HomeMy WebLinkAbout2013-07-17; Planning Commission; ; CUP 12-05|CUP 12-06 - ALPS INNOVATION STAYBRIDGE SUITS AND ALPS INNOVATION HOLIDAY INNCUP 12-05/CUP 12-06 – ALP INNOVATION STAYBRIDGE SUITES AND ALPS
INNOVATION HOLIDAY INN
July 17, 2013
Page 2 The proposed subdivision of the 9.19 acre property will result in three (3) separate parcels. The
proposed Holiday Inn will be situated upon Parcel-A (3.6 acres) located closest to Innovation
Way, while the proposed Staybridge Suites will be situated upon middle Parcel-B (2.97 acres).
Parcel-C (2.62 acres), located closest to Colt Place will remain undeveloped at this time until a future use is proposed. Access to the site is provided directly from Innovation Way and Colt Place via an existing drive aisle that is shared with the adjacent Towers at Bressi Ranch
development to the south. Both hotels back to each other forming an inner courtyard orientation
with parking (305 spaces) surrounding the hotels on all other sides. The hotel project is designed
to share access, parking, and the outdoor courtyard hotel amenities consisting of a pool, basketball court and putting greens. The development maintains a 50 ft. fully landscaped setback from Palomar Airport Road and a 35 ft. fully landscaped setback from Innovation Way. Within
these two setback areas, the project is proposing a water quality detention basin that has been
contour graded with a meandering design, and landscaped to function also as a project amenity.
This area also incorporates a pedestrian walking path that is proposed along the north side that will connect hotel guests with the public right-of-way at Innovation Way near its intersection with Palomar Airport Road.
The Staybridge Suites is the smaller of the two hotels, consisting of 106 rooms and
approximately 73,737 sq. ft. of total building area. All rooms are suites and include kitchens. The Holiday Inn consists of 133 rooms and is approximately 83,693 sq. ft. in total building area. The Holiday Inn includes a 3,585 sq. ft. meeting room and guest dining area complete with a
small bar/lounge area. Both hotels are three stories tall with the exception of one area of the
Holiday Inn located on the north side that is one-story. Both hotels propose similarly designed
architecture dominated by room windows and stucco building materials. Plane changes are provided in vertical elements that are repeated along the lengths of the buildings. The roof parapets and tower features have all been fully wrapped with architectural cornices to provide a
finished appearance from the projects surroundings. Architectural elements, such as polished
granite stone facades highlighted by brushed aluminum reveals, and porte-cochere entries have
been employed to highlight the main entrances of each hotel. Grading of the site will require approximately 6,626 cubic yards of cut, 11,378 cubic yards of
fill, 4,752 cubic yards of undercuts, and 5,222 cubic yards of remediation, resulting in a balanced
grading scheme with no import or export of materials. No topographical or biological features
are associated with this property. The project is consistent with all applicable plans, standards, ordinances and policies, and all the
required findings to approve the project can be made.
IV. ANALYSIS
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable City regulations, ordinances and policies.
The proposed project is subject to the following regulations:
A. Planned Industrial (PI) General Plan Land Use designation; B. Bressi Ranch Master Plan, Planning Area 4 (MP 178);
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Page 3 C. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34);
D. Conditional Use Permit Regulations (C.M.C. Chapter 21.42);
E. Parking Ordinance (C.M.C. Chapter 21.44);
F. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and G. Growth Management Regulations.
The project’s compliance with each of the above regulations is discussed in the sections below.
A. General Plan - Planned Industrial (PI) Land Use designation The project site has a Planned Industrial (PI) General Plan Land Use designation. Planned
Industrial Implementing Policy (C.9) of the General Plan Land Use Element allows, by
Conditional Use Permit, ancillary commercial, office, and recreational uses when clearly
oriented to support industrial development and their populations. These include, but are not limited to conference services, conference facilities, daycare centers, recreation facilities, and short-term lodging. The proposed hotel uses are intended to support the business community
within the adjacent planned industrial parks and the surrounding community at large.
Accordingly, the two proposed hotel uses can be found consistent with the Planned Industrial
(PI) General Land Use designation. Moreover, the Bressi Ranch Master Plan was found to comply with the applicable General Plan
Goals, Objectives and Policies. The project is in conformance with the Master Plan, and
therefore is also in compliance with the General Plan.
B. Bressi Ranch Master Plan (MP 178) The project site is located within Planning Area 4 of the Bressi Ranch Master Plan (MP 178) and
is designated (Land Use and Zoning) as Planned Industrial. According to the Master Plan,
allowed uses within Planning Area 4 include office, research and development, light manufacturing and warehousing, and also includes all uses identified in C.M.C. Chapter 21.34 (P-M Zone). A hotel is considered a conditionally permitted use in the P-M Zone and requires
Planning Commission approval of a CUP subject to the provisions of C.M.C. Chapter 21.42.
Compliance with the provisions of C.M.C. Chapter 21.42 is discussed below in Section D of this
report. As designed, the massing, orientation, and architecture of the proposed hotel buildings comply
with the Bressi Ranch Industrial/Office Development Standards and Design Guidelines, in that
the primary building entries utilize massing and height in the form of centralized tower elements
with enhanced building materials (i.e., polished granite) and entry porte-cocheres to highlight
these areas of focus. Additionally, blank walls are avoided through the use of plane changes, reveals, and varied parapet heights. Vertical variations in the roofline is achieved through the
use of varied parapet heights and tower elements, which have all been designed with full returns
complete with cornice features so as to avoid any false front or unfinished appearances. All roof
top mechanical equipment is screened from view. All outdoor storage areas, and refuse
collection areas visible from Palomar Airport Road, Innovation Way, and Colt Place have been appropriately screened through the addition of on-site landscaping, building orientation, and
screen walls.
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Page 4 Lastly, in accordance with the Master Plan, all development within Planning Area 4 is required
to comply with the development standards of the P-M Zone (C.M.C. 21.34). Compliance with
the P-M Zone development standards is discussed below in Section C of this report.
C. Planned Industrial (P-M) Zone (C.M.C. Chapter 21.34)
The Bressi Ranch Master Plan states that all development in Planning Area 4 shall comply with
the development standards of the Planned Industrial (P-M) Zone (C.M.C. 21.34). Development
of the two (2) hotels and three (3) parcels complies with all of the applicable development standards for the zone as shown in Tables 1-3 below: TABLE 1 – P-M ZONE DEVELOPMENT STANDARDS
(HOLIDAY INN - PARCEL A)
STANDARD REQUIRED PROPOSED COMPLY
Lot Area 1 acre min. 3.6 acres Yes
Building Height 35 ft. or 3 levels
Allowed height
protrusions: 45 ft. max
34.5 ft. / 3 levels Parapets/Towers/Mech. Screens =
42 ft.
Yes
Setbacks:
(Front and Street
Side Yards on
Prime, Major and Secondary
Streets)
50 ft. min., fully
landscaped and irrigated
Palomar Airport Road is considered
a prime arterial according to the
Circulation Element of the General
Plan. The project is providing a 50 ft. setback along this frontage. No
portions of the building, parking lot
drive aisles, or parking spaces are
located within the 50 ft. minimum
setback. All of the setback area will be fully landscaped and
irrigated appropriately.
Yes
Setbacks: (Front and Street
Side Yards on
Collector, Local,
and Private Streets)
35 ft. avg./25 ft. min., fully landscaped and
irrigated.
Innovation Way is considered a collector street. The project is
providing a setback greater than 35
ft. along this frontage. No portions
of the building, parking lot drive aisles, or parking spaces are located within the setback area. All of the
setback area will be fully
landscaped and irrigated
appropriately.
Yes
Setbacks:
(Interior)
10 ft. min. ≥10 ft. Yes
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Page 5 TABLE 1 – P-M ZONE DEVELOPMENT STANDARDS (CONTINUED) (HOLIDAY INN - PARCEL A)
STANDARD REQUIRED PROPOSED COMPLY
Landscaping in Parking Areas 10% min. ≥10% Yes
Lot Coverage 50% max. 21.61% Yes
TABLE 2 – P-M ZONE DEVELOPMENT STANDARDS
(STAYBRIDGE SUITES - PARCEL B)
STANDARD REQUIRED PROPOSED COMPLY
Lot Area 1 acre min. 2.97 acres Yes
Building Height 35 ft. max. / 3 levels
Allowed height
protrusions: 45 ft. max
33 ft. / 3 levels
Parapets/Towers/Mech. Screens =
42 ft.
Yes
Setbacks:
(Front and Street
Side Yards on
Prime, Major and Secondary
Streets)
50 ft. min., fully
landscaped and irrigated
Palomar Airport Road is considered
a prime arterial according to the
Circulation Element of the General
Plan. The project is providing a 50 ft. setback along this frontage. No
portions of the building, parking lot
drive aisles, or parking spaces are
located within the 50 ft. minimum
setback. All of the setback area will be fully landscaped and
irrigated appropriately.
Yes
Setbacks: (Interior) 10 ft. min. ≥10 ft. Yes
Landscaping in Parking Areas 10% min. >10% Yes
Lot Coverage 50% max. 19.09% Yes
TABLE 3 – P-M ZONE DEVELOPMENT STANDARDS
(PARCEL 3)
STANDARD REQUIRED PROPOSED COMPLY
Lot Area 1 acre min. 2.62 acres Yes
D. Conditional Use Permit Regulations (CMC Chapter 21.42)
Conditionally permitted uses are those that possess unique characteristics thereby making it
impractical to allow them by right in certain zones. Hotels are considered a conditionally
permitted use in the P-M Zone, and require Planning Commission approval of a CUP subject to the provisions of C.M.C. Chapter 21.42, and compliance with the Hotel Development Standards
and Special Regulations of C.M.C. Section 21.42.140(B)(80). Chapter 21.42 of the C.M.C.
requires that four findings be made in order to approve a CUP. The findings necessary to
approve a CUP in the P-M Zone can be made.
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Page 6 1. 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, if applicable, the certified local coastal program, specific plan or master plan.
The combined hotel project is designed for use by visitors to the City and the adjacent industrial office area. The use is necessary and desirable in that the proposed hotels are in
close vicinity of the airport and are within a planned industrial business park and will supply
transient housing for business travelers and visitors to the City. Additionally, the requested
use is in harmony with the various elements and objectives of the General Plan as discussed above in Section “A”.
2. 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.
The combined hotel project is designed to meet or exceed the zoning development regulations, are architecturally compatible with the surrounding industrial buildings, and the
site is adequately designed to accommodate the operations of the proposed hotel uses. For
these reasons, the hotels will not be detrimental to the surrounding industrial office uses.
3. 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. The combined hotel project consisting of a 3.6-acre Parcel “A” for the Holiday Inn and the
2.97-acre Parcel “B” for the Staybridge Suites is adequate in size and shape to accommodate
the proposed hotel uses in that both hotels can be appropriately fit within the proposed
development area without the need for any variances. Furthermore, the project complies with all of the required development standards of the Parking Ordinance and P-M Zone in that, adequate parking for the combined uses is provided; adequate building and landscape
setbacks have been provided; the proposed buildings are designed with enclosed service
areas to conceal trash receptacles and storage of supplies; and all roof-mounted mechanical
equipment is appropriately screened from public view.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use.
The combined hotel project will generate 1,673 Average Daily Trips (ADT), with 134 AM
peak hour trips, and 151 PM peak hour trips. This traffic will primarily use the Palomar Airport Road (Prime Arterial) roadway segment. Existing traffic on this arterial is
approximately 52,786 ADT (2012). Based on the City of Carlsbad 2004 Traffic Monitoring
Program, the existing peak hour level of service for this roadway segment is “A”. The
intersection of Palomar Airport Road and Innovation Way, although impacted by the project,
is still within an acceptable level of service. The project traffic would represent 3% of the existing traffic volume on Palomar Airport Road. While an increase in traffic from the
proposed project may be slightly noticeable, the street system has been designed and sized to
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Page 7 accommodate traffic from the project and cumulative development in the City of Carlsbad.
Additionally, Urban Systems Associates, Inc. has evaluated the traffic impacts of the hotel
project in the Traffic Report for Bressi Ranch Hotels dated May 1, 2013 and concluded that
the traffic impacts to the nearby major intersections and roadway mid-block segments would be less than significant for the Existing Plus Project and Buildout Plus Project conditions.
C.M.C. Section 21.42.140(B)(80) states that any CUP application for a hotel 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 otherwise specifically applicable to hotels that are located adjacent to residentially zoned properties. Since the site is not adjacent to a residential zone, none of the standards apply.
E. Parking Ordinance (C.M.C. Chapter 21.44)
The parking needs for the two hotels have been analyzed in accordance with Chapter 21.44 of the Carlsbad Municipal Code. Table 4 below summarizes the parking requirements and
demonstrates that the combined hotel project can accommodate all necessary parking as required
by code.
TABLE 4 - PARKING DEMAND ANALYSIS
Proposed
Uses
Parking
Ratio
Spaces
Required
Spaces
Provided
Holiday Inn (Parcel A):
Hotel 1.2 spaces per unit 1.2 x 133 = 159.6 spaces
Meeting Room 1 space per 5 seats, or
1:100 sq. ft. whichever is greater.
202 ÷ 5 = 40.4 spaces, or
3,585 ÷ 100 = 35.85 spaces, whichever is
greater
Total: 159.6 + 40.4 = 200 spaces 200 – 30* = 170 spaces 163 spaces (Parcel A)
Staybridge Suites (Parcel B):
Hotel 1.2 spaces per unit 1.2 x 106 = 127.2 spaces
Meeting Room 1 space per 5 seats, or
1:100 sq. ft. whichever
is greater.
30 ÷ 5 = 6 spaces, or
729 ÷ 100 = 7.29 spaces,
whichever is greater
Total: 127.2 + 7.29 = 135 spaces 142 spaces (Parcel B)
Parcel A & Parcel B:
Total: 305 spaces 305 spaces**
* The applicant is requesting a 15% (200 x 0.15 = 30 spaces) Common Parking Facilities reduction for the Holiday Inn pursuant to C.M.C. Section 21.44.090(B), as it is anticipated that the small meeting room,
consisting of 3,585 sq. ft. and a seating capacity for up to 202 persons, will be utilized for functions by guests of the hotel.
** The project is conditioned to record a joint use parking agreement between uses for the sharing in perpetuity of all parking, including access aisles and driveways onsite.
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Page 8 Of the 163 total parking spaces provided on Parcel A for the Holiday Inn, 157 are considered
standard parking spaces (8'-6" x 20'), and six (6) are considered ADA accessible spaces (9' x
20'). Of the 142 total parking spaces provided on Parcel B for the Staybridge Suites, 110 are
considered standard parking spaces (8'-6" x 20'), 27 are considered compact spaces (8'-6" x 18'), and five (5) are considered ADA accessible spaces (9' x 20'). Each of the proposed standard parking spaces meets the minimum area (i.e., 170 sq. ft.) and width requirements (i.e., 8'-6").
Each of the proposed compact spaces complies with the minimum dimensions (i.e., 8'-0" width /
15’-0" length), and the total number of compact spaces does not exceed 25% of the total number
of required spaces. All drive aisles meet the minimum 24 ft. width, and Fire Department and delivery truck circulation is adequately accommodated.
F. McClellan-Palomar Airport Land Use Compatibility Plan
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. The
ALUCP identifies four types of airport impacts that must be considered for each development:
Noise, Safety, Airspace Protection, and Overflight.
Noise Compatibility
The purposes of the noise compatibility policies are to avoid the establishment of new
incompatible land uses and exposure of the users to levels of aircraft noise that can disrupt the
activities involved. Noise compatibility is evaluated pursuant to the policies and noise contours as set forth in the ALUCP, Section 3.3 Noise Compatibility Policies for McClellan-Palomar
Airport. References in this staff report will be made to Table III-1 of this section and Exhibit III-
1, Noise Compatibility Policy Map, which are incorporated herein by reference. Exhibit III-1
illustrates the contours of the four Noise Exposure Ranges (60-65 dB CNEL, 65-70 dB CNEL,
70-75 dB CNEL, and 75+ dB CNEL) with noise levels increasing closest to the airport and runway approaches. According to Exhibit III-1, only a small sliver of proposed Parcel A is located within Noise Exposure Range 60 – 65 dB CNEL, which is bisecting the site in the very
northwesterly corner of the site closest to the intersection of Palomar Airport Road and
Innovation Way. All other portions of the site are located outside of this noise exposure range.
According to Table III-1, the Land Use Category for this project for purposes of determining noise impacts is “hotels; motels; or transient lodging.” For the area of the project that is exposed
to the 60-65 dB CNEL noise contour range, interior noise levels must be attenuated to 45 dB
CNEL. An acoustical analysis was prepared for the project by Christopher Jean & Associates,
Inc. dated June 12, 2012, which identifies this requirement and includes construction design
methods for achieving this attenuation. The project is conditioned to comply with the acoustical analysis.
Additionally, pursuant to Section 2.11.5(a)(2) of the ALUCP, an Avigation Easement is required
for any project located on a site where the ground level penetrates a Part 77 surface. Pursuant to
Exhibit III-6, Avigation Easement and Overflight Notification Areas, the project site is located within an Avigation Easement Area. The Avigation Easement is required to be dedicated to the
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Page 9 entity that owns the airport, which in this case is the County of San Diego. An Avigation
Easement, approved by the County of San Diego, has been made a condition of project approval.
Staff has found that this project, as conditioned, complies with all applicable noise policies of the ALUCP.
Airspace Protection Compatibility
The purpose of the Airspace Protection compatibility policies is to ensure that structures and other uses of the land do not cause hazards to aircraft in flight within the airport vicinity. Hazards to flight include: Physical obstructions to the navigable airspace; wildlife hazards such
as bird strikes; and land uses that create visual or electronic interference with aircraft navigation
or communication. The airspace protection policies of the ALUCP rely primarily upon
regulations enacted by the Federal Aviation Administration (FAA) and the State of California. Basically, the regulations require notification of the FAA of any proposed construction that could interfere with aircraft flight patterns. A component of a project containing any structure or
objects that may exceed the height standards defined in the FAA’s Part 77, Subpart C, must
submit notification of the proposal to the FAA. This project is within the boundaries of the
notification area pursuant to Exhibit III-3 of the ALUCP incorporated herein by reference. For the Holiday Inn building, the FAA conducted aeronautical studies 2012-AWP-6425-OE,
2012-AWP-6426-OE, 2012-AWP-6427-OE, 2012-AWP-6428-OE, 2012-AWP-6429-OE, and
2012-AWP-6430-OE. A “determination of no hazard to air navigation” was issued for these on
February 8, 2013 and March 11, 2013. For the Staybridge Suite building, the FAA conducted aeronautical studies 2012-AWP-6810-OE,
2012-AWP-6811-OE, 2012-AWP-6812-OE, and 2012-AWP-6813-OE. A “determination of no
hazard to air navigation” was issued for these on February 7, 2013.
As a condition of the “determinations of no hazard to air navigation”, the FAA required that each structure be appropriately illuminated with red obstruction lights located on the roof to make it
more conspicuous to airmen flying in visual flight rules weather conditions at night. The project
plans have been conditioned accordingly. With this condition, staff has determined that this
project meets all requirements of the Airspace Protection policies of the ALUCP. Overflight Compatibility
The purpose of the Overflight compatibility policies of the ALUCP is to help notify people about
the presence of overflights near airports so that they can make an informed decision regarding
acquisition or leasing of property, especially residential properties, in the affected area. The Overflight policies are contained in Section 3.6 and the Notification Area is depicted on Exhibit
III-4 of the ALUCP.
Although this project is within the Airport Overflight Notification Area, it is a non-residential
development and the recordation of an overflight notification is not required.
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Page 10 Safety Compatibility
The purpose of the Safety compatibility policies is to minimize the risks of an off-airport aircraft
accident or emergency landing to people and property on the ground close to the airport and to people on board an aircraft. Safety criteria relates primarily to “usage intensity” of people on a site as projected by a particular land use type. “Usage intensity” is defined as the maximum
number of people per acre that can be in a given area at any one time. If a proposed use exceeds
the maximum intensity, then it is considered inconsistent with the safety compatibility policies of
the ALUCP. Six separate safety zones (Zones 1-6) are defined by the ALUCP. Each zone has maximum intensity levels for each zone. Zone 1 is the boundary of the Runway Protection Zone (RPZ) and is the most restrictive of the safety zones. Increased intensity is permitted with each
higher safety zone with Zone 6 being the least restrictive.
The ALUCP provides three separate methodologies for determining intensity levels of people for a site. The three methods are: Floor Area Ratio (FAR), Maximum Intensity, or Parking Space Requirements. The local implementing agency is responsible for determining which method of
identifying usage intensity is best suited to their jurisdiction. For this project, staff utilized both
FAR and Maximum Intensity as its method of determining usage intensity for this project.
Contained within Section 3.4 of the ALUCP and incorporated herein by reference are Table III-2, Safety Compatibility Land Use Matrix, and Exhibit III-2, the Safety Compatibility Map.
Exhibit III-2 depicts the safety zones for the land surrounding McClellan-Palomar Airport.
Table III-2 is a matrix that sorts land uses by specific categories and defines maximum usage for
each land use category by safety zone. The project site is encumbered by two safety zones; Zone 2 - Inner Approach/Departure Zone, and Zone 6 - Traffic Pattern Zone. The line delineating the two zones bisects both hotel buildings. Of the Holiday Inn’s total building area (83,693 sq. ft.),
42,913 sq. ft. is located within Zone 2. Of this total area located within Zone 2, 39,328 sq. ft. is
dedicated to hotel use, while 3,585 sq. ft. is dedicated to meeting room. Of the Staybridge
Suites’ total building area (73,737 sq. ft.), approximately 35,195 sq. ft. is located within Zone 2. The proposed uses for this project are defined by Table III-2 as “Hotels, Motels (except
conference/assembly facilities)[approx. 200 sq. ft./person]” and “Indoor Small Assembly Room
(capacity 50 to 299 people)[approx. 60 sq. ft./person]” for the Holiday Inn’s meeting room.
Hotel uses are considered “conditionally compatible” within Zone 2 provided they do not exceed a maximum FAR limit of 0.32, or a Maximum Intensity of 70. Indoor Small Assembly Room uses are also considered “conditionally compatible” within Zone 2 provided they do not exceed a
Maximum FAR limit of 0.10, or a Maximum Intensity of 70. In addition, all conditional
developments within Safety Zone 2 must also demonstrate that they do not exceed a Maximum
Lot Coverage of 50%. Within Zone 6, hotel uses are considered compatible with no limitations.
The projects compliance with the maximum FAR limit, Maximum Intensity, and Maximum Lot
Coverage within Safety Zone 2 is provided below in Table 5:
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Page 11 TABLE 5 – SAFETY ZONE 2 COMPLIANCE
STANDARD PROPOSED COMPLY
FAR limit
(Hotel Uses)
0.32 Holiday Inn = 0.29
Staybridge Suites = 0.31
Yes
FAR limit
(Indoor Small Assembly Room)
0.10 Holiday Inn (Meeting Room) = 0.03 Yes
Maximum Intensity (Hotel Uses)
70 Holiday Inn = 63.6
Staybridge Suites = 67.9
Yes
Maximum Intensity
(Indoor Small Assembly Room)
70 Holiday Inn (Meeting Room) = 19.3 Yes
Maximum Lot Coverage 50% Holiday Inn = 15.1%
Staybridge Suites = 10.4%
Yes
Furthermore, pursuant to ALUCP Section 3.4.7(c), land use types for which a FAR limit is listed
in Table III-2 as a condition for acceptability in a particular safety zone may have up to 10% of
its floor space devoted to ancillary use of another type, even a use with a higher occupancy load
factor, provided that the ancillary use is neither 1) an assembly room having more than 650 occupants; or 2) a school, day care center, or other risk sensitive use that is “incompatible”
within the safety zone where the primary use is to be located. The proposed 3,585 sq. ft. meeting
room associated with the Holiday Inn complies with this provision in that it is an ancillary use
representing less than 10% (i.e. 8.36%) of the total floor area within Safety Zone 2; it does not
allow for more than 650 occupants; and it is neither a school or day care, or considered a risk sensitive use that is “incompatible” within Safety Zone 2.
Based on the FAR limit and Maximum Intensity methodologies, this project complies with the
safety criteria of usage intensity of the ALUCP.
G. Growth Management
The proposed project is located within Local Facilities Management Zone 17 in the southeast
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 6 below:
TABLE 6: GROWTH MANAGEMENT
FACILITY IMPACTS COMPLY
City Administration N/A Yes
Library N/A Yes
Wastewater Treatment Capacity 144 EDU Yes
Parks $0.40/sq. ft. Yes
Drainage 18.03 CFS (Basin D) Yes
Circulation 1,673 ADT Yes
Fire Stations 2 and 5 Yes
Open Space N/A Yes
Schools Carlsbad Unified School District N/A Yes
Sewer Carlsbad Municipal Water District 144 EDU Yes
Water Carlsbad Municipal Water District 25,903 GPD Yes
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Page 12 V. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA) and Title 19 – Environment. Staff has analyzed the project and has concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the certified Final Program Environmental Impact Report
for the Bressi Ranch Master Plan MP 178 (EIR 98-04), dated July 9, 2002. EIR 98-04 evaluates
the potential environmental effects of the development and operation of the “Bressi Ranch
Master Plan” and associated actions inclusive of the subject planning area reviewed here. The City Council certified EIR 98-04 on July 9, 2002. At that time CEQA Findings of Fact, a
Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program
were approved. All mitigation measures contained in the adopted Mitigation Monitoring and
Reporting Program from EIR 98-04 applicable to Planning Area 4 have been completed, incorporated into the project design or are required as conditions of approval for the project. The EIR 98-04 “Findings of Fact and Statement of Overriding Considerations” applies to all the
subsequent projects covered by the Bressi Ranch Master Plan Final Program EIR.
A traffic impact report was prepared for the proposed hotel project by Urban Systems Associates, Inc., dated May 1, 2013. The report identified a minor increase in the average daily traffic volumes (+359 ADT) compared to the Planned Industrial business park type uses that
were analyzed in EIR 98-04. However, according to the report, the hotel project operates
differently in the AM/PM peak hours compared to a business park use where the total AM peak
hour traffic would be 24 vehicles per hour less, while the PM peak hour flow would be 7 vehicles per hour more. The analysis concluded that project traffic impacts to nearby major intersections and roadway mid-block segments would be less than significant for Existing Plus
Project and Buildout Plus Project conditions; that no offsite traffic improvements are required,
and that no potentially significant impacts would result from implementation of the project that
were not previously evaluated in the program EIR. Therefore, the proposed project would have no effect beyond those analyzed in the program EIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program EIR 98-04 and no further CEQA
compliance is required. EIR 98-04 is available for review at the Planning Division.
ATTACHMENTS: 1. Planning Commission Resolution No. 6999 (CUP 12-05)
2. Planning Commission Resolution No. 7000 (CUP 12-06)
3. Minor Subdivision – Draft Approval Letter (MS 12-02)
4. Minor Non-Residential Planned Development Permit – Draft Approval Letter (PUD 12-04)
5. Location Map 6. Local Facilities Impact Assessment Form
7. Background Data Sheet
8. Disclosure Statement
9. Reduced Exhibits (Holiday Inn)
10. Reduced Exhibits (Staybridge Suites) 11. Exhibits “A” – “M” dated July 17, 2013 (Holiday Inn)
12. Exhibits “A” – “M” dated July 17, 2013 (Staybridge Suites)
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Alps Innovation Staybridge Suites (CUP 12-05) & Alps Innovation
Holiday Inn (CUP 12-06) LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: Planned Industrial (PI)
ZONING: Planned Industrial (P-M)
DEVELOPER’S NAME: Alps Innovation LLC
ADDRESS: 621 South Highway 101, Solana Beach, CA 92075
PHONE NO.: (858) 350-0111 ASSESSOR’S PARCEL NO.: 213-262-11-00
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 9.96 acres / 73,737 sq. ft.
(CUP 12-05) / 83,693 sq. ft. (CUP 12-06)
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 144 EDU
D. Park: Demand in Acreage = $0.40/sq. ft.
E. Drainage: Demand in CFS = 18.03 CFS
Identify Drainage Basin = Basin D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 1,673 ADT
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 2 & 5
H. Open Space: Acreage Provided = NA
I. Schools: NA
J. Sewer: Demands in EDU 144 EDU
Identify Sub Basin = H
K. Water: Demand in GPD = 25,903 GPD
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: CUP 12-05/CUP 12-06
CASE NAME: Alps Innovation Staybridge Suites and Alps Innovation Holiday Inn
APPLICANT: Alps Innovation LLC
REQUEST AND LOCATION: Request for a determination that the project is within the scope of the previously certified Bressi Ranch Master Plan Program EIR and that the Program EIR
adequately describes the activity for the purposes of CEQA; and the approval of two Conditional
Use Permits for the construction and operation of a 106-room hotel and a 133-room hotel on a
vacant previously graded 9.19 acres site, generally located south of Palomar Airport Road, east
of Innovation Way, and west of Colt Place, within Planning Area 4 of the Bressi Ranch Master Plan and the Local Facilities Management Zone 17.
LEGAL DESCRIPTION: Lot 1 of Carlsbad Tract CT 06-20 in the City of Carlsbad, County of
San Diego, State of California, according to map thereof No. 15630, filed in the Office of the
County Recorder of San Diego on October 11, 2007.
APN: 213-262-11-00 Acres: 9.19 Proposed No. of Lots/Units: 3 Parcels
GENERAL PLAN AND ZONING
Existing Land Use Designation: Planned Industrial (PI)
Proposed Land Use Designation: NA
Density Allowed: NA Density Proposed: NA
Existing Zone: Planned Industrial (P-M) Proposed Zone: NA
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site P-M PI Graded pad (vacant)
North P-M PI Palomar Airport Road followed by industrial
buildings
South P-M PI Towers at Bressi Ranch industrial office park
East P-M PI Graded pad (vacant) and Colt Place
West P-M PI Innovation Way followed by graded pad (vacant)
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: NA
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: NA Proposed LCP Land Use Designation: NA
Existing LCP Zone: NA Proposed LCP Zone: NA
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 144 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption,
Negative Declaration, issued
Certified Environmental Impact Report (EIR 98-04), dated July 9, 2002
Other,
9517 GROSSMONT SUMMIT DRIVE
LA MESA, CALIFORNIA 91941
PH:(619) 741-9456 FAX:(619) 664-4291
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LA MESA, CALIFORNIA 91941
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TITLE BLOCK
C-39517 GROSSMONT SUMMIT DRIVE
LA MESA, CALIFORNIA 91941
PH:(619) 741-9456 FAX:(619) 664-4291
PD
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