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HomeMy WebLinkAboutCD 09-16; Hilton Carlsbad Beach Resort & Spa; Administrative Permits (ADMIN)RECSIVfiO HILTON CARLSBAD BEACH RESORT & SPA DEC 1 0 2009 Summary of Proposed Changes CITY OF CARLSBAD PLANNING DEPT In moving from the conceptual stage to the design development stage, a number of industry consultants were brought on board to ensure a high quality product. Through this process, a few components of the project were modified. The proposed changes improve the project both in terms of functionality and design. One of the main changes focuses on a re-design of the restaurant which includes the interior layout and the shift of the snack bar concept to an enhancement of the outdoor restaurant dining experience. The removal of the snack bar also opened up the pool area, creating a more enjoyable outdoor space. The other main change is the reduction of the meeting space. After consultation with a number of people in the industry, the ratio of meeting space to hotel rooms was thought to be on the high side. As a result, the ballroom and pre-function area is reduced which allows for the expansion of the lawn area on the northern end of the building. The reduction in meeting space also results in a minor change to the roof shape over the ballroom. In addition to restaurant and meeting space, there are some other minor revisions proposed including a redesign of the basement layout, the shift of the Spa and Fitness center from the 2"d to the 1st floor, the expansion of the porte cochere over the driveway and adjustments to the roof plan related to mechanical equipment. The total building square footage for the project has been reduced by approximately 4,400 total square feet and 3,300 occupied square feet. The table below provides a comparison of the approved project and proposed revisions with a breakdown of square footage by floor. APRROVED PROPOSED HOTEL Square Footage Square Footage Occuoied Total Occuoied Total Basement 9,725: 39,919 12,839: 41,942 · · ·· 1 si Floor.·················· ·7s,o79T · · ·· 7s,o79 · ·· · 7"(i."61i3: ··· · 7"6;693 .. ··2iia · i=iiioi .................. "47,757T .... 47,757 .... 46;882 [ .... 46;aii2 ····------------······----------··········r··-------··· ······----··r··--········ 3rd Floor 47,177: 47,177 46,612: 46,612 Total Hotel Structure 179 738: 209 932 176 426: 205 529 For ease of review, the following provides a brief summary of the changes and identifies the appropriate plan sheets for comparison of the proposed revisions against the approved project: RESTAURANT/SNACK BAR • Shift of snack bar concept to expansion of outdoor dining experience Site Plan: See illustrative site plan compared to Approved Sheet A-3 See Detail Plan and Views for additional perspective {Coloring is approximate due to computer generation, actual coloring will be based on approved color board.) Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3 Elevations: See Revised Sheet A-7 compared to Approved Sheet A-7 Hilton Carlsbad Beach Resort & Spa: Consistency Determination • Pool area has been expanded and enhanced due to the elimination of the snack bar Site Plan: See illustrative site plan compared to Approved Sheet A-3, L 1-1 • Creation of two separate kitchens-one for restaurant, one for banquet kitchen Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3 MEETING ROOMS • Meeting and pre-function space reduced The northern end of building has been reduced, eliminating the pop-out pre-function space as well as some of the ballroom square footage. The ballroom has also been shaved down a bit along the western edge. Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3 Elevations: See Revised Sheet A-7 compared to Approved Sheet A-7 • Creation of more garden/lawn space on north end of property outside of ballroom Site Plan: See revised illustrative site plan compared to Approved Sheet A-1/L 1-1 MISCELANEOUS EXTERIOR CHANGES • Porte cochere expanded over driveway (per Hilton direction and planning commission comment) Floor plan/Roof plan: See Revised Sheet A-5 compared to Approved Sheet A-5 Elevations: See Revised Sheet A-7 compared to Approved Sheet A-7 • Addition of two decks on the east elevation as part of the Spa Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3 Elevations: See Revised Sheet A-10 compared to Approved Sheet A-8 • New electrical room and transformer/generator yards in basement daylights at street level on east elevation Elevations: See Revised Sheet A-1 0 compared to Approved Sheet A-8 • Roof plan revision including removal of equipment, but more importantly the addition of screening around the roof mounted mechanical equipment. Floor plan/Roof plan: See Revised Sheet A-6 compared to Approved Sheet A-6 MISCELANEOUS INTERIOR REVISIONS • Spa and Fitness Center moved from the 2"d to the 1st floor (room count did not change) Floor Plan: See Revised Sheet A-3 compared to Approved Sheet A-3 • Basement re-design includes new electrical room and transformer/generator yards, new layout for the 78 spaces in the garage; and new employee entrance. Floor Plan: See Revised Sheet A2. compared to Approved Sheet A-2 Hilton Carlsbad Beach Resort & Spa: Consistency Determination PARKING The parking demand for the project has decreased with the changes noted above as shown in the following table: Parking Demand APPROVED PROPOSED1'2 Standard Units/SF Spaces Units/SF Spaces HOTEL 1.2 PER UNIT 215 UNITS 258 215 UNITS 258 MEETING ROOMS 1 SPACE PER 100 SF 10,385 SF 103.85 7,467 SF 74.67 RESTAURANT 40 + 1 SPACE PER 50 SF 6,659 SF 93.18 6,749 SF1 94.98 COAST SIDE GRILL 1 SPACE PER 100 SF 949 SF 9.49 464.52 427.65 15% reduction 69.68 64.15 395 364 Notes: 1 Restaurant area includes indoor dining, restaurant kitchen, and outdoor dining (excluding incidental outdoor dining of 400 sf). 2 Banquet Kitchen is not parked since it does not add to parking demand as it provides service to meeting attendees who are already accounted for in the meeting space parking calculation. A parking consultant has been hired to create a more efficient parking structure. This could potentially result in a slightly smaller garage. Once a determination is made by staff as to parking requirements, the consultant will move forward on finalizing the design of the parking structure for staff review. Hilton Carlsbad Beach Resort & Spa: Consistency Determination ; CD,09"115 -HILTON CARLSBAD BEACH RESORT February 18, 2010 Pa e2 In order for a Discretionary Permit Consistency Determination to be approved, all of the following findings must be made: 1) No project condition, feature, facility or amenity is changed or deleted that had been considered essential to the project's design, quality, safety or function. 2) The request represents an upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood. 3) The proposed revision does not change the density or boundary of the subject property. 4) The proposed revision does not involve the addition of a new land ·use not shown on the original permit. 5} The proposed revision does not rearrange the major land uses within the development. 6) The proposed revision does not create changes of greater than ten percent provided that compliance will be maintained with the applicable development standards of the Carlsbad Municipal Code. 7) The proposed change will not result in any significant environmental impact, and/or require additional mitigation. 8) The proposed change would not result in any health, safety or welfare impacts. 9) There were -not any major issues or controversies associated with the original project which would be exacerbated with the proposed change. 1 0) The proposed change would not be readily discernable ·to the decision makers as being substantially different from the project as originally approved. After careful consideration of the circumstances surrounding this request, the Planning Director has determined that the application qualifies for a consistency determination with the approved permit and therefore, approves the changes to the project based on Planning Department Administrative Policy No. 35. Please submit two (2) blueline copies (24" X 36'!)-bf all applicable exhibits for the project file and a reproducible 24" X 36" mylar copy of the amended site plan. The mylar must be submitted, stamped "Consistency Determination", and signed by the Planning Director prior to issuance of any building permits for the project. CITY OF CARLSBAD QL~ DON NEU Planning Director DN:CW:sm c: Wave Crest Resorts II, LLC, 829 Second Street, Encinitas, CA 92024 Principal Planner, Chris DeCerbo Project Engineer, Frank Jimeno File Copy Data Entry CD 09-16-HILTON CARLSBAD BEACH RESORT January 21, 2010 Pa e 2 pricepoint than the restaurant. Creating a visual and physical separation from the restaurant may strengthen the grill's presence. · · 8. Expansion of the restaurant outdoor dining area: The expansion of the outdoor dining area is a welcome addition. 9. Addition of external restaurant access from public paseo/pqol area: Staff has a concern that the path to the restaurant/grill is not designated well enough to avoid any question that they are both open to the public from the paseo. 10. Redesign and size increase of the swimming pool and pool deck area: The redesign of the pool and deck area is positive. · 11. Changed use of exterior building treatments such as siding, shingles, and stucco: The removal and redistribution of materials on the building is perceived as making the project more generic versus unique. For this reason staff does not support the proposed changes. 12. Addition of a cooling tower on the southeast side of the hotel rooms: The addition of the cooling tower is acceptable. Caution must be used in containing the noise generated by the enclosed equipment for the hotel guests. · In order for a Discretionary Permit Consistency Determination to be approved, all of the following findings must be made: 1) No project condition, feature, facility or amenity is· changed or deleted that had been considered essential to the project's design, quality, safety or function. 2) The request represents an upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood. 3) The proposed revision does not change the density or boundary of the subject property. 4) The proposed revision does not involve the addition of a new land use not shown on the original permit. 5) The proposed revision does not rearrange the major land uses within the development. 6) The proposed revision does not create changes of greater than ten percent provided that compliance will be maintained· with the applicable development standards of the Carlsbad Municipal Code. 7) The proposed change will not result in any significant environmental impact, and/or require additional mitigation. 8) The proposed change would not result in any health, safety or welfare impacts. 9) There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed change. 1 0) The proposed change would not be readily discernable to the decision makers as being · substantially different from the project as originally approved. , After careful consideration of the circumstances surrounding this request, the Planning Director has determined that the application does not qualify for a consistency determination with the · approved permit because the following findings cannot be made: (1) project facilities and features essential to the quality and function of the project have been changed and/or deleted; · (2) the deletion of features and facilities are perceived as downgrades to the project; (9) the potential for the intensified use of the outdoor area north of the conference facility could exacerbate disruptions to adjacent residential uses; and, (1 0). the extent of the changes may be CD 09-16-HILTON CARLSBAD BEACH RESORT January 21,2010 Pa e 2 discernable to the Planning Commission and City Council; and therefore, denies the changes to the project based on Planning Department Administrative Policy No. 35. You may pursue the proposed changes through an amendment to the original permits at a public hearing before the Planning Commission and the City Council. CITY OF CARLSBAD Ofiw~~fu9c DON NEU Planning Director DN:CW:sm c: Wave Crest Resorts II, LLC, 829 Second Street, Encinitas, CA 92024 Chris DeCerbo, Principal Planner Frank Jimeno, Project Engineer File Copy Data Entry