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