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Home My WebLink About2007-03-07; Planning Commission; ; GPA 05-05|ZC 05-02|LCPA 05-02|RP 05-03|CDP 05-14|SDP 05-04 - DKN HOTEL~ ~ Ciry of ~RlsbAd HousiNG ANd REdEVElopMENT DEpARTMENT A REPORT TO THE DESIGN REVIEW BOARD AND THE PLANNING COMMISSION ApplicATiON CoMplETE DATE: DECEMbER 1, 2006 ENViRONMENTAl REViEW: MITiGATEd NEGATivE DEclARATioN DECEMbER 28, 2006 DATE: March 7, 2007 STAff: Cliff JoNES VAN LyNCH DAvid Rick ITEM N0.8 SUBJECT: GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 -DKN HOTEL: Request for a recommendation to the City Council to adopt a Negative Declaration, and recommendation of approval of a General Plan Amendment, Zone Change, Local Coastal Program Amendment, and Coastal Development Permit, and approval of a Site Development Permit; and a recommendation to the Housing and Redevelopment Commission to adopt a Negative Declaration and a recommendation of approval of a Major Redevelopment Permit and Coastal Development Permit for the demolition of an existing hotel, restaurant, and single family residence and for the construction of a 3-story, 1 04-room hotel project on property located at 3136 Carlsbad Boulevard on the east side of Carlsbad Boulevard between Pine Avenue and Oak Avenue in Land Use District 9 of the Carlsbad Village Redevelopment Area, in the Village Redevelopment and Mello II Segments of the Local Coastal Program and in Local Facilities Management Zone 1. I. RECOMMENDATION Planning Commission That the Planning Commission ADOPT Planning Commission Resolution No. 6254 RECOMMENDING ADOPTION of a Negative Declaration and ADOPT Planning Commission Resolutions No. 6255, 6256, 6257 and 6258 RECOMMENDING APPROVAL of General Plan Amendment 05-05, Zone Change 05-02, Local Coastal Program Amendment 05-02 and Coastal Development Permit 05-14 and ADOPT Planning Commission Resolution No. 6259 APPROVING Site Development Permit 05-04 and based on the findings and subject to the conditions contained therein. Design Review Board That the Design Review Board ADOPT Design Review Board Resolution No. 321 RECOMMENDING ADOPTION of a Negative Declaration and ADOPT Design Review Board Resolution Nos. 319 and 320 recommending APPROVAL of Major Redevelopment Permit RP 05-03 and Coastal Development Permit CDP 05-14 based on the findings and subject to the conditions contained therein. II. DEVELOPMENT APPROVAL PROCESS The proposed project requires a Major Redevelopment Permit because a portion of the property is located within the Village Redevelopment (V-R) area and involves new construction of a building that has a building permit valuation greater than $150,000. This Major Redevelopment Permit serves as the Site Development Plan required by Chapter 21.53 of the Carlsbad DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE2 Municipal Code for the portion of the property that falls within the V-R zoning. The project also includes a request for approval of a General Plan Amendment, Zone Change and local Coastal Program Amendment, to change the General Plan and Local Coastal Program Land Use designations from Residential High Density (RH) to Travel/Recreation Commercial (T-R) and to change the Citywide Zoning and Local Coastal program designations from Multiple-Family Residential Zone (R-3) to Commercial Tourist Zone (C-T) for the portion of property located outside the Village Redevelopment Zone. In addition, the project requires a Site Development Permit for the portion of development located outside the V-R Zone and a Coastal Development Permit as the entire site is located within the Coastal Zone. Because the property is partially within and partially out of the Village Redevelopment Area, the split zoning designations on the property, the project's discretionary review is within the purview of both the Design Review Board and the Planning Commission. The Design Review Board maintains authority over all Redevelopment Permits and Coastal Development Permits within the Village Redevelopment Zone (V-R). For these permits the Design Review Board functions as an advisory board to the Housing and Redevelopment Commission. The Planning Commission has authority over the portion of the site that is located within the area currently Zoned R-3, with final approval authority over the Site Development Permit and functioning as a recommending body to the City Council for the General Plan Amendment, Zone Change, local Coastal Program Amendment and Coastal Development Permit. The Design Review Board and Planning Commission are being asked to hold a joint public hearing on the permits requested, consider the public testimony and staff's recommendation on the project, discuss the project and then take action on the project. Table A, below, indicates the decision-making bodies that have authority over the various aspects of the project: Table A Planning Design City Housing & Coastal Commission Review Council Redev. Commission E Board Commission C» NEGATIVE DECLARATION RA RA X X .:t:: -u GPA 05-05 RA X C» 0 zc 05-02 RA X ... D. LCPA 05-02 RA X • CDP 05-14 RA RA X X RP 05-03 RA X SDP 05-04 X RA =Recommended adoption/approval X = Final City decision-making authority • = Requires Coastal Commission approval DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE3 Ill. PROJECT DESCRIPTION AND BACKGROUND The applicant, DKN Hotels, is requesting to construct a 1 04-room, SpringHill Suites, Marriott hotel on property located at 3136 Carlsbad Boulevard on the east side of Carlsbad Boulevard between Pine Avenue and Oak Avenue. The subject property is bordered by a 7-11 convenience store and other retail uses to the north, multi-family residential use to the south, multi-family residential and a proposed mixed use project to the east, and Carlsbad Boulevard to the west. The subject property consists of two-separate parcels (203-250-08 & 26) that are currently owned by the applicant. The total site area is .84 acres of which, .35 acres are located within the Village Redevelopment Area with frontage along Carlsbad Boulevard. The remaining .49 acres is located outside the redevelopment area boundaries and front Lincoln Street. Currently a 28 room two-story motel (Surf Motel), a 1,125 square foot restaurant (The Armenian Cafe), and a single-family structure occupy the site, all of which are proposed for demolition. The proposed project consists of the construction of a 62,354 square foot, three-story hotel with on-site amenities for guests including a breakfast room, business center, and ground-floor outdoor dining areas, as well as roof-top dining areas that front Carlsbad Boulevard with views of the ocean. The interior of the hotel includes amenities such as conference rooms, a business library, guest laundry, a swimming pool & spa, and an exercise room. On-site improvements include 125 underground parking spaces, circulation drive aisle, trash enclosures, exterior lights, and a six-foot tall masonry perimeter wall. The various guest rooms are broken down into king, double, accessible double, and suite rooms. The following chart shows the breakdown of room type per floor: --------King Double Double Suite Total (Accessible) First Floor 15 8 1 -24 Second Floor 22 16 1 -39 Third Floor 24 15 1 1 41 Total 61 39 3 1 104 ANALYSIS The proposed project is subject to the following plans, ordinances and standards: A. General Plan; Village Redevelopment and Travel/Recreation Commercial (T-R) Land Use Designations; B. Local Coastal Program; Land Use Plan; Village Redevelopment and Mello II Segments. C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including: 1. Chapter 21.35-Village Redevelopment Zone (V-R) ; 2. Chapter 21.29-Commercial Tourist Zone (C-T) ; 3. Chapter 21.06 -Site Development Plan findings required by the Beach Area Overlay Zone; 4. Chapter 21.203 -Coastal Resource Protection Overlay Zone and; D. Growth Management Ordinance (Local Facilities Management Plan Zone 1) DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE4 The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. GENERAL PLAN CONSISTENCY Design Review Board Considerations The General Plan includes the following goals for the Village: 1) a City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale; 2) a City which creates a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian-oriented downtown area, including offices, restaurants, and specialty shops; 3) a City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of complementary us~s to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting. The General Plan objective is to implement the Redevelopment Plan through the comprehensive Village Master Plan and Design Manual. The proposed project is consistent with the goals and objectives for the Village, as outlined within the General Plan, because it provides for a tourist/traveler serving use normally associated with coastal highways (Carlsbad Boulevard) in an appropriate location within the Village. The use in turn provides an additional customer base for local restaurants, specialty shops, and nearby convenience services. Additionally, the project provides new economic development by replacing the existing older underutilized uses on the subject property with a new full-service hotel use. The General Plan objective is to implement the Redevelopment Plan through the comprehensive Village Master Plan and Design Manual. By providing more hotel lodging, the project helps to create a lively, interesting social environment by encouraging and increasing the opportunity for 24-hour life in the Village, which provides the necessary customer base to attract complementary uses. The project reinforces the pedestrian-orientation desired for the downtown area with a hotel location that provides an opportunity for hotel patrons to walk to shopping, recreation, and mass transit functions. The projects proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Furthermore, the project will provide a strong street presence with extensive architectural relief, including outdoor patios along Carlsbad Boulevard. Parking is provided in a subterranean garage and not visible from public view. Overall, the new hotel will enhance the Village as a place for living and working. CONSISTENCY WITH VILLAGE REDEVELOPMENT AREA VISION, GOALS AND OBJECTIVES Design Review Board Considerations The proposed project will be able to address a variety of objectives as outlined within the Village Master Plan and Design Manual as follows: Goal 1: Establish Carlsbad Village as a Quality Shopping, Working and Living Environment. The proposed project will result in the development of additional lodging opportunities within the visitor-serving Tourism Support Area (District 9) that is close to the retail and commercial core DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGES of the Village Center (District 1 ). The proposed project is highly compatible with the surrounding area and contributes to establishing the Village as a quality shopping, working, and living environment by providing additional lodging for visitors who will shop and dine within the Village adding to the lively environment within the downtown area. The attractive architectural design of the project will serve to enhance the site and the surrounding area. Goal 2: Improve the Pedestrian and Vehicular Circulation in the Village Area. The absence of at-grade parking improves pedestrian and vehicular circulation in the area by eliminating the need for additional curb cuts. Additionally, the proposed project will be in close proximity to both bus and rail mass transit options and will thus encourage and promote the use of mass transit, further improving vehicular circulation in the Village. Goal 3: Stimulate Property Improvements and New Development in the Village. The Master Plan and Design Manual was developed in an effort to stimulate new development and/or improvements to existing buildings in the Village. The intent is that new development or rehabilitation of existing facilities will then stimulate other property improvements and additional new development. The proposed project will assist in the continued effort to improve the Village Redevelopment Area, specifically in the Tourism Support Area (District 9) by providing for an appropriate intensity of development that is compatible with the surrounding area. The proposed development of the subject property will serve as an additional catalyst for further redevelopment along Carlsbad Boulevard. Goal 4: Improve the Physical Appearance of the Village Area. The project has a design that is visually appealing. The architecture of the new structure meets the requirements of the design guidelines for the Village. Construction of the proposed project will reinforce the Village character with appropriate site planning and architectural design and materials that comply with City standards and requirements. In addition, the proposed project will establish a hotel with a scale and character that is appropriate along Carlsbad Boulevard. Planning Commission Considerations The proposed General Plan Amendment to the Land Use Element would change the Land Use designation of a portion of the site from Residential High Density (RH) to Travel/Recreation Commercial (T-R). The proposed T-R designation would be appropriate as a portion of the existing 28-room motel is presently located within the RH Land Use designation and is considered an existing non-conforming use. The existing single family residence makes up the remainder of the proposed Land Use change area. The project can be found compatible with surrounding uses of multi-family, commercial and other hotel uses in the immediate area. The site is topographically suitable for the development of T-R type uses, as the majority of the developable portion of the site has been previously developed with motel, commercial and residential uses. The proposed T-R Land Use designation would not result in any unavoidable adverse impacts to the area. The project will not generate a significant increase in average daily vehicle trips and Carlsbad Boulevard is capable of handling the proposed vehicle trips. Adequate buffers in the form of building placement, setbacks and landscaping will separate the existing residential land uses to the south from the proposed hotel site. The project is proposing to change the General Plan Land Use designation from RH to T -R on .49 acres of the property. This would reduce the dwelling unit potential of the site by 9.3 dwelling units. Consistent with Program 3.8 of the City's certified Housing Element, all of the DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE& dwelling units, which were anticipated toward achieving the City's share of the regional housing need that are not utilized by developers in approved projects, are deposited in the City's Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City's share of the regional housing need. The project is consistent with the applicable policies and programs of the General Plan. Particularly relevant to the proposed hotel development are the Land Use, Circulation, Noise, and Public Safety elements. Table B below indicates how the project complies with these particular elements of the General Plan. TABLE B-GENERAL PLAN COMPLIANCE Element Use Classification, Proposed Use and Improvements Compliance Goal, Objective or Program Land Use T -R development to serve The project proposes a General Plan the travel and recreational Amendment to T-R for the Yes needs of tourist, residents development of a 1 04 room motel. as well as employees of business and industrial centers. Circulation Adequate circulation The existing Carlsbad Boulevard infrastructure to serve the roadway is adequate in capacity to Yes projected trips generated handle the traffic generated by the by the use. proposed use. Noise To achieve noise impact Project has been designed to reduce compatibility between the amount of potential noise Yes land uses through the impacts to adjacent residential land land use uses through building form and planning/development restricting the hours of outdoor review process activities. Public Enforce the Uniform All necessary water mains, fire Safety Building and Fire Codes, hydrants, and appurtenances must adopted by the City, to be reviewed during building design Yes provide fire protection and installed prior to occupancy of standards for all proposed any building. structures. B. LOCAL COASTAL PROGRAM AMENDMENT The subject properties are located in both the Village Redevelopment and Mello II Segments of the City's Local Coastal Program (LCP). The eastern portion of the site is located within the Mello II Segment and the western portion of the site is within the Village Redevelopment Segment of the LCP. The LCP consists of two parts-the Land Use Plan and the implementing ordinances. For the portion of the project site located in the Mello II Segment, the implementing ordinances consist of the applicable portions of the Zoning Ordinance. This analysis section - DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE7 only addresses compliance with the Land Use Plan since Zoning Ordinance compliance is discussed in Section C below. The policies of the Mello II Land Use Plan emphasize topics such as preservation of agricultural and scenic resources, protection of environmentally sensitive resources, provision of shoreline access, and prevention of geologic instability and erosion. The proposed LCP Land Use Amendment from Residential High Density (RH) to T-R is consistent with the policies contained in the Land Use Plan for the Mello II Segment of the LCP. Since all of the affected properties are already subdivided and developed, no impacts to any physical features, such as scenic resources, environmentally sensitive areas, or geologic features, will occur. The change to the land uses over most of the existing developed properties does not preclude the continued conformance with the Mello II Segment policies. The policies of the LCP call for additional hotel/ motel rooms and visitor-serving uses within the Coastal Zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The proposed hotel is not located in an area of known geologic instability or flood hazard. The site is proposed to be Land Use designated Travel Recreation/Commercial and is proposing a hotel use. The property is located on the east side of Carlsbad Boulevard and there are no opportunities for vertical coastal access or recreational activities from the subject site. There is adequate vertical public access to public beaches located to the southwest of the site. Therefore, the project will not interfere with the public's right to physical access to the sea. The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run off, pollutants and soil erosion. No development is proposed in areas of steep slopes (coastal bluff) and no native vegetation is located on the subject property. The site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. The proposed DKN Hotel project must be consistent with the proposed C-T Zoning. The proposed actions would change the LCP zoning from R-3 to C-T zoning over the eastern portion of the site. The C-T zone implements the T-R Land Use designation. As stated above, the area proposed for the Land Use changes covers the eastern portion of the site. The proposed hotel project is consistent with the Zoning Ordinance and the existing development. Consistency with the Village Redevelopment and Mello II Segments of the Local Coastal Program Land Use Plan is applicable to this project. The Village Master Plan and Design Manual functions as the Local Coastal Program for the area. Therefore, as long as the project is consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal Program. Staff finds the proposed use to be consistent with the Village Master Plan and Design Manual and therefore the Local Coastal Program. A Coastal Development Permit is being processed in both Local Coastal Program Segments concurrently and is a common permit for both the Redevelopment Permit and the GPAIZC and SDP applications. DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGES The Coastal Permit is not in the appeal area of the Calif. Coastal Commission. Given the above, the proposed DKN Hotel project is consistent with the Village Redevelopment and Mello II Segment Land Use Plans of the LCP. To date, no comments have been received during the required six-week LCPA public notice of availability period (February 24, 2006 -April 7, 2006). C. CONSISTENCY WITH ZONING DESIGNATION Design Review Board Considerations The Village Redevelopment Master Plan and the Village Redevelopment Design Manual, which implements the goals and objectives of the Village Redevelopment Master Plan are the controlling documents for projects within the Village. As set forth in the Village Master Plan and Design Manual, hotel projects are classified as permitted uses within Land Use District 9 of the Village Redevelopment Area. Permitted uses are defined as those uses which are permitted by right because they are considered to be consistent with the vision and goals established for the district. Although these land uses may be permitted by right, satisfactory completion of the Design Review Process and compliance with all other requirements of the Redevelopment Permit Process is still required. The overall vision for the development of District 9 (Tourism Support) is to accommodate a wide mix of uses with an emphasis upon facilities, goods and services to tourists and regional visitors traveling along the coast. High quality hotels, restaurants, and retail shops are emphasized and multi-family development is permitted as part of a mixed-use project. The proposed project achieves this vision by providing a highly desirable hotel project, which promotes tourist lodging to the travelers along the coastal highway, while remaining sensitive to the adjacent residential uses to the east through scale and design. The architectural design and site planning of the project helps to ensure that the residential portions of Oak Avenue remain a quality residential neighborhood. The proposed project supports the Village character for the area. The project is located in close proximity to mass transit, parks, the beach, retail, and commercial services. The project is consistent with the Village Master Plan and Design Manual and has also been determined to be consistent with the General Plan, as related to the Village Redevelopment Area. Development of the subject property will serve as a catalyst for future projects and help to promote the Village Design further within District 9. CONSISTENCY WITH DEVELOPMENT STANDARDS The project complies with all development standards and design criteria specified by the applicable ordinances as shown in Table C below. - DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE9 TABLE C -VR and CT/BAOZ Compliance Standard Proposed Conformance Arterial Setbacks: Setbacks required for arterials. V-R Zone -5'-20' 7'-3" (See "reduction on standards" Yes C-T/BAOZ -N/A discussion below) N/A Side Yard Setback V-R Zone -5'-10' 0' *(See "reduction of standards" Yes C-T/BAOZ -10' discussion below) 1 0' adjacent to residential Rear Yard Setback V-R Zone -N/A Yes C-T/BAOZ -N/A Building Height V-R Zone -45' 43' Yes C-T/BAOZ -35' 33 feet 8.5 inches Lot Coverage V-R Zone < 80% 53% Yes C-T/BAOZ -N/A N/A Parking 1.2 spaces/ room 125 spaces provided Yes = 125 parking spaces required Design Review Board Considerations Building Setbacks within V-R Zoning: The development standards within the Village Redevelopment Area require specific findings for projects that are below the maximum of the setback standard range. As set forth in the Village Redevelopment Master Plan and Design Manual, the top of the setback range is considered to be the desired setback standard. However, a reduction in the standard to the minimum, or anywhere within the setback range, may be allowed if the project warrants such a reduction and the following findings are made by the Housing & Redevelopment Commission: 1. The reduced standard will not have an adverse impact on surrounding properties. 2. The reduced standard will assist in developing a project that meets the goals of the Village Redevelopment Area and is consistent with the objectives for the land use district in which the project is to be located. 3. The reduced standard will assist in creating a project design which is interesting and visually appealing and reinforces the Village character of the area. The findings required allowing reductions in the front yard setback and the south side yard setback at a level below the maximum and within the standard range are as follows. First, the proposed setback will not have an adverse impact on surrounding properties as the reduced setback will allow for the outdoor dining areas and the business center to be close to the street reinforcing the pedestrian interaction along Carlsbad Boulevard helping to create a lively commercial block frontage. The reduced front yard setback will, therefore, encourage and maintain the existing visitor-serving commercial continuity and synergy that exists along Carlsbad Boulevard adding to the shopping experience in the Village. The reduced side yard DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE10 standard will help to break up the mass of the building allowing other portions of the building to be setback further. Second, the reduced standards will assist in developing a project that meets the goals of the Village Redevelopment Area and is consistent with the land use objectives in that the project will replace existing blighted structures with a visually appealing project that has scale and character that will improve the appearance and condition of the current Village hotel lodging stock helping to stimulate property improvements and further new development in the Village. The project will help to further establish Carlsbad Village as a quality shopping and living environment by providing an attraction for additional tourist-serving uses. Lastly, the reduced standards will assist in creating a project design that is interesting, visually appealing and reinforces the Village character of the area through setbacks that provide adequate space for landscaping and decorative paving at the ground floor allowing building recesses and relief along the various building planes. The reduced standards will assist in creating greater architectural articulation adjacent to the street and will assist in the effort to make the building visually interesting and more appealing which is a primary goal of the Village Design guidelines in reinforcing the Village character. Based on these findings, it is staff's position that the proposed project satisfies the setback requirements set forth for Land Use District 9 for the reduced front yard and south side yard setbacks. For approval of a portion of the north side yard setback, which is below the minimum setback range requirements for the subject land use district, a variance must be approved by the Housing and Redevelopment Commission. Variances may only be granted if the findings set forth in Section 21.35.130 of the Carlsbad Municipal Code are met. In order to approve the requested variance to allow the side yard building setback to be reduced to zero along a portion of the northern property line, the Design Review Board and Housing and Redevelopment Commission must be able to make the five findings contained within Carlsbad Municipal Code Section 21.35.130. Staff offers the following justification for granting the requested variances to exceed the setback standards: Variance Finding #1: Because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zone regulation deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. Justification: Special circumstances exist that are applicable to the subject property that justify granting the requested variance. First the shape of the lot is unusual due to its "wedged" shape configuration at the north end of the site fronting Carlsbad Boulevard. This shape restricts the design flexibility for new visitor-serving commercial uses. However, through the reduction (variance), the applicant is able to provide a large enough outdoor dining area at the north end of the site that will serve to reinforce the pedestrian interaction between hotel patrons and pedestrians helping to generate a lively commercial block frontage with visitor-serving commercial continuity. This is consistent with the goals and objectives of the Village that include attracting additional tourist serving commercial uses and reinforcing the pedestrian commercial continuity within the Village commercial districts. The additional outdoor dining area, enabled through the variance, is necessary at the north corner of the site in order to maintain the existing visitor-serving commercial continuity and synergy that exists along Carlsbad Boulevard. Variance Finding #2: The variance shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which the subject property is located. Justification: The granting of the variance will not constitute a granting of special DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE11 privileges as the property to the north currently has a zero foot side and rear yard setback. By allowing the subject project to abut the property line to the north, the project will share the same setback standard as the property to the north. Allowing the setback standard below the 5-foot minimum will eliminate an area between the proposed and existing building that could collect trash and debris and eventually become a health and safety concern. Variance Finding #3: The variance does not authorize a use or activity, which is not otherwise expressly authorized by the zone regulation governing the subject property. Justification: The variance for this project falls on property within the V-R zoning designation. The variance does not authorize a use or activity, which is not expressly authorized by the zone regulation governing the subject property, as a hotel use is a permitted use within Land Use District 9 (Tourism Support Area) of the V-R zoning designation. Variance Finding #4: The variance is consistent with the general purpose and intent of the General Plan, Carlsbad Village Area Redevelopment Plan, and the Carlsbad Village Redevelopment Master Plan and Design Manual. Justification: The standards established in the Village Master Plan and Design Manual were intended to be somewhat flexible in order to encourage diversity and variety of development and to take into consideration the unique conditions associated with many of the properties in the redevelopment area. The reduced side yard setback is consistent with the existing site conditions to the north. The requested variance in no way changes the use or development of the site in a manner that is inconsistent with the general purpose and intent of the General Plan, Carlsbad Village Area Redevelopment Plan, and the Carlsbad Village Redevelopment Master Plan and Design Manual. Variance Finding #5: In addition, in the Coastal Zone, the variance is consistent with and implements the requirements of the certified Local Coastal Program and the variance does not reduce or in any manner adversely affect the protection of coastal resources as specified in the zones included in this title, and the variance implements the purposes of zones adopted to implement the Local Coastal Program Land Use plan. Justification: The variance is consistent with the intent of the requirements of the Village Master Plan and Design Manual, which functions as the Local Coastal Program for the area. As long as the project is consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal Program. The variance allows for a permitted hotel use with outdoor seating, which is consistent with the Village Master Plan and Design Manual and therefore is consistent with the Local Coastal Program. Based on these variance findings, it is staff's position that the proposed project warrants the granting of a variance to allow the side yard building setback to be reduced to zero along the northern property line. Residential Density and lnclusionary Housing Requirements: There is no residential component proposed within this project. Therefore, residential density and inclusionary housing requirements are not applicable to this project. DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE12 CONSISTENCY WITH DESIGN GUIDELINES Design Review Board Considerations All new projects within the Village Redevelopment Area must make a good faith effort to design a project that is consistent with a village scale and character. The Design Review Board and the Housing and Redevelopment Commission, as appropriate, must be satisfied that the applicant has made an honest effort to conform to ten (10) basic design principles. These design principles are: 1. Development shall have an overall informal character. 2. Architectural design shall emphasize variety and diversity. 3. Development shall be small in scale. 4. Intensity of development shall be encouraged. 5. All development shall have a strong relationship to the street. 6. A strong emphasis shall be placed on the design of the ground floor facades. 7. Buildings shall be enriched with architectural features and details. 8. Landscaping shall be an important component of the architectural design. 9. Parking shall be visibly subordinated. 10. Signage shall be appropriate to a village character. The proposed project is consistent with the design principles outlined above. The project design provides for an overall informal character while expressing the unique nature of the use and site location. The architectural design provides for variety and diversity through the incorporation of the following elements: varying roof heights; a variety of roof pitches that range from a minimum of 5:12 to a maximum of 14:12; building articulation on all elevations; and varied building setbacks. The project incorporates an abundance of informal landscaping along the perimeter of the property, which works well with the building design. The building provides for a variety of architectural features and details, which in addition to those previously described include divided-pane windows, a columned entryway, decorative rock work, and outdoor eating areas oriented towards the street. A summary of the design features related to the project is provided as Exhibit 1 to this report. D. GROWTH MANAGEMENT (TRAFFIC, CIRCULATION, SEWER, WATER. RECLAIMED WATER AND OTHER SPECIAL CONSIDERATIONS) The project, as conditioned, shall comply with the City's requirements for the following: Traffic & Circulation: Projected Average Daily Traffic (ADT): 824 ADT (additional new ADT of 452) Traffic Study was prepared by Linscott Law and Greenspan Engineers, dated October 27, 2005. Comment: Carlsbad Boulevard access to the site will be restricted to right turns only. A raised median on Carlsbad Boulevard will prevent left turns from the project driveway. There is also an access restricted to "loading only" on Lincoln Street. Outbound project traffic wishing to travel south on Carlsbad Boulevard can make a U-turn at the intersection of Carlsbad Village c DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE13 Drive and Carlsbad Boulevard. Southbound project traffic entering the project site can make a U-turn at the intersection of Carlsbad Boulevard and Pine Avenue. The proposed project will generate 824 ADT. The existing uses on site to be ,demolished generate 372 ADT. Since the ADT from existing uses will be nullified by demolition, the net expected ADT generated will be 452. All frontage and project related roadways are conditioned to be designed and constructed concurrent with development of this project. Sewer: Sewer District: Carlsbad Municipal Water District Sewer EDUs Required: 104 units without kitchens (0.60) edu/dwelling x 104 suites= 171.6 EDUs Comment: An 8 inch sewer main exists in Lincoln Street and a 6 inch sewer main exists in Carlsbad Boulevard. Provided that the existing sewer lateral in Lincoln Street is appropriately sized, the project will connect to this lateral. Otherwise a new (minimum 6 inch) lateral will be installed. The project is conditioned to require a submittal of a sewer study to determine the required lateral size and other pertinent information. Water: Water District: Carlsbad Municipal Water District GPO required: 61,860 square foot building x 2,300 gpd/1 0,000 square foot building = 14,228 gpd Comment: No major water issues are associated with this proposed project. Adequate fire and domestic water supply will be available to the project. Service will be provided by connecting to the existing 10 inch water service in Carlsbad Boulevard. Soils & Grading: Quantities: Cut: 14,870 cy Fill: 80 cy Export: 14,790 cy Import: 0 cy Permit required: Yes Off-site approval required: No Hillside grading requirements met: N/A Addendum No. 1 Preliminary Geotechnical Investigation performed by: Leighton Consulting, Inc. dated November 23, 2005 Comment: The onsite soils have a low to very low expansion potential. The onsite soils are suitable for compacted fill. Excavations approximately 20 feet deep are proposed for the underground parking garage. Given the depth of cut and close proximity to offsite structures, the soils engineer recommends that shoring operations be performed by a specialty contractor. DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE14 Drainage & Erosion Control: Drainage basin: B Preliminary hydrology study performed by: Aquaterra Engineering Inc. 1843 Camesino Place, Oceanside CA 92054. Erosion Potential: Low Comment: There are no major drainage issues associated with this project. The drainage patterns affecting the site are divided into four basins. The net difference in runoff from the existing development to the proposed development for a 100 year frequency storm is -0.1 cubic feet per second (cfs). A combination of rerouting drainage, directing drainage through grass swales and to a retention basin with dewatering pit allows for a slight decrease in offsite drainage runoff. A Preliminary Storm Water Management Plan was submitted to address storm water quality concerns. A combination of vegetated swales, an infiltration basin, inlet filters for the underground garage and filters installed in the downspouts for treatment of roof drainage will treat onsite drainage for anticipated pollutants prior to discharge to the public storm drain pipe. Land Title: Conflicts with existing easement: None. Easement dedication required: a private drainage easement will need to be recorded for the abutting property to the south. Site boundary coincides with land title: Yes Comment: No major land title issues are associated with this project. The project is conditioned to consolidate the four parcels within the development boundaries into one lot. Improvements: Off-site improvements: Curb, gutter, sidewalk, street and bike lanes and medians on Carlsbad Boulevard exist. No further improvements are necessary on Carlsbad Boulevard other than removal of a driveway and replacement with curb, gutter and sidewalk and installation of a new driveway and drainage curb outlet. On Lincoln Street, new curb, gutter and sidewalk will be installed along with street pavement widening needed to bring the street-to-centerline width to 21.5 feet. These improvements will transition into exiting curb, gutter and sidewalk to the northwest and southeast. Also, the pavement between the street centerline and curb along the property frontage shall be resurfaced where needed. A domestic water line and fire service line will be installed on Lincoln Street. Standard variance required: No. Comment: No major improvement issues are associated with this proposed project. -----·--·-·~--~--- c DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE15 IV. ENVIRONMENTAL REVIEW The Planning Department has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the initial study (EIA Part 2) identified no potentially significant environmental impacts and a Negative Declaration was issued for the subject project by the Planning Director on December 28, 2006 and made available for public review. No comments were received on the environmental document during the 30 public review period (December 28, 2006 through January 27, 2007). Because the project is subject to the approval of two different decision-making bodies (City Council and Housing and Redevelopment Commission), the Negative Declaration, which applies to both parts of the project, must be adopted by both the City Council and Housing and Redevelopment Commission. V. ECONOMIC IMPACT The proposed project is anticipated to have a significant positive financial impact on the City and the Redevelopment Agency. First, the redevelopment of under-utilized properties will result in increased property taxes. This increase in property tax will result in increased tax increment to the Redevelopment Agency. Second, the project will generate significant transient occupancy taxes which will benefit the City as a whole. Third, it is hoped that the project will serve as a catalyst for other improvements in the area, either new development or rehabilitation of existing buildings. Finally, the project will result in the construction of a new development and elimination of a blighting influence within the area. VI. CONCLUSION Staff is recommending approval of the project with findings to grant a variance for a portion of the north side yard setback that is below the minimum of the standard range. The project will have a positive fiscal impact on both the City and the Redevelopment Agency and will assist in fulfilling the goals and objectives of the Village Redevelopment Master Plan. DKN HOTEL-GPA 05-05/ZC 05-02/LCPA 05-02/RP 05-03/CDP 05-14/SDP 05-04 MARCH 7, 2007 PAGE16 EXHIBITS: 1. Exhibit 1, Staff Analysis of Project Consistency with Village Master Plan Design Guidelines. 2. Design Review Board Resolution No. 319 (RP) 3. Design Review Board Resolution No. 320 (COP) 4. Design Review Board Resolution No. 321 (Neg. Dec.) 5. Planning Commission Resolution No. 6254 (Neg.Dec.) 6. Planning Commission Resolution No. 6255 (GPA) 7. Planning Commission Resolution No. 6256 (ZC) 8. Planning Commission Resolution No. 6257 (LCPA) 9. Planning Commission Resolution No. 6258 (COP) 10. Planning Commission Resolution No. 6259 (SDP) 11 . Location Map 12. Background Data Sheet 13. Local Facilities Impact Assessment Form 14. Disclosure Statement 15. Reduced Exhibits 16. Exhibits "A" -"R" dated March 7, 2007 VILLAGE MASTER PLAN DESIGN GUIDELINES CHECKLIST Provide variety of setbacks along any single commercial block front. Provide benches and low walls along public pedestrian frontages. Maintain retail continuity along pedestrian-oriented frontages. Avoid drive-through service uses. Minimize privacy loss for adjacent residential uses. Encourage off-street courtyards accessible from· major pedestrian walkways Emphasize an abundance of landscaping planted to create an informal character Treat structures as individual buildings set within a landscaped green space, except for buildings fronting on: Carlsbad Village Drive, State Street, Grand Avenue, Carlsbad Boulevard and Roosevelt Street Provide landscaping within surface parking lots Provide access to parking areas from alleys wherever possible. Locate parking at the rear of lots. Project: DKN Marriott The project provides various setbacks and outdoor eating areas in order to provide setback from Carlsbad Boulevard. The building setbacks are appropriate for the location. The project does not provide benches or low lying walls but does have outdoor seating areas for guests of the hotel. Outdoor dining and seating areas are incorporated along the Carlsbad Boulevard frontage. The proposed project will not conflict with retail continuity. Outdoor dining is provided along building frontage in order to encourage greater interaction with the pedestrians along Carlsbad Boulevard. No drive through service use is included in project. The project provides ample setbacks and appropriate landscaping in order to reduce impacts to adjacent residential uses to the south. In addition, the building has minimal windows facing to the south in order to reduce privacy loss. The project location does not lend itself to courtyards for pedestrian use. Landscaped areas along all sides of the building, within the parking lot, and within the recreational area of the project will provide for an informal character/setting. Landscaping will be provided along all sides of the building. The project provides two-levels of subterranean parking, in which landscaping is not suitable for growth. · The property is not located adjacent to an alley. Parking is subterranean and not visible from the street. Devote all parking lot areas not specifically required for parking spaces or circulation to landscaping. Avoid parking in front setback areas. Avoid curb cuts along major pedestrian areas. Avoid parking in block corner locations. Provide setbacks and landscaping between any parking lot and adjacent sidewalks, alleys or other paved pedestrian areas. Avoid buildings which devote significant portions of their ground floor space to parking uses. Place parking for commercial or larger residential projects below grade wherever feasible. Enhance parking lot surfaces. Provide for variety and diversity. Each building should express its uniqueness of structure, location or tenant and should be designed especially for their sites and not mere copies of generic building types. Step taller buildings back at upper levels. Break large buildings into smaller units. Maintain a relatively consistent building height along block faces. Utilize simple building forms. Trendy and "look at me" design solutions are strongly discouraged. 2 All areas not required for parking spaces, driveway aisles, or trash enclosures have been landscaped. No parking is provided in the front setback area. There will be one curb cut of minimal width along Carlsbad Boulevard to provide ingress and egress to the property. The subject property is not located on a corner. Landscaped setbacks are provided around the entire perimeter of the property. The parking is provided below-grade. The parking is provided below-grade. The driveway entry provides enhanced paving. The proposed design of the building provides for articulation in the building, varying roof forms, and other architectural features which provide for a unique character. At its peak, the proposed project is approximately 43' in height. The project includes several varying roof heights and roof pitches that range from 5:12 to 14:12. These design elements serve to break up the overall mass of the structure. The project is designed in an "L" shape which serves to break up the overall mass of the structure. The height of the building is consistent with the height of the Carlsbad Inn located to the west of the subject property and recently approved projects to the east. Existing hotels along Carlsbad Boulevard range from 2-3 stories in height. The building has been designed with simple lines and forms but allows for representation of the Village character desired for the area. The building is not trendy or "look at me" in design. Emphasize the use of gable roofs with slopes of 7 in 12 or greater. Encourage the use of dormers in gable roofs. Emphasize wood and composition shingle roofs, with the exception that in the Land Use District 5 clay tile roofs are acceptable. Avoid Flat Roofs Screen mechanical equipment from public view. Avoid mansard roof forms. Emphasize an informal architectural character. Building facades should be visually friendly. Design visual interest into all sides of buildings. Utilize small individual windows except on commercial storefronts. Provide facade projections and recesses. Give special attention to upper levels of commercial structures. 3 Roof pitches of 12:12 and 14:12 are common with the proposed project resulting in the desired steep roof pitch. Dormers have been incorporated into the project design. The project provides a wood composition shingle roof which is consistent with the architectural design intended for the project as well as other projects in the area. The building does not incorporate flat roofs. This will be a requirement of the project. The project utilizes mansard roof forms in order to reduce overall building height and provide desired roof pitch. By providing for attractive facades and landscaping, the project is very visually appealing. Visual interest is added to the building through architectural features. The design of the building incorporates design elements into all building facades, thereby creating visual interest in the building. The project makes good use of divided-pane windows, a columned entry feature, applied surface ornamentation, varying roof peaks, and landscaping. The proposed project provides for divided paned windows through out the building to achieve the Village character. The building design provides for recesses and projections which will create shadows and contrast. The upper levels of this building provide for attractive window features, applied ornamentation, and varying roof heights which reflects special attention in design. - Provide special treatment to entries for upper level uses. Utilize applied surface ornamentation and other detail elements for visual interest and scale. Respect the materials and character of adjacent development. Emphasize the use of the following wall materials: wood siding; wood shingles; wood board and batten siding; and stucco. Avoid the use of the simulated materials; indoor/outdoor carpeting; distressed wood of any type Avoid tinted or reflective window glass. Utilize wood, dark anodized aluminum or vinyl coated metal door and window frames. Avoid metal awnings and canopies. Utilize light and neutral base colors. Limit the materials and color palette on any single building (3 or less colors) Provide significant storefront glazing. Avoid large blank walls. Encourage large window openings for restaurants. Encourage the use of fabric awnings over storefront windows and entries. Emphasize display windows with special lighting. Encourage the use of dutch doors. 4 The upper levels of this building will be accessed through internal stairways. Therefore, no special treatment of upper level use entries is necessary. Detail elements have been incorporated into the entire project by design. The windows and entrance design all provide for detail which adds visual interest. Applied surface ornamentation and varying wall materials also enhance the overall architectural detail. The materials and colors proposed for the building will not conflict with adjacent developments. The exterior walls utilize river rock detail on the first and second stories. Stucco is used on other surfaces. None of the noted materials have been indicated for use. The windows are clear glass. The applicant will be using divided-pane vinyl windows. The applicant has proposed no awnings or canopies. The project utilizes a light and neutral color scheme. The project incorporates less than 3 colors. Due to the type of commercial facility, this design feature is not applicable. The project has been designed with no large blank walls. Not applicable; no restaurant proposed within the project. Large windows are provided along lower level in order to encourage greater interaction with the street. No fabric awnings to be used; not a retail or storefront operation. No display lighting. Not applicable to project. Project design does not lend itself to the use of dutch doors. The applicant is using small divided paned Utilize small paned windows. windows throughout. Develop a total design concept. All facade design elements are unified. The appli- cant was able to develop a total design concept with is also functional and visually interesting. Provide frequent entries. The project does provides a sufficient number of entrances acceptable for the proposed use. Limit the extent of entry openings. The extent of the entry openings has been limited through the design. Avoid exterior pull down shutters and sliding or fixed The project does not include pull down shutters, security grilles over windows along street frontages. sliding or fixed security grilles over windows along the street frontage. Emphasize storefront entries. Not applicable to this project. Integrate fences and walls into the building design. Fences and walls have been incorporated into the building design. '" '' Encourage front entry gardens Not applicable. Locate residential units near front property lines and Not applicable. orient entries to the street. Provide front entry porches. Not applicable. Provide windows looking out to the street. Not applicable. Utilize simple color schemes. Not applicable. Provide decorative details to enrich facades. Not applicable. Emphasize "cottage" form, scale and character Not applicable. Emphasize an abundance of landscaping. Not applicable. Limit access drives to garages or surface parking areas. Not applicable. Encourage detached garages which are subordinate in Not applicable. visual importance to the house itself. Provide quality designed fences and walls. Not applicable. Visually separate multi-family developments into smaller Not applicable. components. 5 SITE MAP • N NOT TO SCALE DKN Marriott GPA 05-05/ZC 05-02/LCPA 05-02/SDP 05-04 /COP 05-14/RP 05-03 c 0 BACKGROUND DATA SHEET CASE NO: GP A 05-05/ZC 05-02/LCP A 05-02/RP 05-03/SDP 05-04/CDP 05-14 CASE NAME: DKN MARRIOTT APPLICANT: =D=K~N~H=o=t=el=s ____________________________________________________________________________________________________ __ REQUEST AND LOCATION: Request for a recommendation to the City Council to adopt a Negative Declaration, and recommendation of approval of a General Plan Amendment, Zone Change, Local Coastal Program Amendment, and Coastal Development Permit, and approval of a Site Development Permit; and a recommendation to the Housing and Redevelopment Commission to adopt a Negative Declaration and a recommendation of approval of a Major Redevelopment Permit and Coastal Development Permit for the demolition of an existing a hotel, restaurant, and single family residence and for the construction of a 3-story, I 04-room hotel project on property located at 3I36 Carlsbad Boulevard on the east side of Carlsbad Boulevard between Pine Avenue and Oak Avenue in Land Use District 9 of the Carlsbad Village Redevelopment Area, in the Village Redevelopment and Mello II Segments of the Local Coastal Program and in Local Facilities Management Zone I. LEGAL DESCRIPTION: Portion of Block 18, Town of Carlsbad per Map No. 775, Recorded 2-15-1894 and Portion of Tract 100, Carlsbad Lands per Map 1661, Recorded 3-1- 1915, all in the City of Carlsbad, County of San Diego, State of California. APN: 203-250-08 and 26 Acres: .84 Proposed No. ofLots/Units: ..o..10.::...4.:...=ho=t=el"-'u=n=it=s ____ _ GENERAL PLAN AND ZONING Existing Land Use Designation: ...!.V-l(....!V-2ci~lla!:lg:>.!:e~)/RH~~--------------- Proposed Land Use Designation: ....!.V.!..._/T.!o..;R~-------------------- Density Allowed: N/ A Density Proposed: =-N"-'1 A:;.,:_ _________ _ Existing Zone: VR/R-3 Proposed Zone: ....!.V-"'-R/""-C=--T~---------- Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site V/R-3 VRIRH Motel/SFR North VR v Retail (7111) South R-3 RH Multi-family residential East R-3 RH Single and Multi-family West V-R v Multi-family residential Revised 0 1 /06 CiocALCOASTALPROGRAM CJ Coastal Zone: [8J Yes D No Local Coastal Program Segment: Village Redevelopment and Mello II Within Appeal Jurisdiction: DYes [8J No Coastal Development Permit: [8J Yes D No Local Coastal Program Amendment: [8J Yes D No Existing LCP Land Use Designation: RH Existing LCP Zone: R-3 Proposed LCP Land Use Designation: -=-T-=-R-=----- Proposed LCP Zone: =C-'-T~------- PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ===---- Equivalent Dwelling Units (Sewer Capacity): ..o..l7-'--'1:....:.·.:::...6=E=D:....::U"--------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption,----------------------- 1:8] Negative Declaration, issued D~e~ce~m!!.:b~e::!.r-=2~6~20~0~6::.___ ____________ _ D Certified Environmental Impact Report, dated--------------- 0 Other, ____________________________ _ Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: DKN MARRIOTT -GP A 05-05/ZC 05-02/LCP A 05-02/RP 05-03/CDP 05-14/SDP 05-04 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: =RH~------ ZONING:~R~-3~------------------------------------------------ DEVELOPER'SNAME:~D=K~N~H=o=te=ls~---------------------------------- ADDRESS: 540 Golden Circle Dr, #214, Santa Ana, CA 92705 PHONE NO.: (714) 480-0661 ASSESSOR'S PARCEL NO.: 203-250-08 and 26 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =·8...:...4 .:...!A"'--c _____ _ ESTIMATED COMPLETION DATE: ASAP A. City Administrative Facilities: Demand in Square Footage= N/A B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 171.6 EDU D. Park: Demand in Acreage = N/A E. Drainage: Demand in CFS = 4.37 Identify Drainage Basin = B F. Circulation: Demand in ADT = 452 G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided = N/A I. Schools: Carlsbad N/A J. Sewer: Demands in EDU 171.6 Identify Sub Basin = Vista/Carlsbad K. Water: Demand in GPD = 14 228 L. The project is 9 units below the Growth Management Dwelling unit allowance. ~ City ~ ....., of Carlsbad IQFJ,j ,j le(•i •l§.fflii e .I§ ,j I DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council 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, fum, 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, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this docume;nt; however, the legal name and entity of the applicant and property owner must be provided below. · 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE TIIAN 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 ______________________ _____ Title ___________ _____ Address __________ _ 2. OWNER (Not the owner's agent) Corp/Part DKN Hotels Title. ________________________ _ Address 540 Golden Circle Dr. #214 Santa Ana, CA 92705 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, title, 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 comoration. include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. ___________ _ Corp/Part DKN Hotels I Dahya Patel Title ___________ _____ Title. _____________ _ Address. __________ _ Address 540 Golden Circle Dr. #214 Santa Ana, CA 92705 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 @ ,_ ..... 3. NON-PROFIT ORGANIZATION 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 A,NX 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 __________ _ Address _______________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelv.~ (12) months? 0 Yes lXI No If yes, please indicate person(s): ____________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. _. oia~4< lOf owner/dat I Signature of applicant/date Print of type name of owner er/applicant' s agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 SPRINGHILL SUITES ~ .,\\arrtott SPRINGHILL SUITES PROJECT SUMMARY CITY OF CARLSBAD BUILDING ADDRESS: ASSESSOR'S PARCEL NO.: LEGAL DESCRIPTION: EXISTING ZONE: PROPOSED ZONE: 203-ZM-08, -20 ~.~ emc:_:::l::: !a~ :,•r.:C ~i-~~~"=~Coufl4oot ==~1~.:~~~~~~~=· ol Son ~ State of Califomkl.• R-3 and V-R DISTRICT i C-T and V-R DtSTRICT 8 (lo REMAIN) EXISTING GENERAl PLAN: RH. v PROPOSED GENERAL PlAN: RJ ond V (To RWAIN) EXISTING LAND USE DESIGNATION: EXISTING LAND USE: PROPOSED LAND USE: STORIES: BUILDING HEIGHT: TYPE OF CONSTRUCTION: OCCUPANCY GROUP: CODE OF DESIGN: SJTEAREA: BUILDING COVERAGE: 45' IM)(. (V-R DISTIUCT 9) 35' .we. (R-3) TYPE I -FUU.Y SPRINKlERED -GARAGE TYPE V-1HR. -FULlY SPRINKLERED -HOTEl S-J -GAAAGE R-! -HOTEL (U<JOO US£) A-3 -U£EEilNG I RESfAURANT B-2 -SUPPORT SER\IK:E AREAS 2001 CAl.IRJRMA BllllDING COOE DJlE 2f, PART 2, ~ -COO£ .........,.,. ........... ""' 2001 CAl.JRlRtM El.ECTRICAl.. COO£ 2001 Co*LJfORNA. PWUBitiQ CODE 2001 CM.WQRtrM t.C£aWMc.AL COO£ :lOO'f CAtEtiRIM FIRE CODE 0.84 ACRES ~ .A\arrtott PARKING REQUIRED: 1.:1: sPACES PER GtJ£SrR00t.t 104 x 1.2 • 124.8 SPACES PARKING PROVIDED: ~ ....... LMl. .. lOWEll LMl. .. .. '"'"' ,,. ZONING ORDINANCE: 21.53.230: t.IOT APPUCASL£ OPEN SPACE REQUIRED: 20X ......... OPEN SPACE PROVIDED: 11.500 SQ. FT. • 31.50 X SEWER DISTRICT SERVING PROJECT: CARlSBOD SEWER DISIRICf WATER DISTRICT SERVlNG PROJECT: CAR1..SBAD t.IUNICIPAL WATER DISTRICT WATER DISTRICT SERVING PROJECT: CAR1..SBAD UH1F1E0 SCHOOl D15TRICT GENERAl NOTES: 1.-=:.!l:..C.~~Inlhlo 2.-F.,. ~ .td be installed thro!!Mut the ......... 3.-DwatM cw lnt.riot ~&hall DI:COIIIOdola on ombulclnclft aum.y af 84" x 24• at a height of 38". • BUILDING DATA 8lJIDOIG NIEk """'""" "'"""' """""' -"· SQ.fT. 20,471 SQ.fT. 111.411S4.FT. HOlELRQCIMt.UX: ....... • ....... .. ..,. PROJECT TEAM OWNER/ DEVELOPER; PlANNER/ PROCESSOR: ARCHITECT: Parcel• 1.2 Clncl 3 Dohyo 8tiGI L PalAII oM~ Polel, huaband and .U• 01 joint tanont ....... Oahya Bbal L PaW """H01£tS !.40 Colden Qrcle Dr., I 214 Santono. Collomkl 02705 Tal: (7H) 410-oe&l foil:" (7H) 480-0299 Contoct: Nd PaW ~ Pt..w.K. awn.. R•p. E-mull:~corn PlNIHOIG S\'SlEMS 1530 f"III"Qday Ava.. Suitt. 1 DO Ca~d. CA 02008 Tal: (7&0) 831-0780 F"a>e (760) 831-5744 COntoct: Pawl KIUka• E-moll: ~OploMI~tema.n•t JOSEPH WONCil DfSION ASSOCIATES 2358 Fourth AveniMI, SUite 300 $Qn l.1iago ~omia 1112101 Tel: (819) 2.ll-8777 faa: (6111) 237-0541 Canl~~Gt: Rick Raunda E-I"IIQI:~Ojwdalnc.com SURVEYOR/ AQUATERRA ENGINEERING INC. CIVIL ENGINEER: 1843 Ca11'1pMbQ ptQC& ~.CA82054 Tal: (7150) 438-2802 foe (700) 2866 Contact: Goly llpaka E-mal: glipllkoOeoa.net lANDSCAPE wt.K1NS0H ()EgGN GROUP ARCHITECT: 2810 Roouvelt 11: • Cor1abad. CGIIfomla 82008 T•l: (7150) 414-2152 TRAFFIC ENGINEER: GEOTECHNICAL ENGINEER: fax: (7CSO) <134-oB42 Contact: Bob Wllklnaon E -mall: wdnlgngroupOjunD.cam UHSCOTT. l.AW • ORaNSPAN ENGINEERS 45-42 Ruffner Str .. t, SuRa 100 Son D~i~Qo, CA 82111 t•: (858) JOo-8800 FOK: (868) J00-8810 ContGct John A. Boarman E-mait:~.tom WGHTOH COHSut..DHC Jll34 lokwphy Canyoo ROGel SlAW b2~ San Olaga. Ccaifomkl 0212) Tel: (868) 212-8030 f011: (858) 2e2-on1 Contact; Willam a.on £-mal: mdol750oalcam CITY OF CARLSBAD APPliCAllON NUMBERS: RP 05-03,SDP 05-04, COP Q5..14,lCPA 05-02, ZC ()5....()2. GPA 05-05 SHEET SCHEDULE ARCHITECTURAl. CS CCNER SHEET A-1 SITE PL.Nf A-2 FlRST fl.DOR PLAN A-l SECOHO flOOR PlAN A-4 THIRD flOOR PLAN A-5 UPPER PARKING Fl.OOA PUoH A-6 LOWER PARKING fl..OOR PlAN A-7 BUil..DING El..EVATIOHS A-8 BUI..OING ELEVAllONS A-9 ROOF PLAN A-10 8Ut.OCNG SEcnoNS A-11 SHADOW ~YSIS -PROf>OSED SUil..OING A-12 StWXlW HW.~S -ALTERNATE SCHEI.IE A-ll SHADOW AtW..'tSIS -SITE & SEcnoN A-14 WALL El£VATlONS A-15 SPOT PERSPECfi\IES CML A-18 COLOA REND£RINGS LANDSCAPE L-1 I.NI)SCApf PlAN VICINITY MAP ............ ,~···--••1•~·· .. ·· ..... . ___ _.__ ____ ...... Q._ .. __ __ (at.,_.._-···- SPRINGHJU. Sums .,.,... 3136 CARLSBAD BLVD . CARLSBAD, CA TITLE SHEET GENERAL INFORMATION cs E3 r=J c:=J l>V•.h. NEW CONCRETE PAVHl P£R CI\II.DRAWINGS NEWCOHCAEIE SIDEWAU<PA.VHl / / / / / / / SllEPLAN TO 20 JD 40 -QRAPNC SCN..E: I" • 20" CITY OF CARLSBAD APPUCATION NUMBERS: RP 05-03,SDP ()5.0.4, COP OS..14, LCPA 05-02, zc 05-02, GPA Q5..05 BUILDING ROOMCOUHT: BUII..OINGAREA: """'"'"' .......... .......... TOTAl: -111.1H • 20.471 SQ.f'T • 2\IQt; SQ.tt. 12.354 son. PARKING: REQUIRED PARKING: 104 x 1.~ = 124.80 PARKING PROVIDED: "-''""-.. ... "' TRAFFIC IMPACT AR§A; ............. """"'"- To<al SITE PLAN KEY NOTES [!] EXISTING CURB, GUITER TO REMAIN 0 ~g. ~~:ypl~N~E RESURFACED 0 EXISTING LANDSCAPING TO REt.WN 252 '"' 82< "' '"' m EXISTING CONCRETE SIDEWAlK TO REMAIN ill NEW 6" CONCRETE CURB 0 PROVIDE NEW CONCRETE PAVING 0 NEW CONCRETE W/ACCENT PAVING [!] ~~~~~S~~~" HIGH MASONRY (!] :;ON~~~~Gp~ QE] NEW CONCRETE WAU<.WA't JWDA ............ , ........ ,. ............ . ,..... _ __.-..... __ .. ___ co._ .. _,_ -r•_,.._.,.,....,c-a.a- SPRINGHILl SUITES ...... 3136 CARLSBAD BLVD. CARLSBAD, CA SITE PLAN --2 ID/11/2111111 l v•rv- 06~29· 2006 A-1 I I' ,I I I' ,I I I' ,I I I' I I I I I' ,I I I' ,I JWDA ••••••••••••'•L>••••••h•••••• •••••• _.:;::-.:--_a.::,..~_ ... --1)--nTI .... c-., __ 3136 CARLSBAD BLVD. CARlSBAD, CA FIRST FLOOR P1.AN SECOND FLOOR PUIN 0' 32' 64' 128' JWDA ............ ,.~ ...... , ............. . ----------co.-·-·--c-.. -.rro __ ., __ SPRINGHILl SUITES •.Mimlll 3138 CARLSBAD BLVD. CARLSBAD, CA SECOND FLOOR PI.AN SCALE: 3/32-·1'-G'" A-3 0 32' 64' t28' SCALE: 3/32•-t•-o· JWDA •••••n•••uf•~~·••••l•••u••• •••••" -----______ .. _., __ _ .., ___ .,_._ 3138 CARLSBAD BLVD. CARLSBAD, CA THIRD FLOOR PLAN A-4 ,/ / / .1/ / /~ "' I "' / / / _/ ,,..,. .. ,,.._,. I" .,, "' ~ ~ .... .,, ~ ~ t------IC;=:: l====:===tjj .. • ~ , .. • rafl , .. "• ... . .. .... '"' "' '" ,.._,. I IV""'~~ ,,. ... -~~~ I , .. I•· I I ... , ... ~ I --I "'I '" I ... I'"' I '" //// I [G --~ l j ·-, "' """-~/~ ......... , c. ·-·· I ~ UPPER PARKING FLOOR PLAN I J CITY OF CARLSBAD APPIJCATION NUUBERS' RP 05-03,SDP 05-04, COP 05-14, LCPA 05-02, ZC 05-02, GPA 05-05 JWDA ...... -.--_____ co._ .. _ ... _.., __ ~--- SPRINGHill. SUITES •Mnlll 3136 CARLSBAD BLVD. CARLSBAD, CA UPPER PARKING FLOOR PLAN 0 32' 64' 128' SCAL£: 3/321•1'-o' :r •Gin/ZIM :s 1/lcv-. 10-17-2006 A-5 / / LOWER PARKING FLOOR PLAN CITY OF CARLSBAD APPLICATION NUt.eERS: RP05-03,SDP 05-04, COP05-14,LCPAD5-62, ZCQ5.02, GPA05-05 PARKING PROVIDED: BASEMENT GARAGE: PARKING DESIGNATION STANDARD WN. 8' -6" 11 20' -0" COUPACT WN. 8'-0" x 15'-0" g• -o· x 2o' -o" JWDA .•• ~ ........ ,.h ..... , ............. . ------------CiMICII-a.o -··----.. -- SPRINGHILL SUITES ......... 3136 CARLSBAD BLVD. CARLSBAD, CA LOWER PARKING FLOOR PLAN a 32' 64' 128' ~l/32·-~·-W 1 .""' ..... I M/U/l!IXII Jl/1~ A-6 ~-....--ror--1-------- ~~· ELEVATION-C a:uw-r:cr CrTY OF CARLSBAD APPLICATlON NUMBERS: RP 05-03,SDP05-04, CDP05-14, LCPAO!Hl2, ZC 05-02, GPA 05-05 --!~."::.· JWDA ,.,_.._ __ __ .., ___ CI> __ , _ _ ""' ____ ,...1_ SPRINGHILL SUITES .,.,.... ¢ FtDJECT ~136 CARLS8AO BLW. CARLSBAD, CA ELEVATIONS -- " ""' 10-25-2006 A-7 ~~~-----L-~~;~A I I ------j- ELEVATION· E l.INCOU<ST a.~i}il'-··:..r ELEVATION-F tCUi/ii'-r...- JWDA ............ , ......... , ............. .. ------=:= ;:-_:;:,-=-:.,-.::::: 3138 CARLSBAD BLVD. CARLSBAD, CA. ELEVATIONS I \ VR • DiSTRICT 9 ·-· ROOF PLAN CllY OF CARLSBAD APPLICATION NUMIIERS: RP 05-03,SOP 05-04, COP 05-14, LCPA 05-02, ZC 05-U2, GPA 05-05 All. ROOF MOUNTED EQUIPMENT TO BE INSTAU.£0 IN ACCORDANCE Willi BUilDING DEPARniENT POUCY 80-fi ROOF PLAN KEY NOTES [!] UAHSARD ROOf III Rlla' liRRAC£ III BUILT-UP ROOI'IHC III ""'"' PARAPET WAU.S 0 ROOF' WALK PADS III ROOF DRAIN, T'll' 0CRia<£T [!} CANT STRIP 0 LO\IER Rlla' (ill ~~~=~laJ= =CAL 0 J2' 84' 1208' SCAle ,;;;.,._,. JWDA IOOoiiO•t•o 1/~oo•OOOO/UOUIOo 000100 ---------------·--~---~..,-- SPRINGHIU SUITES . ....,...., 3136 CARlSEIAD BLVD. CARlSBAD, GA ROOF PLAN ·--' IA/11/21111:1 ~ 1/IG/*IH ""' 10-17-2000 A-9 @!UILDING SECTION ICM.I:OVSi'-1'=# 0 J2' M' 128' SCALE: 3/32.8•11-(i CllY Of CARLSBAD APPLICATION NUIABERS: RP Q5...03,SDP 05-04, COP 05-14, LCPA ()5.02, ZC. 05-02, GPA 05-05 JWDA ······~·~··•t ......... , .............. . ,......._ ____ ------.a..----.... , __ hiE..., ___ SPRINGHill. SUITES ........ 3138 CARLSBAD BLVD. CARLSBAD, CA BUILDING SECTIONS " ..... 10-17-2006 A-10 z z 8 N ~ JUNE SEPTEMBER DECEMBER CITY OF CARLSBAD APPUCATION NUMBERS: RPOIHl3,SDP~. COP05-14, LCPA05-ll2, ZC 05-ll2, GPA05-<15 JWDA .............. , ........................ . -------_.._. ___ ...,..ca ......... _(U.., __ JUI*e)-- SPRINGHill. SUITES •JIImlll 3136 CARLsBAD BLVD. CARLSBAD, CA 5HEtt11JLE: SHAD0\1>' ANALYSIS 0 0 ---~-·-1 IG/11/I(Ig:l J 1/1..,... 06-29-2006 A-11 ~ 8 6i z z g i-J ~ JUNE SEPTEMBER DECEMBER CITY OF CARLSBAD APPLICATION NUMBERS: RP 05-03,SDP 05-04, COP 05-14,LCPA05-02, ZC 06-02, GPA Q5.00 JWDA •• •••••n••••~•••••••l•••••• ao •••••" -----=:;:::::.:;:..-= ::.,-:::= SPRINGHILL SUITES •}llmlll 3136 CARLSBAD BLVD. CARLSBAD, CA SHADOW ANALYSIS A1 TERNATE SCHBE FOR EXISTING RESilEHTIAL ZONING 0 Ul/>1~ f/IOI/2GH 0 A-12 ·------ BUILDING SECTION-PROPOSED HOTEL SCILE 1/te• • •'-o" ---:l---~~~-l===============il-«lt=~=t *w..._ ______ .J__.__,._.F===============r.J.,.--,..l-,-.,. "if/Ill' .... ,... ------~~~--~~----------~w• BUILDING SECTION X-ALTERNATE SCHEME SCAI.£ t/16' -t•-o• SCN.£ 1 -10 -o SITE PLAN-ALTERNATE SCHEME SCALE t• • 80-0"' JWDA ElEVATION-E UNCOLN ST DlliPI• r::r CITY OF CARlS8AD APPliCATION NUMBERS: RP 06-03,SDP 05-04, COP Q5..14, LCPA 05-02, ZC Q5.02, GPA 05-05 ELEVATION-F ICIUJP/i'•I':V JWDA ••••uun••'"""""'""l•••••••••••••• -= .. :-..--:... ~----t-_, __ joOIOlut·- SPRINGHill. SUITES ......... 3136 CARLSBAD BLVD. CARLSBAD, CA WALL-ELEVATIONS 0 0 ~-2 UVII/211115 Jl/1~ 10..25·2006 A-14 CITY OF CARLS8AD APPLICATION NUMBERS: RP 05-03,SOP 05-04, COP Q5..14,LCPA05-02, ZC Q&.02, GPA05-{)5 VIEW1 VIEW2 JWDA •~c•o•••••-c,•••••••ofuOOoooo •o•u• -...---..~ =-~ ;;;..:-;.-= :0.:-!::!.."': 3136CARLSBAD BLVD. CARLSBAD, CA SPOT PERSPECTIVES A-15 VIEW ALONG UNCOlN ST. VIEW ALONG CARLSBAD BLVD. CITY OF CARLSBAD APPUCAllON NUMBERS: RP 05-03,SOP 05-04, COP 06-14,LCPA ~. ZC ~. GPA O!Kl5 JWDA ~----rswt& ..... -....... w. ..... -.... -· (eUt -an ...., 1a<ll --- SPRINGHILL SUITES .... 'IIIII 3136 CARLSBAD BLVD. CARLSBAD, CA RENDERINGS Cl)D&M:.aa».:IIBIMJ (!)M1D'llft1801U'P£11I'AISIIDSII.a!;5--a ® QIDI[ ~I'll 1W.L Ill ... 1'1 ftiU) C!> D~DeSIDII.I-. (() GIDIJ[aa.IIIIIIOIIIU UAU. H(hf£1) (!) Mli.'!IIIA'IEioiiii'IIU.IU5.U.S.I.C-4(J'IP£4) @ IUIIIE.EII:lDNI:PBCMISMSilDIIG-ll(l'ft.lll SPRINGHILL SUITES RP 05-03/CDP 05-14/ZC, 05-02/ ---GPA 05-05/LCPA, 05-02/SDP, 05-04/ •''\, -~ I -I -I -I +""4. -I _(CI [a::r:: -I ~I _I -I -I I' <D Jllllf1EIQiliiiiR£T I'D S.U.U.l-f:II1WIIl.E IEl..£tD) @ I:ATCIIIASINVJlH'fi.OiiiiU'lNSEIIllfRlVATD ~ MIIIWIW&PII'£(6'1111l1W CNlVATD • O.Uillll£TPDtu.IU.I.H:I G) GIIASSLN: IIWNNi: SV.U PElt 10M. 'A' Di H£T 2 Q') CIJIOCE VlllinP£1£ABWM..LG'RIVAlO <D GWS. LbO IWI...lllli: M$llt EIA 05-02 LEGAL DE$CRIPVDN I'IRfUI\I OF' a..o:K 18, TD\oiN I:F CNILSaAII PER MAP NO. 71S. REC. i!-15-lS').t AND PI:RTIDH OF' TRACT liiD, I:ARLSMD LloNDS P£R """ 1&61, REC. 3-1-191~ i\LL IN THE em [I" CARLSBAD, CD.JfiY Dr IAN Dl(6D. STATE IF tAL.Jf'llRHlA N'tt~.-26 SITE AQQRESS 3136 CNIL.SIIdl 1L VL CARLSIIAJJ Cll 9i!OOII SQLIRCf Of TOPOGRAPHY Tli"'GRN'tfY' stiJ\oi'N DN THESE PLANS VAS GEHERAT£D IY rtaD SIJRVEY NElliJDS fiU»> DflliiHAnttt GAn£REJI DM. ..IANUAIIY 20DS IY MEJ..O.m. LAH11 SURVEY!tl>. TIPOCiRAPHY SKNtt HEREON CONFIRMS ro HIITtttw. HAP AcctRACY SfAHIJARD$. JMPERVIDlJS AREA TABLE ClMR£NT Pf'£RVDJS llt£.N. 22970 SF, aL:27 ACfl£> PAIJ'OS£0 IHPERVDJS ltR£N 294:54 s.r. CD.676 ACAD NET JM:REAS£ ltf'ERVIOUS AREA> 6-184 S.F'. (IJ.I49 ACRE> Ulll ITY SffMCf" Bf"DUIBEM£N[S DSDolaii3JUIISJ_, ......... ,.IIUiiU efKJUNoe~t1JII.~IOJIS :DII[DI:\NIDIIJIIDirlztliM.JIIIIIlllTJ2.11RIJIIU/61111L~11-'Ifll GfiDiumEWD U"G'IIl2" 351Cil'll SPRINGHILL SUITES 3136 CARLSBAD BlVD. CARLSBAD, CA PRELIMINARY GRADING AND DRAINAGE PlAN ~ M ~ ~ A """ r" --; .... I I"Ol I }II ~~-! .. s; ~ ~ ~ ~ c ~ ..L • f-ll "' j!PROJ u;-~ ~i ~ M.'~ ,IN . Ill!. n.i~[]f';;~~lllli'' . ••• ~1'•20' ..._-• ...., ,._ IA\OFIAII · GRASS liNED DRAINAGE SWAL£ Englneerina Inc. 9.... "' JCAl£ 843 CtliD~ Pr.ce p fUI:E 3 HOlliS 1U $llJMI[ YNUI (f' M1£11M. ~d~CA liZD04 FaE~)4::= ~~mnw•~at.~.NaJJC l'llh .. !i -" 1;;, riWIII }-', ~ .. =-=--;-- ;-- S1C1JnK •r•-•e• XIUo .... Nf', \Uf 1"'8' ~'-- SYMBOl l EGfNQ Eli:ISTINii a»>TOJRS PRDPOSED atmiUA:$ ----{OSl---- EXlSTlHG GRAD£S m..EVATlflN) ~ PRilPO$E]l GRAll£$ <n.EVATIJJN) 7Dlr\. $11'[: BOJNIWI;Y -·-·-·-·- --.... SICI'JON r-·s· SCU:IE.r-1',\UI'ra,t SPRINGHILL SUITES RP 05-03/CDP 05-14/ZC, 05-02/ GPA 05-05/LCPA, 05-02/SDP, 05-04/ EIA 05-02 SIT SI 0. VICIN!,J'fo.uHAP -~""YfJ7J"YISJOI llF• ---~llo\TC_~~ GNft LIP RC£ 231180 EXP1R£S 12/31107 JWDA 00~000000 .. 0I,hoOOUOII0000100 000000 ____ ,_ -~·---,... ...... _,_ -1'1111) --a-n ...... .., .... _.. 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