2010 14,077,984 14.9% 19,023 0
2011 14,310,280 14.6% (54,090) 176,000
2012 14,395,856 14.4% (38,721) 0
2013 14,410,167 11.6% 366,171 0
2014 14,257,080 10.7% 160,096 77,400
2015** 14,293,625 9.6% 188,032 77,400
* square feet of rentable space
** year-to-date March
Source: Cushman & Wakefield
As shown in this table, the industrial vacancy rate in Carlsbad, while still higher than that of the North
County area, has declined to 9.6 percent, which is lower than the pre-recession level of 15.9 percent in
2007. Net absorption of industrial space increased significantly in 2013 and this growth pattern continued
in 2014 and 2015. The improving industrial market contributed to the new construction in 2014.
Development Outlook
Most of the major business parks that surround Palomar Airport have vacant parcels that are zoned and
suitable for office and industrial development. Local real estate brokers estimated that several hundred
acres of such developable parcels are available, and they expect that development will resume soon. In
general, Carlsbad, Vista, and San Marcos welcome the commercial development that supports the local
economy, and these cities have identified preferred development areas.
The most prominent public development project in North County is the $1 billion Carlsbad Desalinization
Plant, which is under construction and is due to be completed in 2016. This project should continue to
generate some demand for hotel rooms from visiting administrators, engineers, construction personnel,
and others involved in the project.
Caruso Affiliated, a commercial developer known for two very successful entertainment-oriented
shopping centers (The Grove in Los Angeles and The Americana at Brand in Glendale) intends to
purchase a 203-acre landholding located northeast of the intersection of I-5 and Cannon A venue in
Carlsbad from San Diego Gas & Electric. The sale would occur upon the entitlement of the proposed
project, which involves a large open-air shopping center similar to the Grove and Americana centers.
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Nordstrom has agreed to anchor the project in a two-level, 123,000-square-foot space. As planned, the
shopping center would occupy only 15 percent of the site, and the remaining 176 acres would be
preserved as open space. The project requires the approval of the California Coastal Commission and the
Carlsbad City Council ( or the city residents in a public election).
The owners of the existing Carlsbad by the Sea Hotel, with its distinctive freeway-side windmill,
announced plans to raze the hotel and develop a retail complex in its stead. This project seems to have
been delayed by the current strong hotel market and the customary obstacles of a major redevelopment of
this type.
Palomar Airport
Palomar Airport, which is located 1.4 miles northwest of the Proposed Hotel, is a small regional airport
that serves northern San Diego County. Its terminal, which contains customs and immigration facilities,
opened in 2009. Its runway is only 4,897 feet in length, which limits its landings to 72-seat airplanes.
The airport authority has commissioned a study of the potential capital improvements to the airport, but
any major runway extension would be on a landfill; consequently, it would require a lengthy evaluation
and permit process.
At present, Palomar Airport accommodates one commercial airline, BizAir Shuttle, which has two
scheduled flights per day to Los Angeles and is to add three flights per week to Las Vegas, beginning July
30, 2015. General aviation at Palomar Airport accounts for approximately 140,000 take-offs and landings
each year, each of which carries an average of2.9 passengers.
A recent proposal by a new carrier, California Pacific Airlines, was rejected by the Federal Aviation
Administration, and it has been abandoned. However, the airport authority is reviewing an application
submitted by an established carrier that would involve 12 new flights per day using three 70-passenger
jets on routes to Phoenix, Las Vegas, San Jose, Oakland, San Francisco, and Caho San Lucas. The carrier
anticipates accommodating approximately 200,000 enplanements per year. The general manager of the
airport reported that an Environmental Impact Report involving this new air service is underway.
Tourism
The North County area benefits from the many tourism resources and attractions in San Diego County. A
large number of tourists travel from Los Angeles and Orange Counties to San Diego, and most use
Interstate 5, which passes through Carlsbad. As a result, tourists patronize hotels, restaurants, and the
major attractions in Carlsbad. The major tourist attractions in the North County area are the Legoland
theme park in Carlsbad and the local beaches, including Carlsbad State Beach.
Legoland. This 128-acre amusement park, which lies northeast of the junction of Palomar
Airport Road and Interstate 5 in Carlsbad, opened in 1999. It is geared to young children, and it has more
than 60 rides and attractions, including numerous sculptures constructed of Lego blocks. It has been
regularly expanded and improved in recent years, which has promoted consistently increasing attendance.
Its recent and planned new rides and attractions are as follows:
2008: Sea Life Aquarium, Land of Adventure
2009: Dune Raiders
2010: Legoland Waterpark
2011: Star Wars Miniland, Splash Zoo
2012: Pirate Reef, Star Wars Miniland Expansion, Claws exhibit at Sea Life Aquarium
2013: Lego land Hotel, LEGO Legends of China, Junior Concierge Contest
2014: Waterpark expansion that doubled its size
2015: Star Wars Death Star, Heartlake City
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Legoland management does not release attendance data, and the last published estimate of Legoland
attendance was for 2006, when the Themed Entertainment Association reported it to be 1.66 million. The
General Manager of Legoland reported that the park had recorded ten straight years of increasing
attendance. Based on this information, it appears that the annual attendance was more than 2 million in
recent years.
Beaches. Expansive beaches line the coast of northern San Diego County, and Carlsbad State
Beach is one of these attractive recreation areas. Local beaches are regularly patronized by residents and
tourists who swim, surf, scuba dive, fish, and simply enjoy the coastal scenery. Also, a number of quaint
beach communities enhance the tourist appeal of this region.
Other Local Attractions and Events. The Carlsbad Flower Fields and the Carlsbad Premium
Outlets are secondary tourist attractions that cater primarily to day visitors. The Flower Fields, which are
located northeast of the intersection of I-5 and Palomar Airport Road, bloom from March to May and
regularly draws 200,000 visitors annually. The Carlsbad Premium Outlets, which attract more than 8
million shoppers per year, are a 90-store complex located near the Flower Fields; the great success ofthis
outlet mall has encouraged other retail developments, including the aforementioned Caruso project and
the redevelopment of the Carlsbad by the Sea Hotel.
A number of special events are held in Carlsbad and surrounding cities, the most prominent of which is
Art Splash, which occurs over two days each autumn and reportedly attracts 30,000 attendees. This
event, which features sidewalk chalk drawings of classical paintings, is located on Armada Drive, near
Palomar Airport Road.
The SoCal Sports Complex, which has 20 soccer fields, opened in Oceanside in 2014. As planned, this
venue would host 23 major sports tournaments, including 16 soccer events. Major youth soccer
tournaments can draw hundreds of teams, many of which require overnight lodging. As a result, this
facility should boost the occupancy of hotels in not just Oceanside but also Carlsbad on select weekends.
Other Regional Attractions. Other more distant tourist attractions include the Del Mar
Fairgrounds and Race Track, which is 15 miles south of Carlsbad, and the San Diego Zoo Safari Park,
which is 25 miles east of Carlsbad.
Economic Outlook
The local economy is in a developing recovery, as unemployment rates have dropped significantly and
office and industrial net absorption has exhibited regular increases. The forces behind much of the
growing local economy appear to be the expanding national and state economies and particularly the
flourishing high-tech and tourism sectors. Major local developments that are underway or imminent and
that should boost the local economy and increase the demand for hotels rooms include:
• continued absorption of office and industrial space in the region.
• continued addition of attractions to Legoland.
• the surge in passenger arrivals at Palomar Airport that could accrue from new airline service.
• the construction of the $1 billion Carlsbad Desalinization Plant.
• the development of the 20-field soccer complex in Oceanside.
In addition, the improvements to Palomar Airport that may result from current planning efforts and the
proposed Caruso entertainment complex could generate new demand for hotel rooms in. the long term.
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THE HOTEL MARKET
Competitive Hotels
The Home2 Suites would primarily compete with fourteen existing hotels that are located in Carlsbad,
Vista, and San Marcos ("the competitive set"). Maps showing the locations of the competitive hotels and
the site of the Proposed Home2 Suites are presented on the following page, and a summary of selected
major attributes of these properties is presented in the following table.
EXISTING COMPETITIVE HOTELS
Distance from Site
Hotel ~ STR Class 012ened Rooms Miles Direction
Upscale Extended-stay
Residence Inn Carlsbad Upscale Jul1999 121 2.1 northeast
Homewood Suites Carlsbad Upscale Feb 2008 145 1.2 northeast
Residence Inn San Marcos Upscale Jul2010 112 7.1 northeast
Hyatt House Carlsbad Upscale Dec 2001 97 3.0 northwest
Staybridge Suites Carlsbad Upscale Apr2015 106 1.9 northeast
sub-total 581
Select-service:
Hilton Garden Inn Carlsbad Upscale Jun 2000 161 2.9 west
Courtyard Carlsbad Upscale Jun 2000 145 0.7 northeast
Hyatt Place Vista Upscale Jul2012 150 4.2 northeast
Carls bad By The Sea Carlsbad Upscale Jun 1983 146 2.0 west
Holiday Inn Carlsbad Upscale Mar2015 133 14.9 northeast
sub-total 735
Upper Midscale:
Harn pton Inn Carlsbad Upper Midscale Dec2007 94 1.2 northeast
Hampton Inn San Marcos Upper Midscale Jun 2001 69 8.6 northeast
TownePlace Suites Vista Upper Midscale Jun 2010 94 5.7 northeast
Fairfield Inn & Suites Carlsbad Upper Midscale May2015 96 0.2 south
sub-total 353
Total Rooms 1,669
Source: Kallenberger Jones & Co., Smith Travel Research, Google maps
As indicated in this table, this competitive set consists of five upscale extended-stay hotels that altogether
have 581 guest rooms, five select-service properties that have 735 guest rooms, and four upper midscale
hotels that have 353 guest rooms. The lesser number of room in the upper midscale category suggests
that this segment is under-represented in this market.
The five upscale extended-stay hotels, which have large guest rooms with full kitchens, are designed to
appeal to guests that stay for long periods, and extended stays are commonly defined as five nights are
longer. The five select-service hotels are designed to appeal to individual business travelers on short
stays. These hotels typically have some food, beverage, and meeting facilities. Often, parking, Internet,
and other hotel services are complimentary. The room rates of these hotels are typically lower than full-
service hotels. The four upper midscale hotels do not have restaurants and have very small, if any,
meeting facilities. All offer complimentary breakfast and Internet services.
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All but two of the competitive hotels were built after 2000, and the Fairfield Inn opened in May 2015. In
general, all of the competitive hotels are in good condition
Supply Forecast
Proposed Hotels. The Proposed Home2 Suites and two other hotel projects (a SpringHill Suites
near Carlsbad Beach and a Fairfield Inn & Suites in San Marcos) seem likely to be built soon in this
market area. These projects are discussed in the following paragraphs.
A 104-room SpringHill Suites by Marriott has long been proposed by DKN Hotels on a site
located at 3136 Carlsbad Boulevard, which is one block east of Carlsbad Beach. This project
involves razing the existing Surf Motel, which would significantly increase the overall costs
of this development. Although it is fully entitled, this hotel project has not made significant
progress since its municipal approval in 2008, but a hotel official reported that its
development would commence after August 2015. This project may be tenuous due to its
higher development costs and the lack of progress in recent years, and it would cater mostly
to beach visitors. Nevertheless, it is assumed herein that it would be indirectly competitive
with the Proposed Home2 Suites and it would open in January 201 7.
A 118-room Fairfield Inn & Suites is planned in the Corner@2 Oaks project that is located
southwest of Twin Oaks Valley Road and San Marcos Boulevard in San Marcos. The retail
and hotel portion of this multi-use project have received municipal approvals. However, the
progress on this project has been uneven and its opening date is uncertain. Nevertheless, it is
assumed herein that this hotel would open in early 2018.
A number of other hotel projects seem unlikely to be developed soon or would not be competitive
with the Proposed Home2 Suites. These projects are discussed hereinafter.
The City of Carlsbad recently entered into a ground lease arrangement with Grand Pacific
Resorts involving a city-owned 3.15-acre property that is located adjacent to the Sheraton
Carlsbad. Grand Pacific Resorts plans to initially build 71 hotel rooms that would then be
combined with 129 existing rooms at the Sheraton. These 200 rooms, along with the existing
Sheraton conference center, restaurant and lobby area, are to be rebranded as a Westin hotel.
The remaining 121 existing Sheraton rooms would join 79 new rooms, a new lobby area and
related amenities under the Sheraton brand. Either 32 timeshare units or 32 additional
Westin hotel rooms are planned in a second phase. At present, the Sheraton is not
competitive with the hotels in the competitive set due to its much higher room rates, its full-
service amenities, and other factors. As planned, it appears that the Sheraton will have some
new facilities, which should contribute to even higher room rates and make it even less
competitive with the competitive set. The planned Westin would have higher room rates than
the Sheraton, thereby also rendering it non-competitive.
The existing 146-room Carlsbad by the Sea Hotel, which occupies a large parcel of land, is
the subject of redevelopment plans that would involve demolishing the existing hotel and
replacing it with a retail complex. While local real estate executives and city officials are
aware of this project, the owner has not fully embarked on the necessary entitlement process.
The hotel opened in 1983, has a dated two-story design, and is exhibiting signs of its age.
While this redevelopment project is based on the advanced age of the hotel and its proximity
to existing and planned retail developments, the hotel market continues to flourish, which
seems to have prompted the owners to delay the project. Since this project is uncertain, its
redevelopment has not been considered in the subsequent forecast of future hotel supply.
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A 39-room hotel project, which would include 12 condominiums and a restaurant, is
proposed on a site in Carlsbad Village. This project received the necessary entitlements in
2008, but has remained dormant since then. It is assumed herein that this project would not
be built in the next few years.
The San Marcos University District Specific Plan allows the development of 400 hotel
rooms, but this project has made little progress for many years and has no hotel developer.
Supply Forecast. The forecast of the future supply of hotel rooms in the local market is
presented in the table below.
ESTIMATED SUPPLY OF COMPETITIVE HOTEL ROOMS
Market Area: Carlsbad, California
Rooms
Opening Total Available Additions to Average Dally Rooms Available
Competitive Hotels Year Rooms 2014 2015 2016 2017 2018 2019 2020 2021 ---------
Residence Inn Carlsbad 1999 121 121
Homewood Carlsbad 2007 145 145
Residence Inn San Marcos 2010 112 112
Hyatt House Carlsbad 2001 97 97
Hilton Garden Inn Carlsbad 2000 161 161
Courtyard Carlsbad 2000 145 145
Hyatt Place Vista 2012 150 150
Carlsbad by the Sea Resort 1983 146 146
Hampton Inn Carlsbad 2008 94 94
Hampton Inn San Marcos 2001 69 69
TownePlace Suites Vista 2010 94 94
Recentl}'.-oeened Hotels
Fairfield Inn Carlsbad May2015 96 60 36
Holiday Inn Carlsbad May 2015 133 83 50
Staybridge Suites Carlsbad May 2015 106 66 40
Proeosed Hotels
Proposed Home2 Suites Jan 2017 146 146
Springhill Suites Carlsbad Jan 2017 104 104
Fairfield San Marcos Jan 2018 118 118
Uncertain additions 2018-2022 300 75 75 75 ---------
Change in Supply 209 126 250 118 75 75 75 =====
AVERAGE ROOMS AVAILABLE 1,919 1,334 1,543 1,669 1,919 2,037 2,112 2,187 2,262
% Change in Supply 15.7% 8.2% 15.0% 6.1% 3.7% 3.6% 3.4%
ANNUAL SUPPLY (room nights) 486,910 563,195 609,185 700,435 743,505 770,880 798,255 825,630
As indicated in this table, the proposed 146-room Home2 Suites and the SpringHill Suites Carlsbad are
assumed to open in January 2017, and the 118-room Fairfield Inn & Suites is projected to open in January
2018. Also, "uncertain additions" equivalent to 75 new hotel rooms were assumed to open annually after
2018, which would allow for hotel projects that may surface in the future. As in any forecast, future
development is uncertain, and even hotel projects that receive entitlements are often delayed and/or
occasionally abandoned due to such obstacles as cost increases, changing market conditions, and
financing difficulties.
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2022
75
75
2,337
3.3%
853,005
Item#11-AB#22,348 July 12, 2016 Page 108 of 121
Hotel Market Trends and Characteristics
Trends. The historical occupancies, average room rates (ADRs), and revenues per available
room (RevPARs) of the hotels in the competitive set are presented below.
RECENT MARKET TRENDS
Average Room Rate RevPAR
Year Occugancl( Amount Change Amount Change
2009 75.6% $131.40 $99.28
2010 75.6% $123.18 -6.3% $93.14 -6.2%
2011 75.6% $127.09 3.2% $96.11 3.2%
2012 75.5% $126.45 -0.5% $95.49 -0.6%
2013 78.1% $125.46 -0.8% $97.97 2.6%
2014 81.6% $131.27 4.6% $107.13 9.4%
YTD Mar2015 82.4% $127.69 7.4% $105.20 10.2%
YTD Mar 2014 80.3% $118.90 3.2% $95.44 10.8%
Source: Smith Travel Research
As indicated in this table, the occupancies of the competitive set remained high, even through the recent
recession, and exceeded 80 percent in 2014 and early 2015. The average room rate dropped slightly in
2012 and 2013, but mucµ of this downturn was due to the recent opening oflower-priced hotels such as
the TownePlace Suites in Vista in June 2012 and the Hyatt Place in Vista in July 2012. Neither of these
hotels is in Carlsbad, where ADRs are generally higher.
Performance by Hotel Type. Key performance measures of the three defined hotel classes
( extended-stay, select-service, and upper midscale) are presented in the following table.
PERFORMANCE BY HOTEL TYPE: 2014
Extended-Stay Select-Service Upper Midscale All Hotels
Number of Rooms 475 602 257 1,334
Occupancy 85.0% 77.0% 86.0% 81.6%
Average Room Rate $135.53 $134.04 $117.67 $131.27
RevPAR $115.22 $103.28 $101.22 $107.14
Source: Kallenberger Jones & Co.
As shown in this table, the extended-stay hotels realized a very healthy occupancy (85.0 percent) and the
highest RevPAR ($115.22) in 2014. The upper midscale hotels realized the highest occupancy (86.0
percent) and a RevP AR that was only slightly lower than that of the select-service hotels. The Proposed
Home2 Suites would be an upper midscale extended-stay hotel and therefore would have features of both
of these very successful hotel types.
Seasonality. Hotel occupancies and average room rates of the competitive hotels are very high
in the summer months of June, July, and August, when tourist travel is heaviest. During this period,
many of the hotels are full and prospective customers are forced to find lodging in hotels outside of the
trade area. Also, the competitive hotels perform well in March, April, May, August, September, and
October, when business travel is consistent and uninterrupted by holidays, and when some leisure travel
occurs, especially on warm days.
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The market is weakest from November through February, when leisure travel abates due to cold weather
and when commercial travel slumps during winter holidays. Even in this slow season, monthly
occupancies were higher than 69 percent, which provides evidence of the strength of this market. These
seasonality patterns are evident in the monthly occupancies, average room rates, and RevP ARs that are
presented in the table below.
MONTHLY PERFORMANCE PATTERNS: 2014
Average Room Rate RevPAR
Month Occugancy Amount Change Amount Change
January 69.3% $111.43 0.3% $77.21 10.0%
February 77.9% $115.05 1.6% $89.58 12.3%
March 86.6% $121.36 3.7% $105.12 5.5%
April 87.3% $125.68 6.3% $109.76 16.1%
May 80.8% $127.11 5.6% $102.72 10.4%
June 88.8% $146.16 7.6% $129.75 9.4%
July 92.7% $172.87 5.4% $160.21 4.3%
August 92.0% $161.19 7.9% $148.36 10.0%
September 76.5% $121.04 3.0% $92.56 6.5%
October 82.0% $120.36 5.7% $98.67 13.0%
November 74.5% $118.08 3.6% $87.99 8.3%
December 70.6% $115.67 5.3% $81.69 10.9%
average 81.6% $131.27 4.6% $107.13 9.4%
Source: Smith Travel Research
Day-of-Week Patterns. The performance of the competitive hotels in the twelve-month period
ending March 15, 2015 is presented in the following table.
DAY OF WEEK PATTERNS
Qfil' Occugancy Average Room Rate RevPAR
Sunday 68.7% $129.25 $88.78
Monday 80.7% $132.70 $107.06
Tuesday 84.9% $135.00 $114.66
Wednesday 85.5% $135.22 $115.60
Thursday 81.4% $132.85 $108.09
Friday 84.3% $134.65 $113.56
Saturday 90.7% $136.58 $123.87
Source: Smith Travel Research
As indicated in this table, the occupancy and ADR in this market are highest on Saturday, which is due to
the very strong tourist appeal of Carlsbad and particularly the expansion of Legoland. As in most hotel
markets with many corporate customers, the occupancies and ADRs of the competitive hotels are also
high on Tuesdays and Wednesdays. Also, RevP ARs are lowest on Sundays, when leisure travel is weak;
however, the Sunday room rates do not slide much because most of the Sunday customers are commercial
travelers that visit local offices on Monday morning.
-16 -
Item#11-AB#22,348 July 12, 2016 Page 110 of 121
Reconciliation of Supply and Demand
The estimated demand, expressed in room nights, is compared to the room nights available from the
existing and Proposed Home2 Suites in the table below.
SUPPLY AND DEMAND ANALYSIS (in room nights)
Market Area: Carlsbad, California
2014 2015 2016 2017 2018 2019 2020 2021 2022
Commercial 5.5% 5.0% 5.0% 5.0% 4.5% 4.0% 3.5% 3.5%
Total Gross Demand 307,300 324,200 340,400 357,600 375,300 392,000 407,900 422,200 437,000
Less: Unsafisfied Demand 27,900 25,000 17,000 3,000 2,000 2,000 2,000 2,000 2,000
Ne!Demonstrated Demand 279,400 299,200 323,400 354,600 373,300 390,000 405,900 420,200 435,000
Plus: Induced Demand 0 4,000 6,400 11,200 13,500 14,900 16,300 17,700 19,100
Total Demand Commercial 279,400 303,200 329,800 365,800 386,800 404,900 422,200 437,900 454,100
Growth over Previous Year 8.5% 8.8% 10.9% 5.7% 4.7% 4.3% 3.7% 3.7%
% ofTotal Market Demand 70% 70% 70% 70% 70% 70% 70% 70% 71%
Leisure 3.5% 3.5% 3.5% 3.5% 3.0% 3.0% 3.0% 3.0%
Gross Demand 135,700 140,400 145,300 150,400 155,700 160,400 165,300 170,300 175,500
Less: Unsatisfied Demand 17,700 14,000 9,500 3,000 2,000 2,000 2,000 2,000 2,000
Ne!Demonstrated Demand 118,000 126,400 135,800 147,400 153,700 158,400 163,300 168,300 173,500
Plus: Induced Demand 0 3,400 5,500 9,600 11,500 12,700 13,900 15,100 16,300
Total Demand Leisure 118,000 129,800 141,300 157,000 165,200 171,100 177,200 183,400 189,800
Growth over Previous Year 10.0% 8.9% 11.1% 5.2% 3.6% 3.6% 3.5% 3.5%
% ofTotal Marke!Demand 30% 30% 30% 30% 30% 30% 30% 30% 29%
TOT AL MARKET DEMAND
Total Gross Demand 443,000 464,600 485,700 508,000 531,000 552,400 573,200 592,500 612,500
Less: Unsatisfied Demand 45,600 39,000 26,500 6,000 4,000 4,000 4,000 4,000 4,000
Ne!Demonstrated Demand 397,400 425,600 459,200 502,000 527,000 548,400 569,200 588,500 608,500
Plus: Induced Demand 0 7,400 11,900 20,800 25,000 27,600 30,200 32,800 35,400
Total Market Demand 397,400 433,000 471,100 522,800 552,000 576,000 599,400 621,300 643,900
Growth over Previous Year 9.0% 8.8% 11.0% 5.6% 4.3% 4.1% 3.7% 3.6%
SUPPLY (Room Nights) 486,910 563,195 609,185 700,435 743,505 770,880 798,255 825,630 853,005
Growth over Previous Year 15.7% 8.2% 15.0% 6.1% 3.7% 3.6% 3.4% 3.3%
MARKET OCCUPANCY 82% 77% 77% 75% 74% 75% 75% 75% 75%
* compound annual growth rate
This analysis concludes that the aggregate (market) occupancy, which was 82 percent in 2014, will dip to
77 percent in 2015 and 2016 due mainly to the development of three new hotels. The occupancy is
forecast to fall again, to 7 5 percent in 2017 and 7 4 percent in 2018, when another three hotels are slated to
open. Thereafter, the market is assumed to reach an equilibrium level of 75 percent, as the regular
increases in the demand for hotel rooms are assumed to be offset by new hotels that are developed.
-17 -
CAGR*
(2014-2022)
5.5%
5.4%
5.5%
6.4%
Item#11-AB#22,348 July 12, 2016 Page 111 of 121
THE PROPOSED HOME2 SUITES
Hotel Concept
The Proposed Home2 Suites would be a 146-room extended-stay hotel that is commonly classified as an
Upper Midscale property (by Smith Travel Research) or its equivalent 2.5-star (by Expedia). In general,
extended-stay hotels have a number of characteristics that often contribute to their market appeal,
including the following:
• Many successful extended-stay hotels are not located near major freeways or busy thoroughfares
because most long-staying guests prefer peaceful, residential settings, especially in upscale
neighborhoods.
• Extended-stay hotels are often able to achieve high occupancies on weekends because of the high
proportion of guests that stay seven days or longer.
• In general, extended-stay hotels realize higher profit margins than most other types of hotels
because they have significant market appeal, they often realize higher occupancies, and their
operating expenses can be lower due to many cost savings that accrue from extended-stay guests.
• Most extended-stay hotels have grounds that include a significant pool, a barbeque area, and other
amenities.
Planned Facilities
The Proposed Home2 Suites is to be a three-story building with interior corridors, as shown in the site
plan on the following page. It would adhere to the design standards of Hilton, which emphasize elegant
furnishings in a contemporary style. As is typical of this hotel brand, its ground floor would contain a
lobby, a multi-purpose (breakfast) room, a fitness center, and a pantry (sundries store) adjacent to the
front desk. In keeping with the residential character of the lobby spaces, the hotel would contain outdoor
patio and lawn areas that would have barbeque facilities and seating areas. The principal services of the
hotel would be a complimentary buffet breakfast and complimentary wireless Internet service.
Guest rooms. As planned, the Proposed Home2 Suites would have 146 guest rooms. The
planned mix of guest rooms is set forth in the following table.
ROOMS MIX
Room Type
One-bedroom Suite
Number
Double Queen Studio Suite
King Studio Suite
total rooms
Source: Royal Hospitality Carlsbad, LLC
16
15
115
146
Share
11%
10%
79%
100%
All of the guest room suites would have a kitchen with a dining table, cooking utensils, china, silverware,
and other cooking and dining amenities. Each suite would also have a desk, a flat-screen television, and
customary guest room furniture and fixtures.
-18 -
Item#11-AB#22,348 July 12, 2016 Page 112 of 121
Parking. The hotel is to have 177 parking stalls, which would be in surface parking lots
surrounding the hotel.
Wright Place
t,H1{~ty!-t?~ "'"""----....... -... ,.. ............. __ --___ ,,,.. _____________ ..
Palomar Airport Road
Recreation amenities. Recreation amenities would include an outdoor pool, a fitness center, and
a playground. In addition, the patio and lawn areas would be available for certain recreation activities.
Management. An affiliate of the developer is to manage the Proposed Home2 Suites.
Marketing. The Proposed Home2 Suites would be affiliated with Hilton and therefore would
have the benefits of the marketing and name recognition of this prominent hotel chain. Also, the
developer intends to implement a variety of effective pre-opening and ongoing marketing programs,
including a productive Internet marketing effort, consumer advertising, community and other public
relations, direct sales efforts by management personnel, and other appropriate marketing. The hotel is to
be listed in a variety of published and Internet hotel directories. The estimates of the performance of the
hotel contained herein assume that the aforementioned marketing program will be implemented.
-19 -
Item#11-AB#22,348 July 12, 2016 Page 113 of 121
ESTIMATED PERFORMANCE OF THE PROPOSED HOME2 SUITES
Estimates of the occupancy, average room rate, and other measures of the market performance of the
Proposed Home2 Suites are set forth in this section. These estimates will be derived from a market
penetration analysis.
Market Penetration Methodology
This analysis uses the concept of "fair" share and market penetration. In this analysis technique, a hotel is
evaluated compared to the competition, and its potential market share is calculated on the basis of its
relative appeal to each type of guest. A hotel's "fair" share of market demand is said to be equal to its
share of supply, i.e., a 100-room hotel in a market of 1,000 rooms would have a fair share of demand
equal to ten percent. A "market or occupancy penetration" of 100 percent indicates a property is
capturing its "fair" share of demand. Penetration in excess of or lower than 100 percent indicates a hotel
is likely to be viewed more or less favorably than competition by that market segment of guest.
Market Position
The Proposed Home2 Suites would compare to its competitors as follows:
Relationship to Demand Generators: The Proposed Home2 Suites would be located near
Palomar Airport, where many office and industrial demand generators are situated. Those hotels
that would be nearer the coast, such as the Hilton Garden Inn, The Hyatt House, and the proposed
SpringHill Suites, would have competitive advantages due to their strong appeal to beach visitors.
On the other hand, the hotels in San Marcos and Vista would have inferior locations due largely
to its greater distance from Palomar Airport.
Neighborhood: The Proposed Home2 Suites would be in the midst of much office and industrial
development, and several competitive hotels are located nearby.
Facilities: The Proposed Home2 Suites would have the kitchens and other facilities commonly
found in extended-stay hotels. These facilities are in great demand by many of the hotel
customers in the market area, and particularly by visitors to the local high-tech companies. In
general, the local extended-stay hotels outperform other types of competitive hotels. The hotel
would also be an upper midscale hotel, which is an under-represented hotel type in this market.
Also, the hotel would have new facilities, which would provide it some competitive advantages
over most of the existing competitive hotels.
Brand Affiliation: The Proposed Home2 Suites would be affiliated with Hilton, which has a
potent frequent-guest program and other productive marketing programs. This affiliation should
provide the hotel competitive advantages.
Pricing: As an upper midscale hotel, the Proposed Home2 Suites would have the market image
of a moderately-priced hotel, which should contribute to its market appeal.
Projected Market Penetration
The quantitative analysis of the estimated market penetration of the Proposed Home2 Suites by market
segment is presented in the table on the following page.
-20-
Item#11-AB#22,348 July 12, 2016 Page 114 of 121
PENETRATION ANALYSIS
PROPOSED HOME2 SUITES
Carlsbad, California
2017 2018 2019 2020 2021
ANNUAL SUPPLY (room nights) 701,895 758,653 786,028 813,403 840,778
ROOMS IN SUBJECT PROPERTY 146 146 146 146 146
SHARE of SUPPLY 7.6% 7.0% 6.8% 6.6% 6.3%
Commercial
Total Demand 365,900 396,250 414,050 430,550 446,500
Fair Share ofDemand 27,780 27,834 28,071 28,207 28,300
Penetration Rate 95% 105% 105% 105% 105%
Demand Captured 26,400 29,100 29,600 29,600 29,600
% ofTotal Demand Captured 70% 71% 71% 71% 71%
Leisure
Total Demand 157,100 168,250 174,250 180,400 186,700
Fair Share of Demand 11,928 11,818 11,814 11,819 11,833
Penetration Rate 95% 100% 100% 100% 100%
Demand Captured 11,300 11,900 11,800 11,800 11,800
% ofTotal Demand Captured 30% 29% 29% 29% 29%
TOTAL MARKET DEMAND
Total Demand 523,000 564,500 588,300 610,950 633,200
Fair Share of Demand 39,708 39,652 39,885 40,026 40,133
Penetration Rate 95% 103% 103% 103% 103%
Demand Captured 37,700 41,000 41,400 41,400 41,400
ESTIMATED OCCUPANCY 71% 77% 78% 78% 78%
MARKET OCCUPANCY 75% 74% 75% 75% 75%
-21 -
Item#11-AB#22,348 July 12, 2016 Page 115 of 121
PENETRATION ANALYSIS
PROPOSED HOME2 SUITES
Carlsbad, California
2017 2018 2019 2020 2021
ANNUAL SUPPLY (room nights) 700,435 757,193 784,568 811,943 839,318
ROOMS IN SUBJECT PROPERTY 149 149 149 149 149
SHARE of SUPPLY 7.8% 7.2% 6.9% 6.7% 6.5%
Commercial
Total Demand 365,800 395,850 413,550 430,050 446,000
Fair Share ofDemand 28,402 28,432 28,667 28,805 28,899
Penetration Rate 95% 105% 105% 105% 105%
Demand Captured 27,000 30,000 30,200 30,200 30,200
% ofTotal Demand Captured 70% 71% 71% 71% 71%
Leisure
Total Demand 157,000 168,150 174,150 180,300 186,600
Fair Share ofDemand 12,190 12,077 12,072 12,077 12,091
Penetration Rate 95% 100% 100% 100% 100%
Demand Captured 11,600 12,100 12,100 12,100 12,100
% ofTotal Demand Captured 30% 29% 29% 29% 29%
TOTAL MARKET DEMAND
Total Demand 522,800 564,000 587,700 610,350 632,600
Fair Share ofDemand 40,593 40,509 40,738 40,882 40,990
Penetration Rate 95% 104% 104% 104% 104%
Demand Captured 38,600 42,100 42,300 42,300 42,300
ESTIMATED OCCUPANCY 71% 77% 78% 78% 78%
MARKET OCCUPANCY 75% 74% 75% 75% 75%
The rationale for the estimates by market segment follows.
Commercial. The Proposed Home2 Suites will benefit from its extended-stay facilities, which
are particularly attractive to commercial travelers on assignments of 5 days or more. Other attributes of
the hotel that would appeal to commercial travelers include its proximity to Palomar Airport and business
parks in the region, its new facilities, its upper midscale market image, and its Hilton affiliation. Based
on these factors, the penetration rates of the Proposed Home2 Suites in this segment are forecast to
stabilize at 105 percent, which indicates that commercial individuals would provide approximately 71
percent of its room nights after 2017.
Leisure Travelers. The Proposed Home2 Suites would have a location inferior to those
competitive hotels located nearer the coast, but superior to those situated in San Marcos and Vista, which
are farther from Legoland and other tourist attractions in the region. Also, the extended-stay facilities of
the hotel should be attractive to families on vacations in northern San Diego. On the whole, the market
penetration of the hotel is estimated to be equal to its fair share after 2017. As a result, leisure guests are
projected to provide 29 percent of the room nights of the Proposed Home2 Suites in a stabilized year.
-22 -
Item#11-AB#22,348 July 12, 2016 Page 116 of 121
Estimated Occupancy
The estimated market penetration and resulting occupancies of the Proposed Home2 Suites are
summarized in the following table.
ESTIMATED OCCUPANCY: PROPOSED HOME2 SUITES
Year Market OccuQancy Penetration Hotel OccuQancy
2017 75% 95% 71%
2018 74% 103% 77%
2019 75% 103% 78%
2020 75% 103% 78%
2021 75% 103% 78%
2022 75% 103% 78%
Source : Kallenberger Jones & Co.
As indicated in this table, the occupancy of the Proposed Hotel is forecast to be 71 percent in 2017, but
then increase to 77 percent in 2018 and 78 percent in succeeding years. The penetration rate is estimated
to increase from 95 percent in 2017 to 103 percent thereafter. As with most new hotels, the occupancy
was forecast to be lower in the first year of its operation due to the start-up problems associated with an
uncertain opening date, construction re-work, and the marketing required to establish a market presence.
Estimated Average Room Rate
An estimate of the average room rate (ADR) of the Proposed Home2 Suites in current (2015) dollars by
market segment and by type of guest room is presented in the following table.
ESTIMATED AVERAGE DAILY ROOM RATE
PROPOSED HOME2 SUITES
At a Stabilized Occupancy of 78 Percent
In a Representative Year (in current dollars)
Studio Suites One-bedroom Suites
Weekday Weekend Weekdat Weekend
Commercial
Percent of Segment Demand 75.0% 15.0% 8.0% 2.0%
Estimated Room Nights 22,200 4,440 2,368 592
Estimated Rate $118.00 $115.00 $135.00 $130.00
Rooms Revenue $2,619,600 $510,600 $319,680 $76,960
Leisure
Percent of Segment Demand 35.0% 55.0% 5.0% 5.0%
Estimated Room Nights 4,130 6,490 590 590
Estimated Rate $130.00 $125.00 $155.00 $150.00
Rooms Revenue $536,900 $811,250 $91,450 $88,500
SUMMARY
Total Estimated Rooms Revenue $3,156,500 $1,321,850 $411,130 $165,460
Total Estimated Room Nights 26,300 10,900 3,000 1,200
Estimated Average Daily Rate $120.02 $121.27 $137.04 $137.88
rounded to:
-23 -
Weighted
Average
Rate
100.0%
29,600
$119.15
$3,526,840
100.0%
11,800
$129.50
$1,528,100
$5,054,940
41,400
$122.10
$122.00
Item#11-AB#22,348 July 12, 2016 Page 117 of 121
As shown in the preceding table, this analysis yields an overall ADR of $122 in a representative year (in
current dollars in a stabilized year). This estimated ADR is slightly higher than the average of the four
competitive upper midscale hotels in 2014 ($117); however, if the aggregate ADR of these four hotels
should increase five percent in 2015 (to $123), then the projected ADR of the Proposed Home2 Suites
would be $1 lower than the average of its upper midscale competitors.
The estimated average room rates of the Proposed Home2 Suites in its first six years of operation are
presented in the following table.
ESTIMATED AVERAGE ROOM RATE: HOME2 SUITES
Inflated Discount Adjusted Rounded
Year Rate Factor Rate (50 cents)
2015 $122.00
2014 $125.05
2017 $128.18 (4.0%) $123.05 $123.00
2018 $131.38 (1.0%) $128.75 $129.00
2019 $134.67 0.0% $134.67 $134.50
2020 $138.03 0.0% $138.03 $138.00
2021 $141.48 0.0% $141.48 $141.50
2022 $145.02 0.0% $145.02 $145.00
In this analysis, the estimated ADR of $122 in current dollars was adjusted by an assumed inflation rate
of2.5 percent per annum to arrive at the ADR in 2017, when the hotel is expected to open. In addition,
the average rate in 201 7 was discounted by four percent in 2017 and one percent in 2018 to reflect the
introductory rates that are typical of a new hotel. The final estimates of the ADRs of the hotel were
rounded to the nearest fifty cents.
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Item#11-AB#22,348 July 12, 2016 Page 118 of 121
DRAFT Planning Commission Minutes June 1, 2016
EXHIBIT 6
Page 1
Chairperson Anderson asked Mr. Neu to introduce the next item and opened the public hearing on Agenda
Item 4.
4. SP 181(H)/CUP 15-06 -HOME2 CARLSBAD SUITES -Request for a recommendation
of approval for a Specific Plan Amendment and Conditional Use Permit to allow a 142-
room business hotel on a 3.8 acre previously graded infill site generally located north of
Palomar Airport Road, south of Wright Place and east of Palomar Oaks Way on Lot 12 of
the Carlsbad Airport Centre Specific Plan in Local Facilities Management Zone 5.
Mr. Neu introduced Agenda Item 4 and stated Associate Planner Jason Goff would make the staff
presentation.
Mr. Goff gave a brief presentation and stated he would be available to answer any questions.
Chairperson Anderson asked if there were any questions of staff.
Commissioner Siekmann asked Mr. Goff to discuss the parking for the record. Mr. Goff stated that the
parking was reduced from 1.2 spaces per room to 1.1 spaces per room and approved by the City Planner
along with a parking study. The study analyzed two hotels down the street at Palomar and Yarrow. The
parking ratio fell below one space per room and is consistent with other hotel parking reductions.
Commissioner Siekmann asked Mr. Goff if the Fairfield Hotel across the street has that same reduction.
Mr. Goff replied yes.
Commission Montgomery asked Mr. Neu if it's time to revisit hotel parking requirements. Mr. Neu stated
that we will look at all parking rates for all land uses in the zoning ordinance update. We may end up with
some type of variation depending on the type of hotel.
Chairperson Anderson asked if this hotel had conference rooms. Mr. Neu stated that it had a small
conference room of about 400 sq. ft. Referring to the hotel parking study, Chairperson Anderson asked
about the hotel occupancy rate being 98%. Mr. Goff stated that the highest rate was 99%. Chairperson
Anderson asked how the employees are accommodated. Mr. Goff stated that the calculations accounted
for employees as well.
Chairperson Anderson asked if there were any other questions of staff. Seeing none, she asked if the
applicant would like to make a presentation.
Ryong Cho from Royal Hospitality Carlsbad LLC, 6560 Pogo Lago, PO Box 3872, Rancho Santa Fe, CA
92067. He thanked the Planning Commission and staff for the ability to present their proposal. He stated
that they are in agreement with all of the conditions of approval. He believes the hotel will make an excellent
addition to the market and economy in Carlsbad, and his team is here tonight to address any concerns that
the Planning Commission might have.
Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked
if any person in the audience wished to speak on the item.
Steve Hopkins, 5835 Owens Ave., Carlsbad, thanked the Commission for their time and would like to ask
the Commission to reject this application. In the last year there were 125,000 room nights added to the
market. He dropped off paperwork earlier and mentioned that the hotels in the market are dropping
occupancy rates. Businesses are leaving California.
Chairperson Anderson asked Mr. Hopkins to explain the table at the back of his handout. He explained
that it was the Star report which hotels use to gage market conditions. He stated that the market was down
the current month 5.4% and year to date 2. 7%.
Commissioner Siekmann asked if he is involved in the industry. Mr. Hopkins said that he is involved in
hotel consulting and lives in Carlsbad. He has seen other markets that boom and then the market drops,
the hotel goes bankrupt, people are left without jobs and the city has empty hotels.
Item#11-AB#22,348 July 12, 2016 Page 119 of 121
DRAFT Planning Commission Minutes June 1, 2016 Page 2
Commissioner Montgomery asked if the percentage· change segment on the table was changing from the
beginning of year until now, or comparing it to the same month last year. Mr. Hopkins stated it was same
month last year.
Chairperson Anderson asked if there were any other questions for Mr. Hopkins. Seeing none she asked if
anyone else would like to speak on this item. The applicant asked to speak.
Mark Kallenberger, 245 Fisher Ave., Costa Mesa 92626, stated they prepared the market study for this
project and found that occupancy is near 82%. The occupancy may drop to 75% with the new hotels. You
will have hotel development with an 82% occupancy rate and there is more demand than supply. Things
are good in California, unemployment is down, hotel occupancy is good, and vacancy rates for office and
industrial are down. The tourism in California is booming with visitors from Asia. Most of the theme parks
are building expansions, including Legoland and Disneyland, i(l this favorable market. The myth of
businesses moving out of California is false. He stated that there is no danger of one project like this
causing an economic collapse.
Chairperson Anderson asked if the 1,200 hotels in San Diego would have an impact. Mr. Kallenberger
stated that the hotel rate in San Diego is 78%. Chairperson Anderson asked if California residents are
more likely to travel within the state than in the past. Mr. Kallenberger said yes and that the Central Coast
is seeing a lot of travel. Chairperson Anderson asked if people are more inclined to travel overseas. Mr.
Kallenberger stated that people are taking weekend trips and 'staycations.'
Commissioner Montgomery stated that Carlsbad possessed 50% of the office space in all of North County.
He asked if that is a main driver for a hotel like this. Mr. Kallenberger stated that Home2 Suites is designed
for corporate travelers mid-week and leisure travelers on the weekend. If you have a hotel that maintains
that balance it will have higher occupancy rates.
Commissioner L'Heureux asked about reaching the tipping point and cannibalizing existing hotels and how
long will it be before we have too many. Mr. Kallenberger stated that it has become difficult to get hotels
developed and organized, timelines get pushed out and demand keeps growing and stays ahead of the
supply. Commissioner L'Heureux stated that a lot of it depends on financing and ebbs and flows. Mr.
Kallenberger stated that during the recession financing was difficult and very few hotels were built so the
industry is catching up.
Chairperson Anderson stated that when the office space is built out and you still have undeveloped hotels,
then you will end up with an over-production of hotel rooms. Mr. Kallenberger stated that if there is demand,
the industrial space is redeveloped as office space. Carlsbad is an attractive destination for offices.
Commissioner Siekmann commented that we are talking a lot about finances and we're here to talk about
land use and the Commission is getting off the point.
Commissioner Black asked how Carlsbad is faring relative to the other coastal San Diego and Orange
County cities. Mr. Kallenberger said that county-wide the occupancy is 76% with the state of California
being 75%. Commissioner Black stated that we're doing better than the average and the projections for
the near future would maintain that average or better. Mr. Kallenberger stated yes and with the case of
Carlsbad being at 82% it's very attractive. Commissioner Black commented that there seems to be a
debate between your company and the public speaker Mr. Hopkins. Mr. Kallenberger stated that he didn't
know what sample hotels were used for his data, and that what often happens is that weather and hotel
renovations can be a factor. Commissioner Black asked if he could call Mr. Hopkins to the podium again
for his response.
Mr. Kemp stated that since public testimony has not been closed he is permitted.
Mr. Hopkins stated that the 1,200 hotel number he mentioned weren't hotels, but rooms in Carlsbad. He
said that Mr. Kallenberger's numbers would be skewed if his report was before the newer hotels were open.
Commissioner Montgomery stated he has gone over the market study extensively, it actually reflects those
specific hotels coming on line with the projected reduction. Mr. Hopkins stated that he didn't see the study
and it was just his personal opinion and that he's afraid the tipping point is approaching.
Item#11-AB#22,348 July 12, 2016 Page 120 of 121
DRAFT Planning Commission Minutes June 1, 2016 Page 3
Chairperson Anderson asked if there were any other questions for Mr. Hopkins. Seeing none she asked if
there were any other comments from the applicant.
Koong Cho, Royal Hospitality Carlsbad, said that regarding Mr. Hopkins' comment, he wants to point out
that as a developer it will be more than a $20M investment, and we have to look at many different angles
and what makes sense. He stated that similar hotels show 82.7 percent occupancy in April and year to
date is 84.7% occupancy, with year to date at is 88.8% occupancy. Carlsbad's market is unique. Home2
Suites is a mid-scale extended stay hotel. Carlsbad has many different levels of hotel from resort level to
limited service. Home 2 Suites is a mid-tier extended stay which Carlsbad does not have. He stated that
there is enough demand to build this 140 room hotel and Carlsbad has a very good reputation making
people want to stay here than in other surrounding cities.
Chairperson Anderson thanked Mr. Cho and asked if there were any other questions for the applicant.
Seeing none she asked if there was anyone else in the audience who wished to speak. Seeing none she
closed the public testimony and opened Commission discussion.
DISCUSSION
Commissioner Montgomery believes the developers made a good case for approval of the project. He has
no issues to the amended parking requirements and can support the Area 2 vs the Area 1 designation. He
isn't a fan of the architecture but understands that it resides in an industrial area. He stated that he did
delve into the market study, and also thinks Mr. Goff did a very good job on the staff report. He can approve
the project.
Commissioner Black occurs with Commissioner Montgomery. He stated that it's a very good addition to
Carlsbad's hospitality market and learned about the trends and can approve the project.
Commissioner Goyarts read the study, and when he thinks of planning for the future he thinks it's much
needed. He can support the project.
Commission Siekmann believes the project meets all the findings and that Mr. Goff did an excellent job.
She can support the project.
Commissioner L'Heureux appreciates the market analysis as backup to give them the confidence level. He
would like to see continued economic analysis in the future. He stated that we are blessed to have a very
diverse financial base which helped us through the recession. He can approve the project.
Chairperson Anderson agrees with her fellow commissioners. She appreciated the study that was provided
which was very informative. She believes that area can support more hotels and she can support the
project.
ACTION: Motion by Commissioner L'Heureux and duly seconded by Commissioner Siekmann
that the Planning Commission adopt Planning Commission Resolutions No. 7170
and 7171 recommending approval of Specific Plan Amendment SP 181 (H) and
Conditional Use Permit CUP 15-06, based on the findings and subject to the
conditions contained therein.
VOTE: 6-0-1
AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner
L'Heureux, Commissioner Montgomery and Commissioner Siekmann
NOES: None
ABSENT: Commissioner Segall
ABSTAIN: None
Chairperson Anderson closed the public hearing on Agenda Item 4.
Item#11-AB#22,348 July 12, 2016 Page 121 of 121
I
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I CARLSBAD UNIFIED SCHOOL DISTRICT
6225 EL CAMINO REAL
CARLSBAD CA 92011
SAN DIEGUITO SCHOOL DISTRICT
710 ENCINITAS BLVD
ENCINITAS CA 92024
CITY OF ENCINITAS
505 S VULCAN AV
ENCINITAS CA 92024
CITY OF VISTA
200 CIVIC CENTER DR
VISTA CA 92084
STATE OF CALIFORNIA
DEPT OF FISH AND WILDLIFE
3883 RUFFIN RD
SAN DIEGO CA 92123
SAN DIEGO LAFCO
STE 200
9335 HAZARD WAY
SAN DIEGO CA 92123
U.S. FISH & WILDLIFE
STE 250
2177 SALK AV
CARLSBAD CA 92011
CARLSBAD CHAMBER OF COMMERCE
5934 PRIESTLEY DR
CARLSBAD CA 92008
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SAN MARCOS SCHOOL DISTRICT
STE 250
255 PICO AV
SAN MARCOS CA 92069
LEUCADIA WASTE WATER DISTRICT
TIM JOCHEN
1960 LA COST A AV
CARLSBAD CA 92009
CITY OF SAN MARCOS
1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
VALLECITOS WATER DISTRICT
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
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REGIONAL WATER QUALITY CONTROL
BOARD
STE 100
2375 NORTHSIDE DR
SAN DIEGO CA 92108-2700
AIR POLLUTION CONTROL DISTRICT
10124 OLD GROVE RD
SAN DIEGO CA 92131
CA COASTAL COMMISSION
ATIN KANAN! BROWN
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
MICHAEL MCSWEENEY-BIA SD
STE 110
9201 SPECTRUM CENTER BLVD
SAN DIEGO CA 92123-1407
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ENCINITAS SCHOOL DISTRICT
101 RANCHO SANTA FE RD
ENCINITAS CA 92024
OLIVENHAIN WATER DISTRICT
1966 OLIVENHAIN RD
ENCINITAS CA 92024
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
I.P.U.A.
SCHOOL OF PUBLIC ADMIN AND URBAN
STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
SD COUNTY PL.A.NNING
STE 110
5510 OVERLAND AV
SAN DIEGO CA 92123-1239
SANDAG
STE 800
401 B ST
SAN DIEGO CA 92101
AIRPORT LAND USE COMMISSION
SAN DIEGO CO. AIRPORT AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
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1959 PALOMAR OAKS L P 5858 EDISON PLACE L L C 5872 OWENS AVENUE L L C
1959 PALOMAR OAKS WAY 1301 LAS ALTURAS RD 4660 LA JOLLA VILLAGE DR
#200 SANTA BARBARA CA 93103 #1040
; CARLSBAD CA 92011 SAN DIEGO CA 92122
A R C HOSPITALITY PORTFOLIO AIR PRODUCTS & CHEMICALS . AIR PRODUCTS & CHEMICALS
II INC INC
. 106 YORK RD 720 HAMILTON ST 1969 PALOMAR OAKS WAY
! JENKINTOWN PA 19046 ALLENTOWN PA 18101 CARLSBAD CA 92011
! ALDERSON FAMILY TRUST 10-8 & V AFFILIATES L L C BAKER PARKING LLC
09-07 1944 KELLOGG AVE P 0 BOX 7284
24131 CASCADES DR CARLSBAD CA 92008 RANCHO SANTA FE CA 92067
LAGUNA NIGUEL CA 92677
BASSI A TRUSST 05-11-89 BEL VUE TERRACE BOND RANCH LP
7753 IVANHOEAVE PROPERTIES L L C 860 JAMACHA RD #21 0
LA JOLLA CA 92037 14754 VIA DEL CANON EL CAJON CA 92019
DEL MAR CA 92014
' BROOKWOOD PACIFIC OFFICE I SSP CACC LLC C 8 INVESTMENT PROPERTIES
LLC 1900 MAIN ST LLC
72 CHERRY HILL DR IRVINE CA 92614 2454 ALTON PKWY
i BEVERLY MA 1915 IRVINE CA 92606
' CALIFORNIA TRANSPLANT CALLAWAY GOLF CO CARLSBAD AIRPORT CENTRE
SERVICES INC 2285 RUTHERFORD RD OWNERS ASSN
5845 OWENS AVE CARLSBAD CA 92008 110WC ST#1505
CARLSBAD CA 92008 SAN DIEGO CA 92101
CARLSBAD AIRPORT CENTRE CARLSBAD AIRPORT SELF CARLSBAD CORPORATE
I OWNERS ASSN STORAGE LP CENTER L P
21515 HAWTHORNE BLVD #310 2082 MICHELSON DR #2128 5500 TRABUCO RD #1 00
TORRANCE CA 90503 IRVINE CA 92612 IRVINE CA 92620
CARLSBAD WESTOAKS CAROLINE M GARDNER I CITY OF CARLSBAD
PROJECT OWNER LLC 565 CANYON DR 1200 CARLSBAD VILLAGE DR
888 SAN CLEMENTE DR #1 00 SOLANA BEACH CA 92075 CARLSBAD CA 92008
NEWPORT BEACH CA 92660
CORTE DEL NOGAL PROPERTY COUNTY OF SAN DIEGO D & S REALTY LLC
LLC 1600 PACIFIC HIGHWAY 5255 TIMBER BRANCH WAY
11444 W OLYMPIC BLVD 10TH SAN DIEGO CA 92101 SAN DIEGO CA 92130
FLOOR
LOS ANGELES CA 90064
DONALD & SUZANNE BRAND DONALD S & FRANCES S DIEHL DURKIN CA CLOT 24 L L C
I FAMILY TRUST 11-10-97 LIVING TRUST 09-16-97 4660 LA JOLLA VILLAGE DR
735 17TH ST 2016 SALIENTE WAY #1080
SANTA MONICA CA 90402 CARLSBAD CA 92009 SAN DIEGO CA 92122
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ECLECTIC ENTERPRISES L L C
2244 FARADAY AVE
, CARLSBAD CA 92008
FAIRFIELD RANCH L L C
1 POST #200
IRVINE CA 92618
· GEMOLOGICAL INSTITUTE OF
' AMERICA INC
. 5345 ARMADA DR
. CARLSBAD CA 92008
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1 HANELLA I L L C
' 245 VIA TIERRA
1 ENCINITAS CA 92024
: JCM FARMING INC
' 3160 LIONSHEAD AVE
CARLSBAD CA 92010
KELLOGG LLC
: 2810 S CAMINO DEL RIO #200
\ SAN DIEGO CA 92108
MARBRISA MAINTENANCE
CORP
i 5083 AVENIDA ENCINAS #101
I CARLSBAD CA 92008
I p T CARLSBAD ASSOCIATES
; 9285 DOWDY DR #1 01
SAN DIEGO CA 92126
PALOMAR CREATIVE LLC
1939 PALOMAR POINT WAY
CARLSBAD CA 92008
, PALOMAR HEIGHTS HOLDINGS
'LLC
595 S RIVERWOODS PKWY #400
. LOGAN UT 84321
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MCTAGGART LIVING TRUST 08-
21-09
5838 EDISON PL #201
CARLSBAD CA 92008
FIFTY-FIRST STREET L L C
1938 KELLOGG AVE
CARLSBAD CA 92008
GREYSTONE HOMES INC
1525 FARADAY AVE #300
CARLSBAD CA 92008
HOEHN ENTERPRISE 3 L L C
P 0 BOX789
CARLSBAD CA 92018
JORKEN LLC
1960 KELLOGG AVE
CARLSBAD CA 92008
KIRBY FAMILY TRUST 04-04-
1993
333 S HOPE ST 53RD FLOOR
LOS ANGELES CA 90071
MEHIN RASHID FAMILY TRUST
08-28-08
2227 PASEO SAUCEDAL
CARLSBAD CA 92009
PALOMAR ACQUISITIONS
PARTNERS LLC
4747 EXECUTIVE DR #410
SAN DIEGO CA 92121
PALOMAR CREATIVE LLC
222 KEARNY ST #600
SAN FRANCISCO CA 94108
PALOMAR HEIGHTS PLAZA
ASSN
11260 EL CAMINO REAL #200
SAN DIEGO CA 92130
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3214 AVENIDA DE SUENO
CARLSBAD CA 92009
G T F PROPERTIES
P 0 BOX 919065
SAN DIEGO CA 92191
H B S D COLLECTION-
CARLSBAD LLC
680 5THAVE
NEW YORK NY 10019
JAYRO L LC
6339 PASEO DEL LAGO
CARLSBAD CA 92011
K S L WRIGHT PLACE OFFICE
LLC
5790 FLEET ST# 300
CARLSBAD CA 92008
KIWI AUDIO VISUAL
1950 KELLOGG AVE
CARLSBAD CA 92008
NEILSON HOLDINGS L L C
1936 KELLOGG AVE
CARLSBAD CA 92008
PALOMAR AIRPORT PARTNERS
LLC
3278 VISTA MATAMO
EL CAJON CA 92019
PALOMAR FITNESS PARTNERS
LP
501 SANTA MONICA BLVD #312
SANTA MONICA CA 90401
PALOMAR OAKS BUSINESS
CENTER ASSN
888 PROSPECT ST #11 0
LA JOLLA CA 92037
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PALOMAR OAKS CORP
1985 PALOMAR OAKS WAY
CARLSBAD CA 92011
, ROLL & CHAIKEN ENTERPRISES
LLC
P 0 BOX 1477
RANCHO SANTA FE CA 92067
SHAKA ZULU L L C
P 0 BOX412
SOLANA BEACH CA 92075
1 SUNROAD RESEARCH CENTER
I PARTNERS L p
: 4445 EASTGATE MALL #400
SAN DIEGO CA 92121
TECHPLEXLP
1000 PIONEER WAY
EL CAJON CA 92020
! WASATCH CORNERSTONE
HOLDINGS LLC
595 S RIVERWOODS PKWY #400
LOGAN UT 84321
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POLARIS INDUSTRIAL
ENTERPRISES INC
1954 KELLOGG AVE
CARLSBAD CA 92008
S V N CARLSBAD L L C
18881 VON KARMAN AVE #800
IRVINE CA 92612
STOKES FAMILY PROPERTIES L
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50855 WASHINGTON ST #C-220
LA QUINTA CA 92253
SUNWOOD PACIFIC RIDGE LLC
9820 WILLOW CREEK RD #490
SAN DIEGO CA 92131
TECHPLEX NO 2 L P
1000 PIONEER WAY
EL CAJON CA 92020
WAYMARLLC
1940 KELLOGG AVE
CARLSBAD CA 92008
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P 0 BOX25025
GLENDALE CA 91221
SAN DIEGO GAS & ELECTRIC co
PO BOX 25111
SANTA ANA CA 92799
STRUCTURES ON THE GREEN L
LC
1914 PALOMAR OAKS WAY
#150
CARLSBAD CA 92008
SURYALP
10660 SCRIPPS RANCH BLVD
#100
SAN DIEGO CA 92131
WARD ROBERT D & DONNA L
TRUST 07-03-03
1955 KELLOGG AVE
CARLSBAD CA 92008
YUEN FAMILY TRUST 09-13-95
512 N CRESCENT DR
BEVERLY HILLS CA 90210
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AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DAT~ OF PUBLIC HEARING: . 2 !tz.} / 'f? . I I ·
SUBJECT: tillYf\.eS l Oav lbk?aJ 0\.J.;C\-eS
LOCATION: . \'kQQ c~ \J~\b1J? t:?D1te. .
DATE NOTICES MAILED TO PROPERTY OWNERS: ~! J 0 I I te
NUMBER MAILED: {02-. . ( }
I declare under penalty of peljury under the laws of the State .of California that I am
employed by the City of Carlsbad and the foregoing is true and correct.
CITY CLERK'S OFFICE
I (Dat~> .
SENT TO FOR PUBLICATION VIA E-MAIL TO: 0 _Union Tribune .
~ CoastNews
PUBLICATION DATE: Union Tribune·----~-----------
Coast News 7 J l /1 l(? ------~~,~+/~¥-~--------
I declare under penalty of peljury under the laws of the State of California that I am
employed by the City of Carlsbad in the City Clerk's Office d th egoing is true and
correct.
Date: l 0 fl-o )wz
Attachments: 1) Mailing Labels
2} Notice w/ attachments
Home2 Carlsbad Suites
SP 181(H)/CUP 15-06
Location MapP A L O M A R O A KS WY
RUBYWYS A P PHIREDRWRIGHTPLCORTEDELNOGALOWENSAVDRYDENPLPALOMARPOINTWYWESTOAKSWYPALOMARAIRPORTRDTU RQUOISEDRKELLOGGAVMcClellan-Palomar AirportSpecific Plan 181
P A L O M A R OAKS WY CAMINOVID A R O B L E
COLLEGE BLRUBYWYSAPPHIREDRPALOMAROAKSWYCORTED EL A B E T O
CORTEDELNOGALOWENSAVDRYDENPLP ALOMARPOINTWYW ESTOAKS W YPALOMAR AIRPORT RDTURQUOISEDRKELLOGG AV0 700 1,400350FeetSP 181(H) / CUP 15-06Home2 Carlsbad SuitesSpecific Plan 181McClellan-Palomar AirportLot 12
Project Proposal
Specific Plan Amendment
Howesweller _.,..--& Associates -..........._
/ LAND UH ,LANNING U O [H INURINO ~
FIGURE 7
CARLSBAD AIRPORT CENTRE
SPECIFIC PLAN 181 (H)
LAN D USE PLAN
CITV OF CARLSBAD
Existing
Hotel
Parking
Lot
Office
PROJECT INFO:
•142 rooms
•86,886 sq. ft.
•158 parking
spaces
Site Entrance
Project Consistency
•General Plan
•Carlsbad Airport Centre Specific Plan
•Zoning Ordinance
•Airport Land Use Compatibility Plan
•Growth Management
•CEQA
Planning Commission Action
•On July 1, 2016 –Planning Commission conducted a
public hearing for the project.
•One (1) member of the public spoke.
•Planning Commission voted 6-0-1 to recommend
approval of the project.
Recommendation
That the City Council hold a public hearing and
introduce an Ordinance approving Specific Plan
Amendment No.SP 181(H)and adopt a Resolution
approving Conditional Use Permit No.CUP 15-06
for a 142-room,Home2 Suites by Hilton,business
hotel.