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HomeMy WebLinkAboutRP 84-03A; Carlsbad Inn; Redevelopment Permits (RP) (5)Citv qf Carlsbad Planning Department August 10, 1989 Ms. Laura C. Pupo Director Meritor Savings Bank 1234 Market Street Philadelphia, PA 19107 RE: Carlsbad Inn, LTD. 132 Timeshare Condo Units, Lot 1 Located at: 3001 Carlsbad Blvd., Carlsbad, CA Dear Ms. Pupo: This is to confirm that the current use of the 132 condominium units at Carlsbad Inn for time share condominium purposes complies with the zoning requirements for that property. Furthermore, there are no unresolved building code violations with respect to the 132 condominium units. MICHAEL J. H0L2M Planning Director TONY MATA Building Director c: Susan Doyle Chris Salomone RP 84-3 Lance Schulte LBS:lh cbinn.1tr 2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161 DATE: NOVEMBER 2, 1988 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: CARLSBAD INN - VILLAGE EATERY A minor redevelopment permit will be required if conditions are imposed on this use request. The following are some areas that may be considered for conditioning the food service/deli/retail use at this site: 1] Applicant submit a floor plan to Design Review Board for approval under a minor redevelopment permit. 21 No alcohol off-site sales, (on-site sales?) 3] Use of outdoor deck area/access. 4] No service to tables. 51 Number of tables. 61 Paper/plastic serving materials only. There is no definition of "deli" in the zoning ordinance. Generally defined as: "ready to-eat" food products not eaten on site (only incidental) retail food operation CHRIS SALOMONE CS:al October 28, 1988 TO: Housing and Redevelopment Manager FROM: City Attorney BUSINESS LICENSE FOR THE VILLAGE EATERY LOCATED AT THE CARLSBAD INN (FORMERLY NORBY'S BAKERY) DESIGN REVIEW BOARD MEETING NOVEMBER 2, 1988 Thank you for sending me a copy of your staff report for this item. A business license is a ministerial permit and I know of no legal authority to impose conditions on it. If the change of use triggers a minor redevelopment permit under Section 21.35.070, then a redevelopment permit issued in connection therewith may be conditioned. Should you have any questions regarding the above, please do not hesitate to contact me. RONALD R. BALL Assistant City Attorney rmh 2075 LAS PALMAS DRIVE CARLSBAD, CA 92009-4859 cr boUJ S „ Citp of Carl£(bab BUILDING DEPARTMENT Cer TELEPHONE (619) 438-1161 CERTIFIED DATE August 26, 1987 NAME: ADDRESS: CITY: SUBJECT: Jim Watkins Carlsbad Inn 3001 Carlsbad Boulevard Carlsbad, CA 92008 RP/CUP 84-3; Carlsbad Inn Marketing Plan It has come to our attention that off-site solicitation for time share membership at the Carlsbad Inn has been taking place along the beach and seawall area. This is in violation of the RP/CUP 84-3 issued to the Carlsbad Inn. Compliance can be made by Please contact me at ^38-1161 to informally resolve this matter. IICHAEL A. HARRINGTON Code Enforcement Officer MAH: hmj C: Community Redevelopment Manager r August 11, 1986 RESORTS International, Inc. JAMES M. WATKINS PRESIDENT Mr. Chris Salamone Redevelopment & Grants Manager City of Carlsbad and Carlsbad City Council 1200 Elm Avenue Carlsbad, CA 92008 On January 2 8, 1986 the Council approved the Grunion's Run restaurant subject to the following: Applicant must provide an additional 23 parking spaces by acquisition of property in the immediate vicinity or by some other means satisfactory to the City Council. The following week the applicant met with Marty Orenyak, Director of Building and Planning, and Chris Salamone, Redevelopment Manager, to discuss various options. One possible option suggested was to participate in a possible parking district and to provide improvement funds for that parking district. A proposed parking lot at Garfield Street was considered the most appropriate. At this time, however, the Garfield proposal would seem to be at best delayed and as time is of the essence, the applicant is thus proposing the following solution, PROPOSAL (1) The Carlsbad Inn will lease 200 feet of the railroad right- of-way property approximately 150 feet south of Elm Street and fully improve the site including black top and landscaping to park a total of 44 cars. Twenty-three spaces would be marked for Carlsbad Inn parking and the balance could be utilized for public use- COMMUNITY BENEFITS The advantages to the city are two fold. First, of course, additional piiblic parking would be provided for the community; and second, the completion of the remaining 72 units of the resort will produce significant tax revenue for the city and redevelopment area and a significant customer base for the other shops and businesses in the village. 1442 Camino Del Mar • Post Office Box 99 • Del Mar, California 92014 • 619 / 755-3991 Page 2 August 11, 1986 OPERATIONAL NOTES During marketing of the vacation condos, there are over 50 sales personnel and 100 prospects per day on site. Once marketing is completed, the parking for these 150 plus people per day is eliminated. Even with this added demand there has been ample space available throughout even the summer months except when there has been special community events such as the Triathalon, Sundowners, etc. We had car passes printed for guests and made arrangements for traffic security officers and valet parking, none of which have been needed. However, these methods are available for future parking control if needed. In our opinion, once marketing of the vacation condominiums is completed there will be more than ample parking on site and actually surplus most of the time due to the "Joint-Use" or "Shared-Use" concept. A typical 15 percent "Joint-Use" provision would have provided the Carlsbad Inn a credit for 42 parking spaces similar to that provided to the Twin Inns. PRACTICALITY OF THE PROPOSED PARKING SITE The site was selected due to its easy and safe access from the resort for employee parking. Employees can cross at the Elm Street traffic light and are only a two and one-half minute walk to the resort. The resort has provided 281 parking spaces as required, without receiving any bonus or benefit for "Shared Use" parking. Additionally, not included in the count, the resort improved 32 adjacent public spaces on Elm and Oak Streets, The 281 on site spaces include the requirements for employee parking. Having employees park on the proposed site is only a minor inconvenience and can be easily controlled by issuing employees parking stickers for their cars. All stickered cars would then be required to park at the railroad site, a short two and one- half minute safe walk to the resort. SOLUTION OF MUTUAL BENEFITS The problem is thus solved, the public gains 21 additional public parking spaces, the city will receive significant property and sales taxes and the village merchants gain a needed customer base. REQUEST We, therefore, respectfully request the Council's approval of the above proposal to meet the following condition: Page 3 August 11, 1986 The applicant must provide additional 23 parking spaces by acquisition of property in the immediate vicinity or by some other means satisfactory to the City Council. Furthermore, should the applicant be able to purchase property in the immediate area in the future for 23 spaces, or should the city decide it is desirable for the applicant to join into a parking district on Garfield or elsewhere in lieu of the above proposal, than the applicant would thereby be relieved of the above railroad site responsibility. Sincerely, James M. Watkins President JMW:bk Enclosures ITEM 2 INFORMATIONAL ITEM DATE: March 26, 1986 TO: DESIGN REVIEW BOARD FROM: Redevelopment Office SUBJECT: RP/CUP 84-3(A) - CARLSBAD INN - Request for approval of a 630 square foot second story retail deck area. On January 15, 1986, the Design Review Board denied RP/CUP 84-3(A) due to parking and circulation concerns. The applicant's submittal included plans which illustrated an exit stair and retail deck area at the second floor, east facade of the retail building. Upon appeal, the Housing and Redevelopment Commission approved in concept the proposed restaurant subject to certain conditions. One of these included providing parking required to serve the retail deck area. As the applicant has met this condition, approval of the retail deck area is requested at this time. ARCHITECTURE/DESIGN The second floor plans show the deck area fronting Carlsbad Boulevard. This deck area decreases the building setback from Carlsbad Boulevard by 15 feet which is dramatized by the bulk and massiveness of its architecture. Slides of improvements will be shown at Design Review Board meeting. March 21, 1986 TO: DIRECTOR COMMUNITY DEVELOPMENT FROM: Community Redevelopment Manager GARFIELD STREET PARKING LOT/RP 84-3(A) CARLSBAD INN Staff is analyzing the possibility of making a public parking lot on Garfield Street between Elm and Grand Avenues. This would provide public beach parking. A preliminary review by the Development Processing Section indicates that the lot would be feasible. Some urgency is needed for this project because it could be financed by the Carlsbad Inn if it is deemed adequate to meet their parking deficiency. A workable, parking solution would allow the Carlsbad Inn to pull building permits for their final phase of construction (72 condominium units). The Director of Utilities and Maintenance has agreed to expedite this project. Knowing the workload in Engineering is severe and backlogged, I would recommend your consideration of assigning the design and monitoring responsibility to Utilities and Maintenance in this special case. CHRIS SALOMONE CS:al RESORTS International, Inc 835 Fifth Avenue Suite 408 San Diego, Ca 92101 March 4, 1986 Mr. Chris Salamone City of Carlsbad Housing and Redevelopment Manager 2965 Roosevelt Street, Suite B Carlsbad, CA 92008-1991 Re: Carlsbad Inn Retai1/Restaurant Building Deck Dear Mr. Salamone: In January, the City of Carlsbad Planning Commission reviewed our application for operation of a restaurant in the above-referenced project. Our submittal included plans which illustrated an exit stair and retail deck area at the second floor. East facade. The commission approved the operation of the restaurant and also approved a parking arrangement which included parking required to serve the deck area. We are preparing to construct a railing around the deck area and are requesting the Design Review Board's consent to allow completion of construction of the deck area. We had assumed that the Planning Commission's recent approval did not require subsequent review by the Design Review Board. However, Mr. Orenyak has informed us that we will not be allowed to use the deck area (for other than exiting purposes) unless it is brought before the Design Review Board. Page 2 Mr. Chris Salamone City of Carlsbad March 4, 1986 I understand that this matter will be scheduled as an informational item on the agenda for the March 19, 1986 meeting. I am submitting herewith, a second floor plan, site plan and elevations to illustrate the proposed deck surface and perimeter railing design. Please let me know if you require additional information Thank you. Sincerely, Howard D. Meacham Director of Development (619) 233-4098 cc: Mr. Brian Hunter, City of Carlsbad Mr. Martin Orenyak, City of Carlsbad Mr. James M. Watkins, Winners Circle Resorts International, Inc. IBU lUKln RECEIVEO ^ UN0U8E r4 pUHHlNQOmCE January 9, 1986 To whom it may concern: My response to the proposed restaurant on the corner of Carlsbad Blvd and Elm is positive. I have no objections and indeed, I am looking for- ward to eating there. Thank you, :^.i3 ,-4 1988 RECEIVED UND USE PLANHING OFFICE January 9, 1986 , To whom it may concern: Re: public hearing scheduled for January 15, 1986. My opinion on the proposed restaurant at Elm and Carls- bad Blvd. (on the corner of the Carlsbad Inn property) is basically positive. This project will enhance the community esthetically and has every reason for success, We need business success here, not failure. Don't misunderstand me, I am all for good zoning laws and sound planning. Carlsbad has a good chance of retaining its village atmosphere and keeping its down- town vital. I would hate to see all the success end up on El Camino Real or Palomar Road. Sincerely, :I • N. Grunwald 30 80 Lincoln Street #19 Carlsbad, Ca ^^^^ ^ JAMES M. WATKINS RESORTS PRESIDENT International, Inc. December 9, 1985 Mr. Martin Orenyak Director, Building Se Planning City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008 Dear Marty: As per our discussion Thursday, December 5, 1985, we will complete the full Grunion's Run Galleria as per plan excepting the decking and stairway from said decking area. No further work will be done on the stair and decking area and the upper Galleria portion of the Grunion's Run shall not be open to the public until such plans are approved. We will only be allowed to utilize the pie bakery portion for production purposes until such plans are approved. Respectfully submitted. James M. Watkins JMW:bk RECEIVED OEC G1935 CITY OF CARLSBAD Biiiidiog Department 1442 Camino Del Mar • Post Office Box 99 • Del Mar, California 92014 • 619 / 755-3991 RESORTS International, Inc. ^ 835 Fifth Avenue San Diego, Ca 92101 December Mr. Charles Grimm Assistant Planning Director City of Carlsbad 1200 Elm Street Carlsbad, Ca 92008 Re: Carlsbad Inn Dear Mr. Grimm: Several weeks ago, we submitted an application for a Major Redevelopment Permit and Conditional Use Permit for the above-referenced project. At the time the application was submitted, Brian Hunter mentioned that it may be possible to have our request considered at the January 8, 1986 hearing. We have discussed our submittal with John McCoy, Chairman of the Redevelopment Commission, and he is willing to expand the January 8th agenda to include our application. I telephoned Brian Hunter on December 23rd to discuss the hearing schedule and I understand that he is on a medical leave of absence. Ed Reese told me at that time that the agenda is full and that we should contact you to have our request added to the agenda. Our initial problem is that the notifications must be mailed out 10 days in advance of the hearing which only leaves a few days. We would greatly appreciate your assistance in adding this request to the agenda. Thank you. S incere1y, Howard D. Meacham Director of Development (619) 233-4098 1442 Camino Del Mar • Post Office Box 2089 • Del Mar, California 92014 • 619 / 755-7778 December 9, 1985 RESORTS International, Inc. JAMES M. WATKINS PRESIDENT City of Carlsbad Planning Commission Design Review Board Housing and Redevelopment Commission Dear Commission/Board Members: The following is a brief history of events and the purpose of our request for a minor modification to the Land Use Planning Application for the Carlsbad Inn. When the Carlsbad Inn conceptual plans were submitted to the Commission almost two years ago, there were no specific tenants. We thus described the facilities and the desired tenants as follows: "In keeping with the Ylllage_Desi.gn_Manual_Goals, we will incorporate interesting shops, bouti'ques, restaurants, prominades, patios, outdoor cafes, courtyards and gardens." We noted that the retail building was modeled after Stratford Square in Del Mar and that we hoped to include a French Bakery. The site and final_building_glans_submitt^ B&£litted_i.n_1984_bY.the_Ci.t2_i.ncru^ and other items eluded to in the oral presentation that were not fully developed in the conceptual plans. The code makes no reference to patios, and because they are encouraged by the Village Design Manual and because the plans were approved, we were unaware until recently that there was a problem. Tenant improvement plans for the Grunions Run were submitted to the City in April, 1985. The_CitY_noted_the_extent_of the_kitchen_and_reguested_a_letter the^operatlon^ On April 24th, the letter submitted to the City to described the operation (attached) "as_a_uni.gue Sill&^i§-li§turmg_arts^_antigues^_flne §B§Sl§il5iQ9_l51_home-made_gXes^_so i§QSY-.drinkSj. Based_on_thls_Tetter, in June the plans were approved by the City, the tenant Tease was finalized and the improvements were built. 1442 Camino Del Mar • Post Office Box 99 • Del Mar, California 92014 • 619/755-3991 Page 2 City of Carlsbad Planning Commission Design Review Board Housing and Redevelopment Commission December 9, 1985 The Carlsbad Inn is a very complex development. As such, it is understandable that there could have been a misunderstanding. At this point City staff believes the Grunions Run should be considered a bonafied restaurant which would require 12 additional spaces. The Grunion's Run (similar to Piret's or Upstart Crow) is, in part, bakery-restaurant, part retail and will provide room service to the resort. And as such, is a modified, rather than full-service restaurant. The facility is of vital importance to the success of the Carlsbad Inn as a first class, full-service destination resort and we therefore respectfully request your approval of the above use and parking justification by allowing the Carlsbad Inn the same Common Facilities reduction allowance provided to the Twin Inns. A 15% Common Facilities allowance would provide a credit of approximately 44 spaces which gives the project 32 more spaces than required. In the final analysis, I believe the staff will concur that the Carlsbad Inn is a quality development which will be of significant benefit to the redevelopment area and a special place in which the residents of Carlsbad may meet and enjoy the ambiance of the Coast as is recommended and encouraged in the Carlsbad Village Design Manual. For all the reasons above we respectfully request your favorable consideration of our request. Thank you. Very truly yours. James M. Watkins The Carlsbad Inn Beach and Tennis Resort is a mixed-use development comprised of 132 luxury timeshare vacation condominiums, a 66 room luxury hotel, free standing restaurant and retail facilities. The subject site is a four-acre city block located at the Southwest corner of Elm Street and Carlsbad Boulevard in the City of Carlsbad Redevelopment Area. This project is approximately 85% complete. The hotel has been in full operation since July 1985, phase 1 of the timeshare condominiums is complete, the free-standing restaurant is complete and the Grunions Run/retail building is nearing completion. Common area improvements, including below-grade and surface parking, pool and spa are complete and landscaping is 90% completed. Reguest Winners Circle Resorts International, Inc., the project developer, requests approval of a 15% reduction of parking requirements for the project based upon section 21.44.160 of the City of Carlsbad Zoning Ordinance. The specific paragraphs of this section applicable to this request are paragraphs 3, 4 and 5 which relate to: Mixed Occupancies in a Building, Joint Use, and Common Facilities, respectively. S§9ii£§l-iZiiSti fication We strongly urge approval of this request for the following reasons: 1. A substantial percentage of projected retail/ restaurant patrons will be hotel/timeshare guests. Ample parking has been provided for the hotel/timeshare uses and these guests will be walking from the hotel and condominiums to use the retai1/restaurant facilities. The peak parking requirements for the various land uses contained in this project occur at different times throughout the day, decreasing the potential for substantial conflict during principal operating hours. 3. Actual timeshare vacation condominium parking usage is less than the one space per unit as prescribed for this project. E&£[H&§j&.^2iSt i.fXcatXon.Anal2sls ITEM I In support of item I, Joint Use of Hotel/Timeshare, Restaurant and Retail Facilities, we respectfully submit that a substantial number of restaurant/retail patrons will be guests of the hotel and/or resident timeshare condominium owners. A mixed-use parking requirement study commissioned by the Urban Land Institute reveals that 80% to 90% of hotel guests patronize restaurant/retail facilities within the hotel complex. It is conceivable that the Grunions Run/Retail building could be occupied 100% by residents of the hotel and condominiums and thus, require no additional parking. However, we concede that this is, at best, a remote possibility. We do feel it reasonable to assume that at any given time, 25% to 35% of the Grunions Run/Retail building will be occupied by guests of the hotel or condominium owners. At the time our original application was approved, the parking requirement for the Grunions Run/Retail Building was based upon a 100% retail use building containing 10,300 S.F. requiring 34 spaces. Originally, Grunions Run was considered a retail use, because more than 50% of the floor area was (and remains) allocated for retail uses. However, a permit for the on-site sale of alcholic beverages required that it be classified as a bonafide eating establishment (restaurant). This reclassification would require, for zoning and parking purposes, a total of 46 spaces as illustrated in Table II. Table II RetaiI/Grunions Run Building Parking Requirement Calculation Area Park ing Spaces Area (S.F.) Requ irement Requ ired Ground Floor Kitchen 718 1/Occupant 4 Ground Floor Retail 407 1/300 I Interior Restaurant 407 1/100 4 Covered Patio Restaurant 796 l/lOO 8 General Retail 8,768 1/300 29 Total Parking Spaces Required 46 Table III Carlsbad Inn Beach Se Tennis Resort Approved/Reclassified Project Parking Allocation Spaces Provided Spaces Required Per Original Reclassification Land Use Submittal of Grunions Run Hotel 66 66 Time Share Condominiums 132 132 Fidel's Restaurant 49 49 Retail/Grunions Run Bldg. 34 46 Total spaces required 281 293 Less: 15% Common Facilities Credit (44) Net Parking Spaces Required 249 Spaces Provided 281 Net Surplus Parking Spaces 32 Given the reclassified requirement of 293 spaces, a 15% maximum joint use, common facilities reduction would allow reduction of 44 spaces, resulting in a requirement of 249 parking spaces. 281 spaces are provided for the project, leaving an excess of 32 spaces. ITEM 2 In suport of item 2, Lack of Substantial Conflict in Principal Operating Hours, we submit the results of a shared parking study conducted for the Urban Land Institute. This study analyzes potential parking requirements for various types of mixed-use developments and substantiates the reduction of requirements we are requesting. The study reveals that strong links exist between hotel guests and nearby restaurant or retail land uses. Between 80 and 90 percent of the hotel guests surveyed indicated that they were also patrons of retail establishments and or restaurants within or adjacent to the hotel. Walking distance or proximity was found to be a major influence on the captive relationship. Further, the sensitive distance is affected by local factors, including climate, the safety and convenience of pedestrian paths and the general env ironment. In terms of gross parking accumulations, retail and restaurant use peaked at different times throughout the day. Retail use achieved the highest parking accumulation at 1 PM on weekdays and at 2 PM on Saturdays. Restaurant use achieved the highest parking accumulation at 7:30 PM on weekdays and at 9:30 PM on Saturdays. Hotel parking accumulations were shown to be more even throughout the day. We feel that these statistics and results further support our request for the 15% joint use/common facilities parking reduction. ITEM 3 In support of item 3, Actual use of Timeshare and Hotel Facilities Parking, we conducted a survey of timeshare resorts to determine actual use of parking facilities. Of the 15 resorts surveyed, the average parking spaces used per unit was 0.89. Applying this usage to the 132 timeshare units at the Carlsbad Inn Beach and Tennis Resort, would result in a need for 117 spaces. We have provided 132 spaces, or 15 in excess of anticipated usage. Additionally, a recent Laventhol Horvath Study reveals that the average occupancy for hotels in North San Diego County during September was 58.6%. In October, many Carlsbad Hotels reported occupancies of lesss than 30%. As a full-service, destination resort, the Carlsbad Inn expects to do much better. But at best, a 75% occupancy might be expected. This would result in a 25% non-use of the 66 hotel spaces, or 16 in excess of usage. Although not specifically counted as part of the required parking for this project, 32 off-site diagonal spaces were provided along Elm and Oak Avenues. The number of spaces provided was in excess of that required for off-site parking. The staff report from Land Use Planning office dated March 28, 1984 indicated that the Elm Avenue spaces (20 per the original site plan) would be utilized by visitors to the Grunions Run/Retail Building. Summary We feel that the material submitted herein supports our request for a 15% reduction of parking spaces required (As has been provided to other mixed-use projects within the City). Approval of this request will not increase traffic congestion or parking requirements beyond that required for single-use facilities. The concept of joint use/common facilities parking has a successful precedent in the City of Carlsbad and your concurrence will result in an added amenity via the Grunions Run retail/food establishment. The concept, planning, and appearance of the Grunions Run/Retail facility is consistent with many of the concepts set forth in the Village Design Manual. This document makes specific reference to encouraging streetscaping and open space amenities at the intersection of Carlsbad Boulevard and Elm Avenue and approval of the requested parking allowance will make it possible for us to fullfill the planners prescription for this vital area of the City Carlsbad. Grunions Run will provide color, landscaping, waterscape, patio and exterior gallery space enhanced with unique architectural features and materials. The outdoor amenities will enhance the pedestrian linkage from the downtown area to the beach. Without the requested mixed-use parking consideration, Grunions Run as a vibrant, exciting asset to the Calrsbad Boulevard special treatment area is not possible. 1200 ELM AVENUE CARLSBAD, CA 92008-1989 Of TELEPHONE (619) 438-5525 Citp of Carlsljab BUILDING DEPARTMENT November 21, 1985 Jim Watkins Winner's Circle P. 0. Box 2089 Del Mar, CA 92014 WINNER'S CIRCLE/CARLSBAD INN: RETAIL STORES It is obvious, based upon our recent conversation and a physical inspection of the property, that the intended use of the first and second floors, that portion of the building facing Carlsbad Blvd., is for a full bar and restaurant. Please note that discretionary approval for your project was based upon conditions relating to: 1, 132 Time-Share Condominiums 2, 66-Unit Hotel 3, An existing 4,900 square-foot restaurant, "Fidel's" 4, 10,300 square feet of retail stores A bar and/or restaurant is not permitted. Should you desire to include a bar and restaurant at this location, you must obtain a Major Redevelopment Permit and a Conditional Use Permit for the sale of alcoholic beverages. Until appropriate discretionary approval is granted (Design Review Board and Housing and Redevelopment Commission), you are specifically not permitted to: 1. Sell alcoholic beverages in the building or patio area, and 2, Provide food service within the building or patio area. You may provide hotel room service or the sale of pies and bakery goods. Individual sales of non-alcoholic beverages is permitted provided no restaurant is created. The two service windows ( to the bar and kitchen areas) must be closed and designed so that no food or beverage service may occur through the windows. November 21, 1985 Jim Watkins Page 2 I have scheduled a meeting in my office for 9 AM Monday, November 25, assuming that you would want to discuss this issue as soon as possible, ITIM ORENYAK Director of Building MO:hmj C: City Manager City Attorney Redevelopment Manager RESORTS International, Inc. JAMES M. WATKINS PRESIDENT November 20, 1985 Mr. Marty Orenyak Director Building & Planning City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008-1989 Dear Marty: Thank you for meeting with me Tuesday. I would like to apologize for any misunderstandings on the Grunion's Run Galleria and I appreciate your efforts toward finding a solution. After our meeting with Chris and Mike, I went back and reviewed our original presentation to the Commission. In describing the mixed-use, full-service resort concept of the Carlsbad Inn I stated: "The urban beautification will be enhanced by the many proposed gardens, terrace dining, sidewalk cafes and overall architectural excellence." I further stated: "The complex will include interesting shops, boutiques, a major restaurant with terrace view dining, a plaza and sidewalk cafe to better serve the community and general public," We further stated: "In keeping with the Village Design Manual goals we have incorporated interesting shops, boutiques, restaurants, promenades, patios, outdoor cafes, courtyards and gardens," The above are exact quotes and set forth the spirit and intent of the Carlsbad Inn's total resort concept and plan. In our opinion the Grunion's Run Galleria was the epitome of the above intent and was what would best serve the resort and the community in keeping with the village goals. 1442 Camino Del Mar • Post Office Box 99 • Del Mar, California 92014 • 619 / 755-3991 Mr. Marty Orenyak -2- November 20, 1985 My wife makes an exceptional pie and was well known for her pie shop in Del Mar. She also collects antiques and fine art. It wa^' her dream to open this very unique type of facility to be involved in the community and what better place than the Carlsbad Inn? The combination was thus to be the sale of arts, antiques, Koi, take-out pies, and food and beverage. We felt the operations that were most similar to what was planned were Upstart Crow and Piret's and thus used them in a letter to the Building Department to best describe the Grunion's Run. I was told this would not be a problem as long as at least 50 percent of the space was designated exclusively to retail use. Since we had described similar uses in general in our initial presentation to the Commission and provided the city with a letter describing the use and relating to Upstart Crow and Piret's as similar operations I had no reason to believe there was any problem until I received your call. At this point more than a year of planning has gone into the development of the facility. My wife and two associates have given up other positions in preparation to open the Grunion's Run Galleria. Plans were submitted in May and the building permit issued on June 24, 1985, Prior to issuance of the building permit, the letter describing the operation as similar to Upstart Crow and Piret's was submitted to the city at the city's request. Over $300,000 has been spent to date with several hundred thousand dollars more committed. Marty, I really believe that the general concept was set forth in our original presentation to the Commission even though we did not have a tenant and thus did not have the specifics at that time. However, when we did get the tenant, we submitted the specifics and even a letter more specifically describing the operation back in April. While perhaps there was a misunderstanding of the materials presented, I don't know how we could have been any more specific. I feel we have acted in good faith and did everything as requested in a conscientious manner as we have attempted to do with every segment of the Carlsbad Inn. We hope the Carlsbad Inn will be of significant benefit to the community and will be a place in which the community will meet with friends to enjoy the ambiance of the coast and the resort. The Grunion's Run Galleria is an important part of that goal. As such, I respectfully request that we work together to find some practical solution to the benefit of all concerned. Mr. Marty Orenyak -3- November 20, 1985 As stated, a bulk of the facility is for retail use and thus the parking requirement should be no different than the other retail uses! The facility is also designed to provide room service to the resort and thus it is a hotel support use which would not necessitate additional parking. There have been several studies made on the justification to reduce required parking based on the "shared parking" concept on a mixed-use facility. We also presented a study of 13 other timeshare resorts which showed the average parking use to be only .89 spaces per unit. Based on the above, it is our contention that a 10 to 15 percent credit or allowance should be given and, in fact, these types of allowances have been approved by other communities. We have 281 parking spaces on site plus 30 street side public spaces. A 10 to 15 percent allowance would give us a credit of 28 to 42 spaces. In our discussion Tuesday, Mike thought that we had been given a 10 percent credit. In reviewing the permit I cannot see where this 10 to 15 percent credit was given. Under the circumstances this would seem to be a very justifiable solution to the problem. Again I apologize for the misunderstanding, but for a project as complex as the Carlsbad Inn, it is really minor. The project, I believe you will agree, is of significant benefit to the community. As such, I would appreciate any consideration that can be given to the above request. Thanks again. Sincerely, James M, Watkins President JMW:bk Enclosures cc: ^ke Holzmiller Chris Salamone 2 May, 1984 Adam Birnbaum, Coastal Planner California Coastal Commission 6154 Mission Gorge Road, Suite 220 San Diego, California 92120 Dear Mr. Birnbaum: Re: The Carlsbad Inn Proposed Vacation Resort Carlsbad's Village Redevelopment Area With reference to our recently submitted application for coastal permit and LCP amendment to develop the Carlsbad Inn project, we are providing herewith the results of our own research on the subject of parking as it relates to this mixed-use development. Our study of this subject was undertaken to propose answers to questions expressed in pre-application meetings with Chuck Damm of your office who felt that staff was limited in addressing modified parking standards due to lack of available data on operating vacation ownership resorts. As you know, the Coastal Commission does not have a separately defined parking standard for this type of use and has historicaUy categorized it with conodminium uses. The City of Carlsbad, however, does have a specific "timeshare" ordinance which aUows one space per unit for projects meeting required findings — ours being so recognized. The attached study outlines the results of two fields of research we pursued. First, the tabulated answers to parking related questions by managers of thirteen operating vacation ownership resorts in California. And, secondly, a summary of conclusions reached relevant to mixed-use development in a recent 'Shared Parking' study conducted under the direction of the Urban Land Institute, Washington, D.C. After you have had a chance to review the information, I would appreciate the opportunity to meet and discuss these parking implications as well as other information you might need in developing your recommendations. Yours sincerely, /i /) rudi/parroU for CoUwood Pines, Ltd. Posto'/Office Box 99, Del Mar, California 92014 PARKING STUDY THE CARLSBAn INN May 2, 1984 project IpfQrmation The Carlsbad Inn is proposed as a mixed-use, full service visitor serving resort located at Elm Avenue and Carlsbad Boulevard at the heart of the downtown village redevelopment area of Clarlsbad. Planned uses approved by the City of Carlsbad include: Units Parking FIQQV Area Vacation CWnership Condos 132 132 85,900 Phase I = 60 One BRs Phase II = 60 One Brs 12 TWo Brs Hotel* 66 66 34,500 Retail* 33 10,300 Restaurant (remodel) 50 Underground Parking Garage* 79,600 *Being developed in Phase I 281 Parking Distribution Underground = 224 spaces Front Lot = 57 spaces Aside from specific spaces designated as guest registration, the front lot will be identified as parking for restaurant and retail purposes and may be posted to a maximum time limit. As guests and owners register at the hotel desk, they will be assigned a numbered parking space to coincide with their room location and vehicle size in the underground garage. The remaining underground spaces, all in closest proximity to the elevator and stairway, will be identified for restaurant and retail use and may be posted for a maximum t ime 1 imi t. EXjring the peak sunmer season, it may be necessary to hire part-time personnel to patrol and enforce parking limits within the project. Annual hotel occupancy is typically averaging from 65% to 75% in northern San Diego county, while vacation-owned condominiums average 80% to 85% with little seasonal fluctuation. The City's recent unanimous approval of the Clarlsbad Inn coincides with approval of another resort development of 163 luxury hotel rooms at The T\vin Inns located just across the street. Recent meetings of both owners have resulted in identification of opportunities for mutual benefit, such as shared guest, recreation and operations facilities and the planning of compatible conmercial activities within the retail spaces therein. Page 1 Results of Studv on Comparable Resort Uses In March of this year the managers of thirteen operating vacation ownership resorts within California were polled to determine use and adequacy of parking facilities. The questionnaire used, results and tabulation are attached. Overall it was determined that less than one space per unit was utilized. In fact, only three of the thirteen resorts provided more parking spaces than units, and in each instance they were underutilized. Shared Parking Study In 1983 the Urban Land Institute published a study on Shared Parking, a portion of whieh dealing with mixed-use developments is attached. The survey data clearly reveals the probability of reduced parking demand based on different impacts of time and interrelated land uses, effecting even further reductions when the development is located within a downtown environment. TIME DIFFERENTIALS As the various tables document, when land uses with dissimilar demand patterns are combined, maximum potential for shared parking is the result. For instance, the restaurant will experience its peak demand during the dinner hours (especially on weekends) and less so during lunch. On the other hand, retail will peak from mid-morning through mid-afternoon, with a secondary lift right after work on weekdays. This particular combination of uses will foster further shared use from the captive market application — diners will shop and shoppers will dine — the specifics of which follow. EFFECTS OF THE "CAPTIVE MARKET" Producing even greater reductions in parking demand is the effect of another form of relationship that we feel certainly exists within Carlsbad's village redevelopment area. As the ULI study points out, the effect of "market synergy" can be predicted when the development will receive market support from employees or patrons of adjacent land uses. While this can already be seen within the Village, we also recognize the significant effect of continued redevelopment planning to further promote pedestrian activity throughout the area surrounding this project. In fact, mixed-use sites located in the downtown business district — as the Carlsbad Inn is — will draw an average of 61% of the area's employee-patrons. An even greater level of synergy appears for hotel guests — 73% to 100% of those surveyed indicated they patronized nearby restaurant and retail land uses (within or adjacent to their hotel). Page 2 OONCLUSICNS To demonstrate the potential magnitude of the effects of shared parking, the findings for parking demand for individual land uses were used to estimate demand for mixed- use developments. These results were compared to the actual peak parking accumulations counts to identify the difference. The results indicate that: Actual peak parking accumulation is substantially less than the gross peak. Test cases were located in several different regions and represent different project sizes. Parking demand estimated by adding the individual peaks produces an estimate that is consistently too high. In addition, other relationships, such as market synergy, often lower the aggregate parking demand. Page 3 PARKING SURVEY 3-16-1984 SOURCE Between the dates of March 6 through March 16, 1984 the owners or general managers of Thirteen California timeshare resorts were contacted and asked the following questions: SURVEY QUESTIONS Number of timeshare units in resort Type of units: Studio One Bedroom Two Bedroom Number or parking spaces ? Percentage of timeshare occupancy? Percentage of parking spaces used? Do two bedroom occupants come in one car or two ? Do you have any parking problems ? Do you feel your parking is adequate? METHODOLOGY To determine how many parking spaces are utilized on the average in ratio to the number of units in the resort: The number of parking spaces was multiplied by the percentage of use; that total was then divided by the number of units in the resort. Hence: SPACES X % of use divided by #units = PARKING SPACES UTILIZED/UN IT T RESULTS There were a total of 620 timeshare units with a total of 645 parking spaces available. The average occupancy in the timeshare units was 86.1% and the total percentage of spaces utilized was 85.6 resulting in the ratio of parking spaces used per timeshare unit of .89 (less than one space per unit). The following is the number of types of units Studio 98 One Bedroom 419 Two Bedroom 93 TOTAL 620 Average # rooms 48 All thirteen respondants stated that two bedroom occupants usually arrive and utilize only one car. Twelve of the respondants stated they felt they had adequate parking. One did not answer. Eleven of the respondants stated that they had no parking problems, one stated only a problem during construction and the other stated only a problem during marketing of the units.