Loading...
HomeMy WebLinkAboutCUP 12-05; Alps Innovation Staybridge Suites & Holiday Inn; Conditional Use Permit (CUP) (3)^ CITY OF CARLSBAD LAND USE REVIEW APPLICATION P-1 Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carisbadca.gov APPLICATIONS APPLIED FOR: (CHECK BOXES) Development Permits (FOR DEPT USE ONLY) Leaislative Permits (FOR DEPT USE ONLY) 1 1 Administrative Permit 1 1 General Plan Amendment 1 1 Coastal Development Permit (*) CD Minor 1 1 Local Coastal Program Amendment (*) 2f Conditional Use Permit (*) 1 1 Minor [H Extension 1 1 Master Plan O Amendment 1 1 Environmental Impact Assessment 1 1 Specific Plan Q Amendment 1 1 Habitat Management Permit dl Minor 1 1 Zone Change (*) 1 1 Hillside Development Permit (*) 1 1 Zone Code Amendment IvT PJaidHed Development Permit ^pTResidential ^Non-Residential 1 1 Planned Industrial Permit List other aoolications not specified 1 1 Planning Commission Determination • 1 1 Site Development Plan • 1 1 Special Use Permit • 1 1 Tentative Tract IMap (*) = eligible for 25% discount 1 1 Variance \Z} Administrative NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION MUST BE SUBMITTED PRIOR TO 4:00 P.M. ASSESSOR PARCEL NO(S).: PROJECT NAME: 213-262-11 Alps Innovation Staybridge Suites Carisbad BRIEF DESCRIPTION OF PROJECT: The proposed project is a 3-story full-service Staybridge Suites with 106 rooms and a total building area of 74,878.93 sq. ft. BRIEF LEGAL DESCRIPTION: Lot 1 of Carisbad Tract of 06-20, in the City of Carisbad, County of San Diego, State of CA, according to Map thereof No. 15630, filed in the Office ofthe County Recorder of San Diego County, October 11, 2007. LOCATION OF PROJECT: ON THE; South (NORTH, SOUTH, EAST, WEST) BETWEEN Innovation Way (NAME OF STREET) P-1 Palomar Airport Road and Innovation Way STREET ADDRESS SIDE OF AND Palomar Airport Road (NAME OF STREET) Colt PI (NAME OF STREET) Page 1 of 5 Revised 07/10 621 S Hwy 101 OWNER NAME (Print); Alps Innovation LLC MAILING ADDRESS; CITY, STATE, ZIP: TELEPHONE; EMAIL ADDRESS; Solana Beach. CA 92075 (858)350-0111 sharad@alpsgroupinc.com APPLICANT NAME (Pnnt): Prime Group Construction, Inc. MAILING ADDRESS: 3045 Wilson Rd CITY, STATE, ZIP; Bakersfield, CA 93304 TELEPHONE: EMAIL ADDRESS; (661) 204-6690 ioeyblagg.primegroup.gmail.com I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. APPLICANT'S REPRESENTATIVE (Print); Joey Blagg MAILING ADDRESS; 3045 Wilson Rd CITY, STATE, ZIP; TELEPHONE: EMAIL ADDRESS; Bakersfield, GA 93304 (661)204-6690 joeybiagg.primegroup.gmail.com I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND r.nRt^F?T TO IHP RF.qy OF MY KNOWLEDGE. June 6, 2012 DATE IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. lAA/E CONSENT TO ENTRY FOR THIS PURPOSE. NOTICE OF RESTRICTION: PROPERTY OWNER ACKNOWLEDGES AND CONSENTS TO A NOTICE OF RESTRICTION BEING RECORDED ON THE TITLE TO HIS PROPERTY IF CONDITIONED FOR THE APPLICANT. NOTICE OF RESTRICTIONS RUN WITH THE LAND ANj3 BIND AN^jUCCESSORS IN INTEREST. ^'-..^S'' PROPERTY OWNER SIGNATURE FOR CITY USE ONLY RECEIVED JUN 0 6 Mtt riTY OF CARLSBAD PLANNING DIVISION DATE STAMP APPLICATION RECEIVED RECEIVED BY: OWNER NAME (Print): APPLICANT NAME (fflfTt): MAILING ADDRESS: MAILING ADDRESS: CITY.STATE.ZIP: CITY. STATE. ZIP: TELEPHONE: TELEPHONE: EMAIL ADDRESS: EMAIL ADDRESS: 1 CERTIFY THAT 1 AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE ^ 1 CERTIFY THAT 1 AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. SIGNA'FURE^ - DATE SIGNATURE DATE APPLICANT'S REPRESENTATIVE (Print): MAILING ADDRESS: CITY.STATE.ZIP: TELEPHONE: EMAIL ADDRESS: 1 CERTIFY THAT 1 AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECTTOryE-BESTOF MY KNOWLEDGE. SIGN/^^^ DATE 4 4 IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. 1/WE CONSENT TO ENTRY FOR THIS PURPOSE. NOTICE OF RESTRICTION: PROPERTY OWNER ACKNOWLEDGES AND CONSENTS TO A NOTICE OF RESTRICTION BEING RECORDED ON THE TITLE TO HIS PROPERTY IF CONDITIONED FOR THE APPLICANT. NOTICE OF RESTRICTIONS RUN WITH THE LAND AND BlNDJim SUCCESSORS IN INTEREST. TY OWM^R^IGNATURE FOR CITY USE ONLY RECEIVED JUN t 9 2C!2 DATE STAMP AP IVED RECEIVED BY: P-1 Page 2 of 5 Revised 05/12 DISCLOSURE Develooment Services STATEMENT Planning Division CITYOF P1/A\ 1635 Faraday Avenue CAUl KUAn ^ ' (760)602 4610 \^r\t\l^>JlJr\L^ www.carisbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part ofthe 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. Person is defined as 'Any individual, firm, 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 document: 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, titles, 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 publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person SHARAD KHANDWALA Corp/Part ALPS INNOVATION LLC Title PRESIDENT Title PRESIDENT Address 621 S. HWY 101 Address SOLANA BEACH. CA 92075 2. OWNER (Not the owner's agent) 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, titles, addresses of all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person SHARAD KHANDWALA Corp/Part ALPS INNOVATION LLC Title PRESIDENT Title PRESIDENT Address 621 S. HWY 101 Address 621 S. HWY 101 SOLANA BEACH. CA 92075 SOLANA BEACH. CA 92075 p-1 (A) Paget of 2 Revised 07/10 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 ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. N/A Non Profit/Trust_ Title Non Profit/Trust_ Title N/A Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? • Yes X I No Ifyes, 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. Signaturedowner/date Signature of applicant/date SHARAD KHANDWALA Print or type name of owner SHARAD KHANDWALA Print or type name of applicant Signature of owner/applicant's agent if applicable/date SHARAD KHANDWALA Print or type name of owner/applicant's agent p-1 (A) Page 2 of 2 Revised 07/10 PROJECT Pg.yelg.pwgfif Services DESCRIPTION Planning Division CARLSBAD ^ CITY OF P_1/R\ 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov PROJECT NAME: Alps Innovation Staybridge Suites Carisbad (jlU'P \ 2 - Pj"^ APPLICANT NAME: Prime Group Construction, Inc. Please describe fully the proposed project by application type. Include any details necessary to adequately explain the scope and/or operation of the proposed project. You may also include any background information and supporting statements regarding the reasons for, or appropriateness of, the application. Use an addendum sheet if necessary. Description/Explanation: APN: 213-262-11 General Plan: Planned Industrial (PI) Zoning: Planned Community (P-C) Zone (C.M.C. 21.38) Bressi Ranch Master Plan Zoning: Planned Industrial (P-M) Zone (C.M.C. 21.34) The proposed project includes two (2) separate 3-story hotels, each on newly created lots, and operated by Staybridge Suites and Holiday Inn. The Staybridge Suites is 74,879 sq. ft. with 106 rooms, and the Holiday Inn is 80,070 sq. ft. with 133 rooms. The proposed project site is located at the southeast corner of Palomar Airport Road and Innovation Way, within Planning Area 4 ofthe Bressi Ranch Master Plan (BRMP), which is located within the Airport Influence Area (AIA) of the McClellan-Palomar Airport. It is approximately 9.206 acres, and is currently graded as a detention basin. It includes a paved driveway with 51 existing parking spaces connecting Innovation Way on the west side to the site to Colt Place on the east side of the site. The existing driveway was constructed as part of The Towers at Bressi Ranch project on the adjacent lot to the south and will be shared between the two projects. The project requires the following permits: a) Conditional Use Permit (CUP): Pursuant to C.M.C. Section 21.34.020, a CUP is required for "Hotels and Motels" in the P-M Zone and are subject to special regulations as identified in C.M.C. Section 21.42.140 (B) (80). b) Minor Subdivision c) Non-Residential Planned Development (PD) The project site is bisected by both Safety Zone 2 (Inner Approach/Departure Zone) and Safety Zone 6 (Traffic Pattern Zone). Hotels and Motels are compatible uses within Safety Zone 6 with no FAR restrictions or maximum intensity limits. However, they are only allowed in Safety Zone 2 if the development complies with the FAR limitations for hotels and motels in Safety Zone 2 range from 0.32 to 0.48. Proposed Staybridge Suites - 0.32 FAR Proposed Holiday Inn - 0.30 FAR P-1(B) Page 1 of 1 Revised 07/10 HAZARDOUS WASTE AND SUBSTANCES Planning Division / CTATFMFNT 1635 Faraday Avenue ^ " A p \ \P O I I CmCI^ I j^gQj 602-4610 I P-1 (C) www.carlsbadca.gov Consultation of Lists of Sites Related to Hazardous Wastes (Certification of Compliance with Govemment Code Section 65962.5) Pursuant to State of Caiifornia Government Code Section 65962.5, I have consulted the Hazardous Waste and Substances Sites List compiled by the California Environmental Protection Agency and hereby certify that (check one): [vf The deveiopment project and any altematives proposed in this application are not contained on the lists compiled pursuant to Section 65962.5 of the State Government Code. I I The development project and any altematives proposed in this application are contained on the lists compiled pursuantto Section 65962.5 ofthe State Government Code. APPLICANT PROPERTY OWNER Name: Prime Group Construction, inc. Name: Alps Innovation LLC Address: 3045 Wilson Rd Address: 621 S Hwy 101 Bakersfield, CA 93304 Solana Beach, CA 92075 Phone Number: (661)204-6690 Phone Number: (858)350-0111 Address of Site: Palomar Airport Road and Innovation Way, Carisbad, CA 92009 Local Agency (City and County): Assessor's laook, page, and parcel number:. Specify list(s): Regulatory Identification Number:. Date of List: ^^-^' ""^ June 6.2012 X ^-^ Ci'~y-^'-'^ June 6, 2012 June6, 2012 Applicaht Signature/Date —Property Owner Signature/Date The Hazardous Waste and Substances Sites List (Cortese List) is used by the State, local agencies and developers to comply with the California Environmental Quality Act requirements in providing information about the location of hazardous materials release sites. jinvirosior Tittp://www.envirostor.dfsaca.gov/public/searcri.asp7crna=search&ocieerp=halse&bj DEPARTMENT OF TOXIC SUBSTANCES CONTROL ENVIROSTOR PROJECT SEARCH RESULTS SEARCH CRITERIA CARLSBAD, 92009, SAN DIEGO 7 RECORDS FOUND SITE / FACILITY NAME CLEANUP STATUS: ALL STATUSES GO [REPORT! [tvWPl [REPORTl [MAP! [REPORT! [IMAPl [REPORT! [MAPI [REPORT! [MAP] [REPORT! [REPORT! [MAP! SITE / FACILITY TYPE SCHOOL EVALUATION TIERED PERMIT EVALUATION SCHOOL EVALUATION MAP! POINSETTIA ELEMENfTARY SCHOOL SCHOOL CLE/\NUP POINSETTIA PROPERTIES AREAS 2,3 & 4 [N1AP! SOUTHE/VST ELEMENTARY SCHOOL EVALUATION SCHOOL EVALUATION CLEANUP STATUS EXPORT TO EXCEL NO FURTHER ACTION INACTIVE - NEEDS EVALUATION REFER: 1248 LOCfiL AGENCY NO FURTHER ACTION CERTIFIED / OPERATION & MAINTENANCE REFER: 1248 LOCAL AGENCY INACTIVE - NEEDS EVALUATION ADDRESS DESCRIPTION 3557 MONROE STREET 8070 AVENUENIDA ENCINAS 1200 PLUM TREE ROAD 1100 CAMINO DE LAS ONDAS 2445 MICA ROAD AVENIDA ENCINAS @ POINSETTIA LANE POINSETTIA LANE CITY CARLSBAD CARLSB/\D CARLSBAD CARLSBAD CARLSBAD CARLSBAD ap 92009 92009 92009 92009 92009 92009 CARLSBAD 92009 PAGE 1 OF 1 COUNTY SAN DIEGO SAN DIEGO SAN DIEGO SAN DIEGO SAN DIEGO SAN DIEGO SAN DIEGO t Conditions of Use j Privacy Poiicv Copyright © 2007 Department of Toxic Substances Control 0.03125 seconds t 5/26/2012 5:11 P^ ^ TIME LIMITS ON Development Services ^ DISCRETIONARY Planning Division CITY OF DDrt IP^^TQ 1635 Faraday Avenue CARLSBAD PifE/ ^ r-Ht) www.carisbadca.gov PLEASE NOTE: Time limits on the processing of discretionary projects established by state law do not start until a project application is deemed complete by the City. The City has 30 calendar days from the date of application submittal to determine whether an application is complete or incomplete. Within 30 days of submittal of this application you will receive a letter stating whether this application is complete or incomplete. If it is incomplete, the letter will state what is needed to make this application complete. When the application is complete, the processing period will start upon the date of the completion letter. If you have any questions regarding application submittal requirements (i.e., clarification regarding a specific requirement or whether all requirements are necessary for your particular application) please call (760) 602-4610. Applicant Signature: Staff Signature: Date: June 6, 2012 To be stapled with receipt to the application P-1(E) Page 1 of 1 Revised 07/10 ^ CITY OF CARLSBAD STORM WATER STANDARDS QUESTIONNAIRE E-34 Development Services Land Development Engineering 1635 Faraday Avenue 760-602-2750 www.carlsbadca.gov INSTRUCTIONS: To address post-development pollutants that may be generated from development projects, the Cily requires that nev/ development and significant redevelopment priority projects incorporate Permanent Storm Water Best Management Practices (BMP's) into the project design per the City's Siandard Urban Stormwater Management Pian (SUSMP). To view the SUSMP, refer to the Engineering Standards (Volume 4, Chapter 2) al www.carlsbadca.aov/standards. Initially this questionnaire must be compleled by the applicant in advance of submitting for a development application (subdivision, discretionary permits and/or consiruction permits). The results of Ihe questionnaire determine Ihe level of slorm water standards that must be applied to a proposed development or redevelopment projecl. Depending on the oulcome, your projecl will either be subject to 'Standard Stormwater Requirements' or be subject to additional crileria called "Priorily Development Project Requirements'. Many aspects of project site design are dependent upon the slorm water standards applied to a project. Your responses to the questionnaire represent an initial assessment of the proposed project conditions and impacts. Cily staff has responsibility for making the final assessment after submission of Ihe development application. If staff determines that the questionnaire was incorrectly filled out and is subject to more stringent storm water standards lhan iniliatly assessed by you, this will result in Ihe return of the development application as incomplete, in this case, please make the changes to the questionnaire and resubmit to the Cily. If you are unsure about the meaning of a question or need help in determining how lo respond to one or more of the questions, piease seek assistance from Land Development Engineering staff. A separate completed and signed questionnaire musl be submitted for each new development application submission. Only one compleled and signed questionnaire is required when multiple development applications for the same projecl are submitted concurrently. In addition to this questionnaire, you musl also complete, sign and submit a Project Threat Assessment Form wilh consiruction permils for the projecl. P/ease staii hy compieting Seclion 1 and follow ihe inslnicUons. When compleled, sign the fomi at the end and submit this with your application to the city. SECTION 1 NEW DEVELOPMENT 1 Does your project meet one or more of ttie following criteria; YES NO .* 1. Houslna subdivisions of 10 or more dwellina units. Examoles: slnole familv homes, mulli-famlly homes, condominium and apartments 2. Commercial - areater than 1-acre. Anv develooment other than heaw Industfy or resldenlial. Examoles: hospitals: laljoratofies and other medical facilities; educational instiluUons; recreational facilities; municipal (acitilies; commercial nurseries; multi-apartment buildings; car wash facilities; mini-mails and other business complexes; shopping malls; hotels; office buildings; public v/arehouses; automotive dealerships; airfields; and other light industrial facilities. 3. Heaw Industrial (Industrv areater than 1 acre. Examctes: manufacturlna olants. food processino plants, melal working facilities, printing plants, and fleet storage areas (bus, truck, etc.). A. Automotive reoalr shoo. A facilitv cateoorized In anv one of Standard Industrial Classincalion fSIC) codes 5013. 5014,6541,7532-7634, and 7636-7639 5. Restaurants. Any facilitv that sells prepared foods and drinks for consunwtion, includina stalionarv lunch counters and refreshment stands selling prepared foods and drinks for immediate consumption (SIC code 5812), where the land area for development is greater than 6,000 square feet. Restaurants where land development is less than 5,000 square feel shall meet all SUSMP requirements except for structural treatment BMP and numeric sizing criteria requirements and hydromodification requirements. y E-34 Page 1 of 3 REV 1/14/11 ^ CITY OF CARLSBAD STORM WATER STANDARDS QUESTIONNAIRE E-34 Development Services Land Development Engineering 1635 Faraday Avenue 760-602-2750 www.carlsbadca.gov 6. Illllslde develooment. Anv develooment that creates more than 5.000 square feel of impervious surface and is located in an area with known erosive soil conditions, v/here Ihe development v/ill grade on any natural slope that is twenty-five percent (25%) or greater, 7. Environmentallv Sensitive Area /ESA)'. «1 development located v/ithln or directly adiacent^ to or discharqinq directly' fo an ESA (v/here discharges from the development or redevelopment will enter receiving v/aters v/ithin the ESA), which either creates 2,600 square feet or more of impervious surface on a proposed project site or increases the area of Imperviousness of a proposed project site 10% or more of its naturally occurring condition. J 8. ParMna lot. Area of 5.000 souare feet or more, or v/ith 15 or more oarkino spaces, and potentiallv exposed to urban runoff 9. streets, roads, hiahwavs. and freewavs. Anv oaved surface lhal is 5.000 square feet or areater used for the transportation of automobiles, trucks, motorcycles, and other vehicles 10. Retail Oasollne Outlets. Servina more than 100 vehicles oer dav and areater than 5.000 square feet 11. Coastal Develooment Zone. Anv oroiect located v/ilhin 200 feel of the Pacific Ocean and f1^ creates more lhan 2500 square feet of Impervious surface or (2) increases Impervious surface on property by more than 10%, 12. More than 1-acre of disturbance. Proiect results in the disturbance of 1-acre or more of land and Is considered a Pollutant-generating Development ProJect^ ( EnvironmenlaHy Sensilive Areas include bul are not limiied lo all Clean Waler Acl Seclion 303(d) Inipalied water txidres; areas designated as Areas of Special Biological Significance by the Slate Water Resources Conl;ol Board (Water Quality Control Plan for Ihe San Diego Basin (1994) and amendments); v/ater bodies designated v/ith the RARE beneficial use by Ihe Stale Water Resources Control Board (Water Quality Control Plan tor the San Diego Basin (1994) and amendments); areas designated as preserves or their equivalent under the Multi Species Consen/ation Program within the Cities and Counly ol San Diego; and any other equivalent environmentally sensitive areas vAich have been (dentified by the Copermittees. 2 "Directly adjacent' means situated Viithin 200 (eel of the Environmentally Sensilive Area. i 'Oiscltarging directly to' means outnow from a drainage conveyance system that Is composed entirely ol Tov/s from the subject deveiopment or redevelopment site, and not commingied v/ith llow from adjacent lar\ds. 4 Pollutanl-generab'ng Development Projects are those projects that generate pollutants at levels greater than background levels. In general, these Include all projects that contribute lo an exceedance to an impaired v/ater body or v,ihich c/cate nev/ Impervious surfaces greater than 6000 square feet and/or Introduce nev/ landscaping areas lhal require routine use of fertilizers and pestiddes. In most cases linear pathway projects that are for Infrequent vehicle use, such es emergency or maintenance access, or for pedestrian or bicycle use. ere nol considered Pdlulant-generating Development Projecis if Ihey are built v/ith pervious surfaces or if they sheet Rati lo surrounding pervious surfaces. INSTRUCTIONS:: Seclion 1 Results: If you gnsv/ered YES to ANY of the questions above, your proiect Is subject lo Priority Development Project requirements. Skip Seclion 2 and piease proceed to Section 3. Check the 'meets PRIORITY DEVELOPMENT PROJECT requirements* box In Section 3. Additional slomi v/ater requirements v/ill apply per the SUSMP. If you ansv/ered NO to ALL of the questions above, then please proceed to Section 2 and follov/ the Instaicllons. e-34 Page 2 of 3 REV 1/14/11 ^ CITY CARLSBAD O F STORM WATER STANDARDS QUESTIONNAIRE E-34 Development Services Land Development Engineering 1635 Faraday Avenue 760-602-2750 www.carlsbadca.gov SECTION 2 " : ; ; , SIGNIFICANT REDEVELOPMENT INSTRUCTIONS: Complete the questions below regarding your project YES NO 1. Project results In the disturbance of 1-acre or more of land and Is considered a Pollutant-generating Development Proiect •? INSTRUCTIONS: If you answered NO, please proceed to question 2. If you ansv/ered YES, then you ARE a signlficanl redevelopment and you ARE subject lo PRIORITY DEVELOPMENT PROJECT requirements. Please check the °meets PRIORITY DEVELOPMENT PROJECT requirements" box In Section 3 belov/. 2. Is the project redeveloping an existing priority project type? (Priority projects are defined In Section 1) INSTRUCTIONS: If you answered YES, please proceed to question 3. If you answered NO, then you ARE NOT a significant redevelopment and your projecl is subject to STANDARD STORMWATER REQUIREMENTS. Please check the 'does not meet PDP requirements" box in Section 3 below. 3. Is the v/ork limited to trenching and resurfacing assodated v/ilh utility v/ork; resurfacing and reconfiguring surface parking lots and existing roadv/ays; nev/ sidev/aik; bike lane on existing road and/or routine maintenance of damaged pavement such as pothole repair? Resurfacing/reconfiguring parking lots Is where the work does not expose underiying soil during construdion. INSTRUCTIONS: If you answered NO, then proceed to question 4. If you answered YES, then you ARE NOT a significant redevelopment and your prtjject is subject to STANDARD STORMWATER REQUIREMENTS. Please check the 'does not meet PDP requirements" box In Section 3 below. 4. Will your redevelopment project create, replace, or add at least 5,000 square feel of Impervious surfaces on existing developed property or will your project be located within 200 (eet of Ihe Pacific Ocean and (1) create 2500 square feef or more of Impervious surface or (2) increases impervious surtace on the property by more than 10%? Replacement of existing impervious surfaces includes any activity that is nol part of routine maintenance where Impervious material(s) are removed, exposing undeilylng soli during consiruction. INSTRUCTIONS: If you answered YES, you ARE a significant redevelopment, and you ARE subject (o PRIORITY DEVELOPMENT PROJECT requirements. Please check the "meets PRIORITY DEVELOPMENT PROJECT requirements' box In Section 3 below. Review SUSMP to find out If SUSMP requirements apply to your project envelope or the entire project site. If you answered NO. then you ARE NOT a significant redeveiopmenl and your project is subject to STANDARD STORMWATER REQUIREMENTS. Please check the "does not meet PDP requirements" box In Seclion 3 below. *for definition see Footnote 4 on page 2 SECTION 3 QUESTIONNAIRE RESULTS • My project meets PRIORITY DEVELOPMENT PROJECT (POP) requirements and must comply with additional stormwater criteria per the SUSMP and I understand I must prepare a Storm VVater Management Plan for submittal at time of application. 1 understand flow control (hydromodification) requirements may apply to my project. Refer to SUSMP for details. My projecl does not meet PDP requirements and musl oniy compiy v/ith STANDARD STORMWATER REQUIREMENTS per the SUSMP. As part of these requirements, I will incorporate lov/ Impact development strategies throughout my project. Applicant Infomiation and Signature Box T/ife Box hi City Use Only Address: Assessor's Parcel Number(s): Applicant Name: /Applicant Tltl^; ^^^Sr^gnature: Date: / / E-34 ' 1 Page 3 of 3 City Concurrence: By: YES NO Prt^ccl ID; REV 1/14/11 RECORDING REQUESTED BY: AND WHEN RECORDED MAIL TO: WASSERMAN-KORNHEISER LLP 7955 Raytheon Road San Dieao. CA 92111 ^01 SPACE ABOVE FOR RECORDER PERMISSIVE USE AGREEMENT Alps Innovation, LLC, a limited liability corapany, is located at 621 S. Highway 101, Solana Beach, Califomia 92075 and is the owner (hereinafter "OWNER") of that certain property located in Carlsbad, CA (hereinafter "Lot") and more particularly described as follows: LOT 1 OF CARLSBAD TRACT OF 06-20, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15630, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 11.2007. APN: 213-262-11 RECITALS Owner's Lot is located within the Bressi Ranch Corporate Center Ovmers Association (hereinafter "ASSOCIATION"). Bressi Ranch Corporate Center Owners Association is govemed by the Declaration of Covenants, Conditions and Restrictions and Grant of Reciprocal F.asements For Bressi Ranch Corporate Center recorded as Document Number 2005-0210897 on March 15, 2005 (hereinafter "CC&R's"). In accordance with the Declaration, no Owner of a Lot within Association may make modifications to or maintain landscape maintenance areas except as approved by the Board. (See CC&R's at Artick 1, section 1.36 and Article 5, sectton 5.3[f]) The Association Board has the power and authority to amend or modify the Project Approval Documents in their sole discretion (See CC&R's at Article 1, Section 1.36 and Article 6, Section 6.4) FACTS OWNER has had a portion of their Lot maintained by the association and more specifically those areas of said property that abut Palomar Airport Road and Innovation Way in Carlsbad. OWNER has submitted a request to the Board for an Agreement to allow Owner to maintain certain portions of the landscape easement within the drainage and retention facilities that will include but are not limited to "bioswales", which are deemed environmentally sensitive areas relating to storm water controls, in accordance with the Project Approval Documents (and see CC&R's at Article 7, Section 7.3). Page 1 of 5 C:\Docuinents and Scttings\Oavid P. Berachau«\Local SettingsYFemporary Internet Files\Content.IE5\Y3I3QL5X\Permlssive Use Agreement v-2Il].doc OWNER seeks consent ftom the Board and the Association is agreeable to permit Owner to maintain the areas specified on Exhibit A, which is attached hereto, in the same manner and condition as it was required to be maintained by Association prior to this Agreement. Nothing contained herein shall relieve Owner of applying to the Design Review Committee prior to implementing any changes in maintenance, use or composition within said areas. OWNER acknowledges that the consent of the Board is being granted on condition of fiill compliance with the terms and conditions contained within this Agreement. AGREEMENT It has been agreed that consent shall be granted to OWNER subject to the following: The parties acknowledge that the landscape plan and design depicted on Exhibit A is being proposed to the City of Carlsbad as part of a general building and development plan and permits sought by Owner to develop the Owner's property and build two first class hotels. At this time the proposed "bioswales" and associated landscape area have not been implemoited and the landscape maintained by the Association remains in the condition as it has been. The implementation of Owner's proposed development is a condition precedent to the operation of this Agreement. A second condition precedent to this Agreement allowing OWNER to maintain portions of the Association landscape maintenance areas upon their Lot shall be that this Agreement and the obligations contained herein shall constitute and be treated as covenants that shall run with the land, bind the ownership thereof to this servitude, be appurtenant to this Lot, and require the following conduct and duties: 1) OWNER shall make application to the Board which sets forth in detail the areas to be maintained by OWNERS on their Lot (Exhibit A). Said application to be completed in conformance with the CC&R's. 2) OWNER shall comply with all requests of the Board as required by the CC&R's at Article 6, Section 6.6, in order for the grant of approval. 3) OWNER agrees that it shall maintain the relevant portions of dieir Lot in the same manner as required of the Association. 4) OWNER shall indemnily and hold ASSOCIATION harmless from any consequences that may emanate or flow from the assignment of maintenance responsibility (or failure to maintain) to Owner of the areas identified in Exhibit A hereto. 5) OWNER and their successors shall remain financially responsible for any claims of damages that would not otherwise have been incunred had OWNER not undertaken the maintenance responsibilities previously required of the /Association. 6) OWNER hereby agree, promises and covenants to bind themselves, their heirs, successors and assigns, to honor every term and provision of this covenant as a servitude upon their Lot and to do all that is enumerated herein. Page 2 of5 C:\i5ocuments and ScttingsUDavid P. Berschauer\I.ocal Seitings\Teinporary Intemet Files\Con(ent.IE5\V3l3QI JX\Permissive Use Agreement v-2f I j.doc Failure to perform in accordance with any of the foregoing terms and conditions shall constitute a material breach of this Agreement. ASSOCIATION, after submittal to OWNER of written notice, may resume their maintenance responsibilities for the subject landscape areas identified in Exhibit A hereto and charge Ovmer the cost of retuming the condition of the area to a first class condition, at OWNERS' sole expense. Resumption of maintenatice shall not be the ASSOCIATION'S only remedy and ASSOCIATION may also utilize all other remedies available at law and in equity. The rights referenced herein shall remain enforceable against the property upon OWNERS' sale thereof and all future successors in interest, regardless of how tide shall be derived, shall take subject to the covenants contained herein. The limitations, restrictions, conditions, and obligations herein shall not only be construed as personal obligations but shall run with and burden the Lot. Should it become necessary to obtain legal services to enforce any tenns, covenants and conditions contained in this agreement, then it is agreed between the parties and their successors hereto, that the prevailing party in any such action shall be entitled to recover any and ali reasonable attomeys fees and costs association with the enforcement of defense hereof OWNERS: Dated: ^ Dated: 1 0LP5» Xf^Moyj^rtoM LUC BY ASSOCIATIQNr ^ Dated: Dated: BY: BY: ACKNOWLEDGMENT STATE OF CALIFORNIA ) OAM^G ) ss. COUNTY OFtSMi UlLUt) ) Page 3 of 5 C:VDocunients and Settings^David P. BerschauertLocal Settings\Temporaiy Intemet Filcs\Conlent.IE5\Y3I3QL5X\Permissivc Use Agreemeniv-21Ij.doc On ^'24- X0^1> before me, A^KAiflgC CACU . Notary Public, personally appeared ^t^oA^QU/AuA . personally known to mc or proved to me on the basis of satisfactory evidence to be the person^iO vs^ose name(^ is/^ subscribed to the within instrument and acknowledged to me that he/siy/tb6y executed the same in his/h/i-/th6ir authorized capacity(i^), and that by his/bir/thiAr signatures(^ on the instrument the person(<j), or the entity upon behalf of which the person(s) acted, executed the instrument MICHAEL CARON > COMM,f 19M8t7 (t OMMiCognr " STATE OF eALIPORI^IA ACKNOWLEDGMENT COUNTY OF-&ANJJE ECO ) ) ss. J 5 before me, {vv^TH JSUJZK I'i^Mfii. Notary Public, personally appeared g-)M,y'^v^L.t?^! personally known to nie or proved to me on the basis of satisfactory evidence to be the )>erson(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signatures(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WTTNESS mv hand and official seal. Notary Public OPnCMLSEAL FMJTH BXEN MURI NolHynMe-aMiafMHM MAMOOm COUNTY MyCaiiiii.Ci««M0clM,an6 Dated: Dated: BRESSI RANCH CORPORATE CENTER OWNERS ASSOCIATION BY: AUTHORIZED BOARD MEMBER BY: AUTHORIZED BOARD MEMBER Page 4 of 5 C:\Documents and Settings\David P. Berschauei\Local SeilingsVTemporafy Intemet Files\Content.IE5\Y3l3QL5X\Permissive Use Agreement v-2[l J.doc Failure to perfonn in accordance with any of the foregoing terms and conditions shall constimte a material breach of this Agreement ASSOCIATION, after submittal to OWNER of written notice, may resume their maintenance responsibilities for the subject landscape areas identified in Exhibit A hereto and charge Owner the cost of returning the condition of the area to a first class condition, at OWNERS' sole expense. Resumption of maintenance shall not be the ASSOCIATION'S only remedy and ASSOCIATION may also utilize all other remedies available at law and in equity. The rights referenced herein shall remain enforceable against the property upon OWNERS' sale thereof and all future successors in interest, regardless of how title shall be derived, shall take subject to the covenants contained herein. The limitations, restrictions, conditions, and obligations herein shall not only be constined as personal obligations but shall run with and burden the Lot Should it become necessary to obtain legal services to enforce any terms, covenants and conditions contained in tills agreement, then it is agreed between the parties and their successors hereto, that the prevailing party in any such action shall be entitied to recover any and all reasonable attomeys fees and costs association with the enforcement of defense hereof OWNERS: Dated ^^•/)LP5» Xmo\j\rioi^^ LLC Dated: G\^^LC-^9-. UA.^r^^^K,.JcxJU^ ,^>»/v/K3<<^ RY- / 7 Dated: BY: ACKNOWLEDGMENT STATE OF CALIFORNIA ) oAhUQiG ) ss. COUNTY OFi;Af^ LIILW ) Page 3 of5 C.\Documents »nd SettingsVDavid P. BetschaueiSLoeat SettingATcmporai^ Internet File^ntcnt.IE5\YlDQL5X\Permissive Use Agreemenl v-2(l J.doc . before me, \tHAEU CA fyJ. Notary Public, personally appeared ^^&tSt^wA\.K . personally known to me or proved to me on the basis of satisfactory evidence to be the person^ whose name(^ is/{^ subscribed to tine witiun instrument and acknowledged to me that he/slv^/tiifey executed die same in his/h^/th^ir authorized capacity(ii^), and tiiat by his/h^/tii«lr signatures(^ on the instrument tiie person(i!), or the entity upon behalf of which tiie person(s) acted, executed the instrument. MICHAEL CARON ^ COMM. »1986887 l/i OiMdConnr "* Mr Com a> Aw. t »i» t STATE OF CALIFORNIA ) )ss. COUNTY OF SAN DIEGO 1 ACKNOWLEDGMENT On j^OircK ^;?Ai3 before me^^pfpcp^ 5c<3iK]fftyrNntarv Public, personally appeared {f^\\^-^^ DQiTic. personally known to me or proved to me on tiie basis of satisfactory evidence to be the person(^ whose nameC^s/^jicr'subscribed to the within instrument and acknowledged to me tiiat he/sj»e/tiie^xecuted tiie same in his/I))^lvMf autiiorized capacity^es), and tiiat by his/lprrtheir signaturespsj^n the instrument the persond^jTor the entity upon behalf of which the personjj^^ted, executed tiie instrument. WITNESS my hand aad official seal. \ THERESA SCARLETT Commitsion # 1843158 Notary Public • California | San Oiago Couniy | ^ Mjf Comm. Explras Apr 4,2()13 ^ Dated APPROVAL BRESSI RANCH CORPORATE CENTER OWNERS ASSOCIATION BY: AUTHORIZE^ BOARD IvlEMBER f Dated:. BY: AUTHORIZED BOARD MEMBER Page 4 of 5 C:\Documenls and Settings^avid P. Berschauer\Local SettingsVTemporao' intemet Files\Conteni.IE5\Y3I3QL5X\Pennissivc Use Agreementv-2Ilj.doc On ^(»-^0*3 before me, /VI CA|g»/ . Notary Public, personally appeared ^'^^SjtijowAi.X , personally known to mc or proved to me on the basis of satisfactory evidence to be tiie person^ whose name()0 is/s^ subscribed to the within instrument and acknowledged to me that he/siy^thfey executed tiie same in his/h^/ti^ir authorized capacity(if&X and that by his/h^r/thdr signatures(^ on the instrument the person(^), or the entity upon behalf of which the person(s) acted, executed the instrument MICHAEL CARON > COMM.! 1986887 iS Mr/Mrpuauc.CAUFomw U> OMmcamr ' Mr Cwa to"*w. 12W6 f STATE OF eALIFORI'flA /V/^'drM COUNTY OF-S^Ji-DIEGO ACKNOWLEDGMENT ) )ss. J tt-t. personally known to me or proved to me on the basis of satisfactory evidence to Oji jpyM-t'^^ (c I 'U'i S before me, kx'T'H HJJZK i'jhfii. Notary Public, personally appeared be tiie |>erson(s) whose name(s) is/are subscribed to the vtdthin instrument and acknowledged to me that he/she/they executed tiie same in his/her/their autiiorized capacity(ies), and that by his/her/tiieir signatures(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WTTNESS mv handand official seal. Notary Public omcMLacAL RUTH ELLEN MURI Notary fiMt • 8Ma of AilwM MAnOOnV COUNTY My CamM. GvkM OBL «, 2M6 mfL6v^ BRESSI RANCH CORPORATE OWNERS ASSOCIATION CENTER Dated: Dated: BY: AUTHORIZED BOARD MEMBER BY: AUTHORIZED BOARD MEMBER Page 4 of 5 C:\Documents and Settings\David P. Berschauer\Local SettingsM emporary Intemet KiIes\Content.IE5\Y3I3QL5X\Pemiissive Use Agreement v-2[ I j.doc MEMOEfUNG PATH WmW LANDSCAPE EASEMBIT PALOKilAR AIRPORT ROAD sir LANDSCAPE EASEUEMT ALONO PALOUAR ARPORT ROAD r* ~ T LlfcUT UNE OF PftOPOSED AREA OF I I LANDSCAPE MAMTENANCE TAKE.OVER L » J WTTHIN LANDSCAPE EASEMENT tASSOClATION MAJNTENANCe AKE>, EXISTING TR£ES.'SHRUaS/&«OUNC C' WITHIN LANDSCAPE EASEMENT UEANDERMG PATH VnlHN LANDSCAPE niNEfilMP Aipi looDvatKia, LLC 621 S Hwv 101 Sokm Scach, CA 9207S inDONMHxi Holiday Ino rari«>wl Innovmnon Sttrfadt^ Suites Caxkbod Pakxiur Aiipon Rd & Inoiwuian Wi^ Cail(lMKl,CA 92009 ExfaibitA Pcnninivc Uw Afftxmcm Lintiacapi: Maintcaaocc Exhibit PUA (D < CHICAGO TITLE COMPANY PRELIMINARY REPORT In response to the application for a policy of title insurance referenced tierein, Chicago Title Company tiereby reports tiiat it is prepared to issue, or cause to tie issued, as of tiie date tiereof, a poiicy or policies of titie insurance describing ttie land and ttie estate or interest ttierein tiereinafter set fortti, insuring against toss which may tie sustained by reason of any defect, lien or encumbrance not shown or referred to as an exception herein ornot excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations or Conditions of said poiicy forms. The printed Exceptions and Exciusions from the coverage and Limitations on Covered Risics of said poiicy or poiicies are set forth in Attachment One. The poiicy to be issued may contain an arbitration dause. When the Amount of Insurance is iess than that set forth in the arbitration dause, aii arbitrabie matters shali be arbitrated at the option of either the Company or the Insured as the exciusive remedy of the parties. Limitations on Covered Ris/cs applicabie to the CL TA andAL TA Homeowner's Poiicies of Titie Insurance which estabiish a Deductibte Amount and a IMaximum Doltar Limit of Liabitity for certain coverages are aiso set forth in Attachment One. Copies of the poticy forms shouid be read. They are avaiiabie from the office which issued this report. This report (and any supptements or amendments hereto) is issued sotety for the purpose of faciiitating the issuance of a poticy of titte insurance and no liabitity is assumed hereby. If it is desired that tiabititybe assumed prior to the issuance of a poticy of title insurance, a Binder or Commitment shouid be requested. The poticy(s) of titte insurance to be issued hereunder wiii be poticy(s) of Chicago Titte Insurance Company, a Nebrastca corporation. Please read the exceptions shown or referred to herein and the exceptions and exclusions set forth in Attachment One of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms ofthe title insurance policy and should be carefully considered. It is im/Jortant to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land. Chicago Title Company Countersignei CLTA Preliminary Report Form - Modified (11/17/06) (§) Visit Us on our Website: vmw.ctic.com Chicago Title Company ISSUING OFFICE: 500 E. Esplanade Drive, Suite 102 • Oxnard, CA 93036 FOR SETTLEMENT INQUIRIES, CONTACT: Chicago Title Company - Bal<ersfield Coffee 4015 Coffee Road., Suite 100 • Bal<ersfield, CA 93308 661 410-4700 • FAX 661 410-4660 Title Officer: Denise Hume Escrow Officer: Linda Overdevest Escrow No.: 12-55028998-LO TO: Prime Construction Group P.O. Box 800521 Santa Clarita, CA 91380 ATTN: Ken Payne PRELIMINARY REPORT Title No.: 12-68005663-DH Locate No.: CACTI7756-7715-4550-0068005663 PROPERTY ADDRESS: apn: 213-262-11, Carlsbad, California EFFECTIVE DATE: May 31, 2012, 07:30 A.M. Tlie form of policy or policies of title insurance contemplated by tfiis report is: ALTA Loan Policy (6/17/06) 1. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: A Fee 2. TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: Alps Innovation, LLC, a California Limited Liability Company 3. THE LAND REFERRED TO IN THIS REPORT IS DESCRIBED AS FOLLOWS: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF PF\PW 06/06/2012 CLTA Preliminary Report Form - Modified (11/17/06) Title No. 12-68005663-DH Locate No. CACTI7756-7715-4550-0068005663 LEGAL DESCRIPTION EXHIBIT "A" LOT 1 OF CARLSBAD TRACT OF 06-20, IN THE CFTY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15630, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, October 11, 2007. APN: 213-262-11 CLTA Preliminary Report Form - Modified (11/17/06) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 AT THE DATE HEREOF, ITEMS TO BE CONSIDERED AND EXCEPTIONS TO COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN SAID POLICY FORM WOULD BE AS FOLLOWS: 1. Property taxes, whicfi are a lien not yet due and payable, including any assessments collected witti taxes to be levied for the fiscal year 2012-2013. 2. Property taxes for the fiscal year shown below are PAID. For proration purposes the amounts are: Tax Identification No.: 213-262-11-00 Fiscal Year: 2011 - 2012 1st Installment: $51,563.44 2nd Installment: $51,563.44 Exemption: $0.00 Land: $6,020,000.00 Improvements: $0.00 Personal Property: NONE Code Area: 09165 Bill No.: NOT SHOWN 3. An assessment by the improvement district shown below Assessment (or Bond) No: ADS2002-01 Series: 1915 ACT District: CARLSBAD For: POINSETTIA LANE Bond issued: March 28, 2005 Said assessment is collected with the county/city property taxes. 4. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Chapter 3.5 (Commencing with Section 75) of the Revenue and Taxation code of the State of California. 5. Easement(s) for the purpose(s) shown beiow and rights incidental thereto as granted in a document. Granted to: THE COUNTY OF SAN DIEGO Purpose: AVIGATION AND INCIDENTAL PURPOSES Recorded: August 11, 1987, Instrument No. 87-452377, of Official Records Affects: THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD. and recorded: August 20, 1987, Instrument No. 87-472299, of Official Records The exact location and extent of said easement is not disclosed of record. CLTA Preliminary Report Fotm - Modified (11/17/06) ITEMS: (continued) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 THE PRIVILEGE AND RIGHT TO EXTEND DRAINAGE STRUCTURES AND EXCAVATION AND EMBANKMENT SLOPES BEYOND THE LIMITS OF PALOMAR AIRPORT ROAD, WHERE REQUIRED FOR THE CONSTRUCTION AND MAINTENANCE OF SAID HIGHWAYY, AS CONTAINED IN THE DEED RECORDED DECEMBER 10, 1992 AS INSTRUMENT NO. 1992-0793169 OF OFFICIAL RECORDS. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Purpose: Recorded: Affects: CITY OF CARLSBAD, A MUNICIPAL CORPORATION DRAINAGE AND INCIDENTAL PURPOSES December 10,1992, Instrument No. 1992-0793169, of Official Records A PORTION OF SAID LAND 8. Matters contained in that certain document entitled "AGREEMENT REGARDING THE PAYMENT OF A PUBLIC FACILmES FEE FOR INSIDE THE BOUNDARIES OF COMMUNITY FACIUTIES DISTRICT NO. 1" dated NOT DATED, executed by LENNAR BRESSI RANCH VENTURE, LLC executed by and between CITY OF CARLSBAD recorded February 19,2008, Instrument No. 19998-0806517, of Official Records. Reference is hereby made to said document for full particulars. Matters contained in that certain document entitled "AGREEMENT REGARDING COVENANTS RUNNING WITH THE LAND" dated FEBRUARY 9, 1999, executed by LENNAR BRESSI; RANCH VENTURE, LLC executed by and between GENERAL AMERICAN LIFE INSURANCE CO. recorded February 18, 1999, Instrument No. 1999-0098738, of Official Records. Reference is hereby made to said document for full particulars. 10. Matters contained in that certain document entitled "NOTICE OF RESTRICTION ON REAL PROPERTY" dated FEBRUARY 24, 2003, executed by GENERAL AMERICAN LIFE INSURANCE CO. executed by and between CITY OF CARLSBAD recorded February 25, 2003, Instrument No. 2003-0210190, of Official Records. Reference is hereby made to said document for full particulars. 11. Matters contained in that certain document entitled "HOLD HARMLESS AGREEMENT DRAINAGE" dated FEBRUARY 21, 2003, executed by GENERAL AMERICAN LIFE INSURANCE CO. recorded March 11, 1003, Instrument No. 2003-0270075, of Official Records. Reference is hereby made to said document for full particulars. 12. Matters contained in that certain document entitled "HOLD HARMLESS AGREEMENT GEOLOGICAL FAILURE" dated FEBRUARY 21, 2003, executed by GENERAL AMERICAN LIFE INSURANCE CO. recorded March 11, 2003, Instrument No. 2003-0270075, of Official Records. Reference is hereby made to said document for full particulars. CLTA Preliminary Report Form - Modified (11/17/06) FTEMS: (continued) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 13. A pending assessment for the District shown below. When notice of the assessment is recorded with the County Recorder the assessment shall tiecome a lien on said land. District: Disclosed by: Recorded: BOUNDARY MAP ANNEXATION NO. 02/03-01 COMMUNITY FACILIHES DISTRICT NO. 1 ASSESSMENT DISTRICT BOUNDARY March 14, 2003, Instrument No. 2003-0289324, of Official Records AMENDMENT TO THE NOTICE OF SPECIAL TAX LIEN PURSUANT TO THE REQUIREMENTS OF SECTION 3117.5 OF THE STREETS AND HIGHWAYS CODE AND SECTION 53339.8 RECORDED MARCH 14, 2003 AS INSTRUMENT NO. 2003-0289327 OF OFFICIAL RECORDS. 14. The fact that the ownership of said land does not include rights of access to or from the street, highway, or freeway abutting said land, such rights having been relinquished by the map of said Tract. Affects: SAID LAND ADJACENT TO PALOMAR AIRPORT ROAD 8i INNOVATION WAY Said land, however, abuts on a public thoroughfare, other than the one referred to above, over which the rights of vehicular access have not been relinquished. NOTE: A PORTION OF SAID RIGHT WERE ABANDONED ON MAP NO. 15630. 15. Easement(s) for the purpose(s) shown below and rights incidental thereto as delineated or as offered for dedication, on the MAP OF NOS. 14600 & 14960. Purpose: Affects: RESTRICTED SIGHT DISTANCE CORRIDOR AS SHOWN ON SAID MAP Purpose: Affects: LANDSCAPE MAINTENANCE AS SHOWN ON SAID MAP Purpose: Affects: FUTURE PRIVATE DRAINAGE AS SHOWN ON SAID MAP 16. Covenants, conditions and restrictions in the declaration of restrictions but omitting any covenants or restrictions, if any, including, but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in appiicable state or federal iaws, except to the extent that said covenant or restriction is permitted by applicable law. Recorded: March 15, 2005, Instrument No. 2005-0210897, of Official Records CLTA Preliminary Report Form - Modified (11/17/06) ITEMS: (continued) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 Said covenants, conditions and restrictions provide that a violation thereof shall not defeat the lien of any mortgage or deed of trust made in good faith and for value. 17. Matters contained in that certain document entitled "AGREEMENT REGARDING ANNEXATION OF CERTAIN REAL PROPERTY TO STREET LIGHTING AND LAND SCAPE DISTRICT NO. 2" dated JANUARY 24,2005, executed by CITY OF CARLSBAD executed by and between BRESSI RANCH DEVELOPMENT, LLC. recorded March 16, 2005, Instrument No. 2005-0216793, of Official Records. Reference is hereby made to said document for full particulars. 18. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Purpose: Recorded: Affects: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION PUBLIC UTILmES, INGRESS, EGRESS April 11, 2005, Instrument No. 2005-0294021, of Official Records A PORTION OF SAID LAND 19. Matters contained in that certain document entitled "NOTICE OF RESTRICTION OF REAL PROPERTY' dated MAY 25,2005, executed by BRESSI RANCH DEVELOPMENT LLC executed by and between CITY OF CARLSBAD recorded June 2, 2005, Instrument No. 2005-0461222, of Official Records. Reference is hereby made to said document for full particulars. 20. Matters contained in that certain document entitled "DECLARATIONS OF COVENAI^, CONDmONS AND RESTRICTIONS REGARDING BUILDINGS" dated JUNE 9, 2005, executed by BRESSI RANCH DEVELOPMENT, LLC executed by and between SLOUGH CDEC I, LLC recorded June 9, 2005, Instrument No. 2005-0483802, of Official Records. Reference is hereby made to said document for full particulars. 21. Matters contained in that certain document entitled "DEClJ^RATION OF DEVELOPMENT COVENANTS, CONDmONS AND RESTRICTIONS" dated SEPTEMBER 15, 2005, executed by BRESSI RANCH DEVELOPMENT LLC executed by and between PALOMAR AIRPORT ROAD LLC recorded September 15, 2005, Instrument No. 2005-0798937, of Official Records. Reference is hereby made to said document for full particulars. 22. Matters contained in that certain document entitled "NOTICE OF RESTTQCnON ON REAL PROPERTY' dated OCTOBER 11,2006, executed by PALOMAR AIRPORT ROAD LLC executed by and between CITY OF CARLSBAD recorded October 23, 2006, Instrument No. 2006-0750565, of Official Records. Reference is hereby made to said document for full particulars. CLTA Preliminary Report Form - Modified (11/17/06) ITEMS: (continued) Title No. 12-68005663-DH Locate No. CAan7756-7715-4550-0068005663 23. A pending assessment for the District shown below. When notice of the assessment is recorded with the County Recorder the assessment shall become a lien on said land. District: Disclosed by: Recorded: ASSESSMENT DISTRICT NO. 2002-01 ASSESSMENT DISTRICT DIAGRAM January 23, 2007, Instrument No. 2007-0047904, of Official Records NOTICE OF AMENDED ASSESSMENT PURSUANTTO THE REQUIREMENTS OF SECTION 3114 OFTHE STREETS AND HIGHWAYS CODE OF CALIFORNIA, RECORDED OCTOBER 8, 2008 AS INSTRUMENT NO. 2008-05291888 OF OFFICIAL RECORDS. 24. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Purpose: Recorded: Affects: SAN DIEGO GAS AND ELECATRIC COMPANY PUBLIC UTILmES, INGRESS, EGRESS January 31, 1970, Instrument No. 20007-0070059, of Officiai Records THE EXACT LOCATION AND EXTENT OF SAID EASEMENT IS NOT DISCLOSED OF RECORD The exact location and extent of said easement is not disclosed of record. 25. Easement(s) for the purpose(s) shown below and rights incidental thereto as granted in a document. Granted to: Purpose: Recorded: Affects: CITY OF CARLSBAD WATER LINE April 27, 2007, Instrument No. 2007-0288269, of Official Records A PORTION OF SAID LAND 26. Matters contained in that certain document entitled "ENCROACHMENT AGREEMENT FOR USE WITH STRUCTURES BUILT OVER PUBLIC RIGHT-OF-WAY" dated MARCH 7, 2007, executed by PALOMAR AIRPORT ROAD LLC executed by and between PALOMAR AIRPORT ROAD LLC recorcJed April 27,2007, Instrument No. 2007-0288270, of Official Records. Reference is hereby made to said document for full particulars. 27. Matters contained in that certain document entitled "NOTICE OF RESTRICTION ON REAL PROPERTY' dated AUGUST 31,2007, executed by PALOMAR AIRPORT ROAD LLC executed by and between CITY OF CARLSBAD recorded September 13, 2007, Instrument No. 20007-0603096, of Official Records. Reference is hereby made to said document for full particulars. CLTA Preliminary Report Form • Modifled (11/17/06) TTEMS: (continued) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 28. Recitals as shown on that certain map recorded of Official Records, which, among other things states: 'THIS SUBDIVISION IS A CONDOMINIUM PROJECT AS DEFINED IN SECTION 1350 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, CONTAINING A MAXIMUM OF 40 COMMERICIAL UNITS WITHIN LOTS 1 AND 53 COMMERCIAL UNITS WITHIN LOT 2 AND IS PURSUANT TO THE SUBDIVISION MAP ACT'. Reference is made to said map for full particulars. 29. Easement(s) for the purpose(s) shown below and rights incidental thereto as delineated or as offered for dedication, on the MAP NO. 15630. Purpose: PUBLIC SEWER Affects: AS SHOWN ON SAID MAP 30. The fact that the ownership of said land does not include rights of access to or from the street, highway, or freeway abutting said land, such rights having been relinquished by the map of said Tract. Affects: THAT PORTION OF SAID LAND ABUTTING INNOVATION WAY EXCEPT FOR ACCESS OPENING 2 AS SHOWN ON SAID MAP. 31. Matters contained in that certain document entitled "PERMANENT STORMWATER QUALIIY BEST MANAGEMENT PRACHCE MAINTENANCE AGREEMENT' dated AUGUST 22, 2007, executed by PALOMAR AIRPORT ROAD LLC executed by and between CITY OF CARLSBAD recorded October 5, 1970, Instrument No. 20070-0648202, of Official Records. Reference is hereby made to said document for full particulars. 32. Matters contained in that certain document entitled "HOLD HARMLESS AGREEMENT DRAINAGE' dated NOVEMBER 6, 2002, executed by LENNAR BRESSI RANCH VENTURE LLC executed by and between CTTY OF CARLSBAD recorded August 19, 2008, Instrument No. 2008-0445047, of Official Records. Reference is hereby made to said document for full particulars. 33. Matters contained in that certain document entitled "HOLD HARMLESS AGREEMENT GEOLOGICAL FAILURE" dated NOVEMBER 6, 2002, executed by LENNAR BRESSI RANCH VENTURE LLC executed by and between CITY OF CARLSBAD recorded August 19,2008, Instrument No. 2008-0445048, of Official Records. Reference is hereby made to said document for full particulars. 34. Matters contained in that certain document entitled "Easement and Reciprocal Use Agreement" dated March 28, 2012, recorded March 29, 2012, Instrument No. 2012-0183096, of Official Records. Reference is hereby made to said document for full particulars. CLTA Preliminary Report Form - Modified (11/17/06) FTEMS: (continued) Title No. 12-68005663-DH Locate No. CACTI7756-7715-4550-0068005663 END OF ITEMS Note 1. Before issuing its policy of title insurance, this Company will require for review, the following documents from the Limited Liability Company named below. Limited Liability Company: ALPS INNOVATION, LLC (a) (b) (c) A copy of its operating agreement and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. Confirmation that its Articles of Organization (LLC-1), and Certificate of Amendment (LLC-2), any restated Articles of Organization (LLC-10) and/or Certificate of Correction (LLC-U) have been filed with the Secretary of State. If the Limited Liability Company is member-managed a full and complete current list of members certified by the appropriate manager or member. (d) (e) If the Limited Liability Company was formed in a foreign jurisdiction, evidence satisfactory to the Company, that it was validly formed, is in good standing and authorized to do business in the state of origin. If the Limited Liability Company was formed in a foreign jurisdiction, evidence satisfactory to the Company, that it has complied with California "doing business" laws, if applicable. After review ofthe requested documents, the Company reserves the right to add additional itenris or make additional requirements prior to the issuance of any policy of title insurance. Note 2. A property inspection will be made prior to recording the trust deed to be insured. If such inspection discloses any evidence of commencement of a work of improvement, the coverage for mechanics' lien insurance will be deleted from the policy, unless all the necessary documents for indemnification have been submitted to the Company and such indemnification has been fonnally approved by the Company, prior to recording the trust deed. Note 3. The charge for a policy of title insurance, when issued through this title order, will be based on the Short Term Rate. Note 4. The Policy of Title Insurance will include an Arbitration Provision. The Company or the insured may demand arbitration. Arbitrable matters may include, but are not limited to, any controversy or claim between the company and the insured arising out of or relating to this policy, any service of the company in connection with its issuance or the breach of a policy provision or other obligation. Please ask your escrow or title officer for a sample copy of the policy to be issued if you wish to review the arbitration provisions and any other provisions pertaining to your Title Insurance Coverage. CLTA Preliminary Report Form - Modified (11/17/06) NOTES: (continued) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 Note 5. The RESPA Rule to Simplify and Improve the Process of Obtaining Mortgages and Reduce Consumer Settlement Cost includes a provision for average charges, allowing settlement service providers is establish an average recording fee. The average recording charge for all residential loan transactions (including refinances) is $80.00 and the charge for all residential sale transactions with a purchase money loan is $88.00. Divide the average charge between the buyer and seller as per contract or local custom. The average charge is applied regardless ofthe number of documents recorded in the transaction, the number of pages in each document or the actual recording charges. If your transaction is not a residential loan or sale with a new loan, please contact your title provider for actual recording charges. Note 6. Part of the RESPA Rule to Simplify and Improve the Process of Obtaining Mortgages and Reduce Consumer Settlement Costs requires the settlement agent to disclose the agent and underwriter split of title premiums, including endorsements as follows: Line 1107 is used to record the amount of the total title insurance premium, including endorsements, that is retained by the title agent. Chicago Title Company retains 88% of the total premium and endorsements. Line 1108 used to record the amount of the total title insurance premium, including endorsements, that is retained by the title underwriter. Chicago Title Insurance Company retains 12% of the total premium and endorsements. Note 7. If a county recorder, title insurance company, escrow company, real estate broker, real estate agent or association provides a copy of a declaration, governing document or deed to any person, California law requires that the document provided shall include a statement regarding any unlawful restrictions. Said statement is to be in at least 14-point bold face type and may be stamped on the first page of any document provided or included as a cover page attached to the requested document. Should a party to this transaction request a copy of any document reported herein that fits this category, the statement is to be included in the manner described. Note 8. Wiring instructions for Chicago Title Company, Bakersfield, CA, are as follows: Receiving Bank: ABA Routing No.: Credit Account Name: Credit Account No.: Escrow No.: Bank of America 275 Valencia Blvd, 2nd Floor Brea, CA 92823-6340 026009593 Chicago Title Company - Bakersfield Coffee 4015 Coffee Road., Suite 100, Bakersfield, CA 93308 12355-73166 12-55028998-LO These wiring instructions are for this specific transaction involving the Title Department of the Oxnard office of Chicago Title Company. These instructions therefore should not be used in other transactions without first verifying the information with our accounting department. It is imperative that the wire text be exactly as indicated. Any extraneous infonnation may cause unnecessary delays in confirming the receipt of funds. 10 CLTA Preliminary Report Form - Modifled (11/17/06) NOTES: (continued) Title No. 12-68005663-DH Locate No. CACn7756-7715-4550-0068005663 Note 9. Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancserv or other approved third-party service. If the above requirements cannot be met, please call the company at the number provided in this report. END OF NOTES 11 CLTA Preliminary Report Form - Modified (11/17/06) SW DEB) CDUirr tSSESSOrs lUP 213-26 SHT 2 OF 5 1" = 200' B/19/11 MA. MX HI mm/14 « 17 15 tm ltf MV Ll M m? II? IJMUti » OM IS MMC II 5ise IS caas a sir 1* NO ACCESS 2* 40-fDOT ACCESS 3' CTRL I 9715 1PM CARLSSAD MNOR SUeOIMSON 07-10 MASAT BULGING 8*9 4* CONOO BRESSI RANCH OCEAN COLLECTION 0002010-430183 l»1AP 15790-CARLSBAD TCT CT 07-12 MAP 14960-CARLSBAD TCT CT 02-15 J 09 UK NEco cowrr «s9ssoirs luf 213 — 26 SHT 1 OF 5 r = 200" 08/31/2010 RAG 1" NO ACCESS 2* 40-FOOT ACCESS 3' CONOO BRESSI RANCH MEDICAL PLAZA DOC2009-Ot 94227 MAP 15735-CARLSBAD TCT CT 07-04 BRESSI RANCH MEDICAL PLAZA MAP 14960-CARLSBAD TCT CT 02-15 J sm DEGO COUNIY ASSESSOR'S MAP 213—26 SHT 3 OF 5 lfl 1" = 200' , 02/27/2008 ARS / CHANGESl !• CONDO THE TOWERS AT BRESSI RANCH PHASE I DOC2O07-066OO41 (SEE SHT 5) 2" CONDO THE TO«RS AT BRESSI RANCH PHASE II DOC2007-0667829 (SEE SHT 5) 3* COHDO THE TO«RS AT BRESSI RANCH PHASE III DOC2007-0667B30 (SEE SHT 5) 4- SEE CONOO PLANS FOR BRGS ft DISTS 5* NO ACCESS 6« ACCESS OPENING SHT 1 VILLAGE GREEN DR MAP 15630-CARLSBAD TCT CT 06-20 THE TOWERS AT BRESSI RANCH MAP 14960 - CARLSBAD TCT CT 02-15 J 09 SHT 3 SW two eOONTir *SSESS(K« IW (213-26 SHT 4 OF 5 r = 200' 12/01/09 ARS .NGES BUT fVKS APM m wrm ' w* « m 01 us « mjcs srmc V sm m muff m 9 17 4 18 Jl vmx tf K !• NO ACCESS 2" 40-FOOT ACCESS SHT 2 MAP 15669-CARLSBAD TCT CT 05-09 BRESSI RANCH J 09 SLATER PL >-< o (= < > o z THE TOWERS AT BRESSI RANCH - PHASE I DOC 07 - 0660041 LOT 2 - MAP 15630 ASSESSMENT PAR NO 213-262-12 SUB ID [OT]- EH GATEWAY RD THE TOWERS AT BRESSI RANCH - PHASE II DOC 07 - 0667829 LOT 2 - MAP 15630 ASSESSMENT PAR NO 213-262-13 SUB ID 3- m BLDG 0 BLOG P M w y w y 4^ ® (262) SAM DESO comm ASSESSOR'S HAP I 213 — 26 A SHT 5 |f 1" = 100' ASSESSMENT PAR NO 213-262-14 SUB ID THE TOWERS AT BRESSI RANCH - PHASE DOC 07 - 0667830 LOT 2 - MAP 15630 a-1221 o o VILLAGE GREEN DR CONDOMINIUM J ATTACHMENT ONE AMERICAN LAND TITLE ASSOCIATION RESIDENTLVL TITLE INSURANCE POLICY (6-1-87) EXCLUSIONS In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Govemmental police power, and the existence or violation of any law or govemment regulation. This includes building and zoning ordinances and also laws and regulations conceming: • landuse • improvements on the land • land division • environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the pubUc records at policy date. This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless: • a notice of exercising the right appears in the public records on the Policy Date • the taking happened prior to the Policy Date and is binding on you if you bought the land without knowledge of the taking Title Risks: • that are created, allowed, or agreed to by you • that are known to you, but not to us, on the Policy Date- unless they appeared in the public records • that result in no loss to you • that first affect your title after the Policy Date - this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks Failure to pay value for your title. Lack of a right: • to any land outside the area specifically described and referred to in Item 3 of Schedule A or • in streets, alleys, or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. In addition to the Exclusions, you are not insured against loss, costs, attorneys' fees, and the expenses resulting from: 1. Any rights, interests, or claims of parties in possession of the land not shown by the public records. 2. Any easements or liens not shown by the public records. This does not limit the lien coverage in Item 8 of Covered Title Risks. Any facts about the land which a correct survey would disclose and which are not shown by the public records, This does not limit the forced removal coverage in Item 12 of Covered Title Risks. Any water rights or claims or title to water in or under the land, whether or not shown by the public records. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY • EXCLUSIONS FROM COVERAGE 1990 The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or govemmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or govemmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any govemmental police power not excluded by (a) above, except to the extent that a notice of the exercise tiiereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the pubhc records at Date of PoUcy. 2. Rights of eminent domain tinless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner ofthe indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. Invalidity or imenforceabihty of the lien of the insured mortgage, or claim thereof, whiich arises out of the transaction evidenced by the insured mortgage and is based upon usury or any constimer credit protection or truth in lending law. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankraptcy, state insolvency or similar creditors' rights laws. SCHEDULER, PART I EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of PARTI Taxes or assessments which are not shovm as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the pubhc records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof Easements, liens or encimbrances, or claims thereof, not shown by the public records. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey woulci disclose, and which are not shown by the public records, (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts auSiorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. Any lien or right to a lien for services, labor or material not shown by the public records. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) FORMERLY AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (10-17-92) WITH A.L.T.A. ENDORSEMENT-FORM 1 COVERAGE EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attomeys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or govemmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or govemmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or enctimbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any govemmental police power not excluded by (a) above, except to the extent that a notice of the exercise tiiereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise tiiereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to tiie extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material or to the extent insurance is afforded herein as to assessments for street improvements under constmction or completed at Date of Policy); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or tiie inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out ofthe transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or trath in lending law. 6. Any statutory lien for services, labor or materials (or the claim of priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy tiie insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest ofthe mortgagee insured by this policy, by reason of the operation of federal bankraptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) tiie transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where tiie preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgement or lien creditor. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof 3. Easements, liens or encumbrances, or claims thereof, not shown by the public records. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records, (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts auSiorizing the issuance tiiereof; (c) water rights, claims or titie to water, whether or not the matters excepted under (a), (b) or (c) are shown by tiie public records. Any lien or right to a lien for services, labor or material not shovra by the public records. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) 2006 AMERICAN LAND TITLE ASSOCIATION LOAN POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of 1. (a) Any law, ordinance, permit, or govemmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of tiie Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or govemmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any govemmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided imder Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Pohcy, but Knovm to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured (Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or trath-in-lending law. 6. Any claim, by reason of the operation of federal bankraptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent fransfer, or (b) a preferential fransfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Titie for real estate taxes or assessments imposed by govemmental authority and created or attaching between Date of Policy and the date of recording ofthe Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include tiie following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of 1. (a) Taxes or assessments that are not shovm as existing liens by tiie records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a pubhc agency that may result in taxes or assessments, or notices of such proceedings, whether or not shovm by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Titie that would be disclosed by an accurate and complete land survey of the Land and not shovra by the Public Records. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance tiiereof; (c) water rights, claims or titie to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. Any lien or right to a lien for services, labor or material not shown by the Public Records. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) FORMERLY AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10-17-92) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attomeys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or govemmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) tiie character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or govemmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any govemmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Pohcy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured imder this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy, or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy, by reason of the operation of federal bankraptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this pohcy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this pohcy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of fransfer; or (b) of such recordation to impart notice to a purchaser for value or a judgement or lien creditor. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of 1. Taxes or assessments which are not shovra as existing liens by the records of any taxing autiiority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by tiie public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof 3. Easements, liens or encumbrances, or claims thereof, not shown by the public records. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts whiich a correct survey would disclose, and which are not shovra by the public records, (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted imder (a), (b) or (c) are shown by the public records. Any lien or right to a lien for services, labor or material not shown by the public records. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) 2006 AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (06-17-06) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attomeys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or govemmental regulation (including those relating to building and zoning) resfricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or govemmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any govemmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under (Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or otiier matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Knovra to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Titie. Any claim, by reason of the operation of federal bankraptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Pohcy and tiie date of recording ofthe deed or other instrument of fransfer in the Public Records that vests Titie as shovra in Schedule A. The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include tiie foliowing Exceptions from Coverage: EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attomeys' fees or expenses) that arise by reason of 1. (a) Taxes or assessments that are not shovra as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shovm by the Public Records. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Titie that would be disclosed by an accurate and complete land survey of the Land and not shown by the Pubhc Records. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shovra by the Public Records. Any lien or right to a lien for services, labor or material not shown by the Public Records. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (10-22-03) ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (10-22-03) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attomeys' fees, and expenses resulting from: 1. Govemmental police power, and the existence or violation of any law or govemment regulation. This includes ordinances, laws and regulations conceming: a. building b. zoning c. Land use d. improvements on Land e. Land division f environmental protection This Exclusion does not apply to violations or tiie enforcement of tiiese matters if notice of the violation or enforcement appears in the Public Records at tiie Policy Date. This Exclusion does not limit the coverage described in Covered Risk 14, 15, 16, 17 or 24. 2. The failure of Your existing stractures, or any part of them, to be constracted in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Policy Date. 3. The right to take the Land by condemning it, unless: a. notice of exercising the right appears in the Public Records at the Policy Date; or b. the taking happened before the Pohcy Date and is binding on You if You bought the Land without Knowing of the taking. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Knovra to You at the Policy Date, but not to Us, imless they appear in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.d, 22, 23, 24 or 25. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in sfreets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 18. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: • For Covered Risk 14, 15, 16 and 18, Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Your Deductible Amount Our Maximum Dollar Limit of Liability Covered Risk 14: 1.00% of Policy Amount or $ 2.500.00 (whichever is less) $ 10.000.00 Covered Risk 15: 1.00% of Policy Amount or $ 5.000.00 (whichever is less) $ 25.000.00 Covered Risk 16: 1.00% of Policy Amount or $ 5.000.00 (whichever is less) $ 25.000.00 Covered Risk 18: 1.00% of Policy Amount or $ 2.500.00 (whichever is less) $ 5.000.00 Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02-03-10) ALTA HOMEOWNER'S POLICY OF TFTLE INSURANCE (02-03-10) EXCLUSIONS In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attomeys' fees, and expenses resulting from: 1. Govemmental police power, and the existence or violation of those portions of any law or govemment regulation conceming: a. building; b. zoning; c. land use; d. improvements on the Land; e. land division; and f environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19, 20, 23 or 27. 2. The failure of Your existing stmctures, or any part of them, to be constracted in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Pubhc Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Titie. 6. Lack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways tiiat touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. 7. The fransfer of the Title to You is invalid as a preferential fransfer or as a fraudulent fransfer or conveyance under federal bankraptcy, state insolvency, or similar creditors' rights laws. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Ovraer's Coverage Statement as follows: • For Covered Risk 16, 18, 19 and 21, Your Deductible Amount and Our Maximum Dollar Limit of Liability shovra in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Covered Risk 16: Covered Risk 18: Covered Risk 19: Covered Risk 21: Your Deductible Amount 1.00% of Policy Amount Shown in Schedule A or $ 2.500.00 (whichever is less) 1.00% of Policy Amount Shovra in Schedule A or $ 5.000.00 (whichever is less) 1.00% of Policy Amount Shown in Schedule A or $ 5.000.00 (whichever is less) 1.00% of Policy Amount Shovm in Schedule A or $ 2.500.00 (whichever is less) Our Maximum Dollar Limit of Liability $ 10.000.00 $ 25.000.00 $ 25.000.00 $ 5.000.00 Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (10/13/01) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from flie coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of 1. (a) Any law, ordinance or govemmental regulation (including but not limited to zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) tiie occupancy, use, or enjoyment of the Land; (ii) the character, dimensions or location of any improvements now or hereafter erected on the Land; (iii) a separation in ownership or a change in the dimensions or areas of the Land or any parcel of which the Land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent tiiat a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the Land has been recorded in the Public Records at Date of Policy. This exclusion does not limit the coverage provided under Covered Risks 12,13,14, and 16 of this policy, (b) Any govemmental police power not excluded by (a) above, except to the extent that a notice of tiie exercise tiiereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the Land has been recorded in the Public Records at Date of Policy. This exclusion does not limit the coverage provided under (Covered Risks 12,13, 14, and 16 of this policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the Public Records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without Knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the Insured Claimant; (b) not Knovra to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (this paragraph does not limit tiie coverage provided under Covered Risks 8, 16,18,19, 20, 21, 22, 23, 24, 25 and 26); or (e) resulting in loss or damage which would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of tiie inability or failure of the Insured at Date of Policy, or the inability or failure of any subsequent ovraer ofthe indebtedness, to comply with applicable doing business laws of the state in which the Land is situated. 5. Invalidity or unenforceability of the lien of the Insured Mortgage, or claim thereof, which arises out ofthe transaction evidenced by the Insured Mortgage and is based upon usury, except as provided in Covered Risk 27, or any consumer credit protection or tmth in lending law. 6. Real property taxes or assessments of any governmental authority which become a lien on the Land subsequent to Date of Policy. This exclusion does not limit the coverage provided under Covered Risks 7, 8(e) and 26. 7. Any claim of invalidity, unenforceability or lack of priority of the lien of tiie Insured Mortgage as to advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This exclusion does not limit the coverage provided in Covered Risk 8. 8. Lack of priority of the lien of the Insured Mortgage as to each and every advance made after Date of Policy, and all interest charged thereon, over liens, encumbrances and other matters affecting the titie, the existence of which are Known to the Insured at: (a) The time of the advance; or (b) The time a modification is made to the terms of the Insured Mortgage which changes the rate of interest charged, if the rate of interest is greater as a result of the modification than it would have been before the modification. This exclusion does not limit the coverage provided in Covered Risk 8. 9. The failure of the residential stracture, or any portion thereof to have been constracted before, on or after Date of Policy in accordance with applicable building codes. This exclusion does not apply to violations of building codes if notice of tiie violation appears in the Public Records at Date of Policy. Attachment One (7/26/10) ATTACHMENT ONE (CONTINUED) ALTA EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (07/26/10) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of 1, (a) Any law, ordinance, permit, or govemmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment ofthe Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) envfronmental protection; or the effect of any violation of these laws, ordinances, or govemmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5,6, 13(c), 13(d), 14 or 16, (b) Any govemmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 5,6,13(c), 13(d), 14 or 16, 2, Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3, Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured (Illaimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11,16,17,18,19,20,21,22,23,24,27 or 28); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage, Unerf orceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply wifli applicable doing-business laws of the state where the Land is situated. Invalidity or unenforceability in whole or in part of the lien of tiie Insured Mortgage that arises out of the fransaction evidenced by the Insured Mortgage and is based upon usury, or any consumer credit protection or trath-in-lending law. This Exclusion does not modify or limit the coverage provided in Covered Risk 26, Any claim of invalidity, unenforceability or lack of priority of the lien of tiie Insured Mortgage as to Advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11, Any lien on the Title for real estate taxes or assessments imposed by govemmental authority and created or attaching subsequent to Date of Policy, This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25, The failure of the residential stracture, or any portion of it, to have been constracted before, on or after Date of Policy in accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6. Any claim, by reason of the operation of federal bankraptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien ofthe Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential fransfer for any reason not stated in Covered Risk 27(b) of this policy. Attachment One (7/26/10) Notice You may be entitled to receive a $20.00 discount on escrow sen/ices if you purchased, sold or refinanced residential property in California between May 19, 1995 and November 1,2002. If you had more than one qualifying transaction, you may be entitled to multiple discounts. If your previous transaction involved the same property that is the subject of your current transaction, you do not have to do anything; the Company will provide the discount, provided you are paying for escrow or title services in this transaction. If your previous transaction involved property different from the property that is subject of your current transaction, you must - prior to the close of the current transartion - inform the Company of the earlier transaction, provide the address of the property involved in the previous transaction, and the date or approximate date that the escrow closed to be eligible for the discount. Unless you inform the Company of the prior transaction on property that is not the subject of this transaction, the Company has no obligation to conduct an investigation to determine if you qualify for a discount. If you provide the Company information concerning a prior transaction, the Company is required to determine if you qualify for a discount which is subject to other terms and conditions. Effective through November 1, 2014 (prlvacy)(05-08) Page 1 of 2 Effective Date: 5/1/2008 Fidelity National Financial, Inc. Privacy Statement Fidelity National Financial, Inc. and its subsidiaries ("FNF") respect the privacy and security of your non-public personal information ("Personal Information") and protecting your Personal Information is one of our top priorities. This Privacy Statement explains FNF's privacy practices, including how we use the Personal Information we receive from you and from other specified sources, and to whom it may be disclosed. FNF follows the privacy practices described in this Privacy Statement and, depending on the business performed, FNF companies may share information as described herein. Personal Information Coiiected We may collect Personal Information about you from the following sources: • Information we receive from you on applications or other forms, such as your name, address, social security number, tax identification number, asset information, and income information; • Information we receive from you through our Internet websites, such as your name, address, email address, Internet Protocol address, the website links you used to get to our websites, and your activity while using or reviewing our websites; • Information about your transactions with or services performed by us, our affiliates, or others, such as information concerning your policy, premiums, payment history, information about your home or other real property, information from lenders and other third parties involved in such transaction, account balances, and credit card information; and • Information we receive from consumer or other reporting agencies and publicly recorded documents. Disclosure of Personal Information We may provide your Personal Information (excluding information we receive from consumer or other credit reporting agencies) to various individuals and companies, as permitted by law, without obtaining your prior authorization. Such laws do not allow consumers to restrict these disclosures. Disclosures may include, without limitation, the following: • To insurance agents, brokers, representatives, support organizations, or others to provide you with services you have requested, and to enable us to detect or prevent criminal activity, fraud, material misrepresentation, or nondisclosure in connection with an insurance transaction; • To third-party contractors or service providers for the purpose of determining your eligibility for an insurance benefit or payment and/or providing you with services you have requested; • To an insurance regulatory authority, or a law enforcement or other governmental authority, in a civil action, in connection with a subpoena or a governmental investigation; • To companies that perform marketing services on our behalf or to other financial institutions with which we have joint marketing agreements and/or • To lenders, lien holders, judgment creditors, or other parties claiming an encumbrance or an interest in title whose claim or interest must be determined, settled, paid or released prior to a title or escrow closing. We may also disclose your Personal Information to others when we believe, in good faith, that such disclosure is reasonably necessary to comply with the law or to protect the safety of our customers, employees, or property and/or to comply with a judicial proceeding, court order or legal process. (privacy) Page 2 of 2 Effective Date: 5/1/2008 Disclosure to Affiliated Companies - We are permitted by law to share your name, address and facts about your transaction with other FNF companies, such as insurance companies, agents, and other real estate service providers to provide you with services you have requested, for marketing or product development research, or to market products or services to you. We do not, however, disclose information we collect from consumer or credit reporting agencies with our affiliates or others without your consent, in conformity with applicable law, unless such disclosure is otherwise permitted by law. Disclosure to Nonaffiliated Third Parties - We do not disclose Personal Information about our customers or former customers to nonaffiliated third parties, except as outlined herein or as otherwise permitted by law. Confidentiality and Security of Personal Information We restrict access to Personal Information about you to those employees who need to know that information to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard Personal Information. Access To Personal Information/ Requests for Correction, Amendment, or Deletion of Personal Information As required by applicable law, we will afford you the right to access your Personal Infonnation, under certain circumstances to find out to whom your Personal Information has been disclosed, and request correction or deletion of your Personal Information. However. FNF's current poiicv is to maintain customers' Personal Information for no less than your state's required record retention requirements for the purpose of handline future coveraae claims. For your protection, all requests made under this section must be in writino and must include your notarized signature to establish your identity. Where permitted by law, we may charge a reasonable fee to cover the costs incurred in responding to such requests. Please send requests to: Chief Privacy Officer Fidelity National Financial, Inc. 601 Riverside Avenue Jacksonville, FL 32204 Changes to this Privacy Statement This Privacy Statement may be amended from time to time consistent with applicable privacy laws. When we amend this Privacy Statement, we will post a notice of such changes on our website. The effective date of this Privacy Statement, as stated above, indicates the last time this Privacy Statement was revised or materially changed. Notice of Available Discounts Pursuant to Section 2355.3 in Title 10 of the California Code of Regulations Fidelity National Financial, Inc. and its subsidiaries ("FNF") must deliver a notice of each discount available under our current rate filing along with the delivery of escrow instructions, a preliminary report or commitment. Please be aware that the provision of this notice does not constitute a waiver of the consumer's right to be charged the filed rate, fis such, your transaction may not qualify for the below discounts. You are encouraged to discuss the applicability of one or more of the below discounts with a Company representative. These discounts are generally described below; consult the rate manual for a full description of the terms, conditbns and requirements for such discount. These discounts only apply to transactions involving services rendered by the FNF Family of Companies. This notice only applies to transactions involving property improved with a one-to-four family residential dwelling. FNF Underwritten Title Companv FNF Underwriter CTC - Chicago Title Company CTIC - Chicago Title Insurance Company Available Discounts CREDIT FOR PRELIMINARY REPORTS AND/OR COMMITMENTS ON SUBSEQUENT POLICIES (CTIC) Where no major change in the title has occurred since the issuance of the original report or commitment, the order may be reopened within 12 or 36 months and all or a portion of the charge previously paid for the report or commitment may be credited on a subsequent policy charge. FEE REDUCTION SETTLEMENT PROGRAM (CTC and CTIC) Eligible customers shall receive a $20.00 reduction in their title and/or escrow fees charged by the Company for each eligible transaction in accordance with the terms of the Final Judgments entered in The Peopie ofthe State of Catifornia etai v. Fidetity Nationat Titte Insurance Company et at., Sacramento Superior Court Case No. 99AS02793, and related cases. DISASTER LOANS (CnC) The charge for a Lender's Policy (Standard or Extended coverage) covering the financing or refinancing by an owner of record, within 24 months of the date of a declaration of a disaster area by the government of the United States or the State of California on any land located in said area, which was partially or totally destroyed in the disaster, will be 50% of the appropriate title insurance rate. CHURCHES OR CHARITABLE NON-PROFIT ORGANIZATIONS (CTIC) On properties used as a church or for charitable purposes within the scope ofthe normal activities of such entities, provided said charge is normally the church's obligation the charge for an owner's policy shall be 50% or 70% ofthe appropriate title insurance rate, depending on the type of coverage selected. The charge for a lender's policy shall be 32% or 50% of the appropriate title insurance rate, depending on the type of coverage selected. CA Discount Notice (notdisc-ct) Effective Date; 7/1/2010 City of Carlsbad Faraday Center Faraday Cashiering 001 1316401-2 06/13/2013 149 Thu, Jun 13, 2013 04:31 PM Receipt Ref Nbr: Rl316401-2/0030 PERMITS - PERMITS Tran Ref Nbr: 131640102 0030 0036 Trans/Rcpt#: R0095549 SET #: CUP12005 Amount; 1 @ $88.32 Item Subtotal: $88.32 Item Total: $88.32 1 ITEM(S) TOTAL: $88.32 Credit Card (Auth# 941525) $88.32 Total Received: $88.32 Have a nice day! ************CUSTOMER COPY************* City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 Applicant: PRIME GROUP CONSTRUCTION INC Description Amount CUP12005 88.32 Receipt Number: R0095549 Transaction ID: R0095549 Transaction Date: 06/13/2013 Pay Type Method Description Amount Payment Credit Crd VISA 88.32 Transaction Amount: 88.32 City of Carlsbad Faraday Center Faraday Cashiering 001 1217101-2 06/19/2012 98 Tue, Jun 19, 2012 03:51 PM Receipt Ref Nbr; R1217101-2/0030 PERMITS - F'thMlTS Tran Ref Nbr; 121710102 0030 0036 Trans/Rcpt#; R0090050 SET #: CUP12005 Amount; 1 $128.70 Item Subtotal: $128.70 Item Total; $128.70 1 ITEM(S) TOTAL: $128.70 Credit Card (Auth# 316789) $128,70 Total Received: $128.70 Have a nice day! **************CUSTOMER COPY************* city of Carlsbad 163 5 Faraday Avenue Carlsbad CA 92008 Applicant: PRIME GROUP CONSTRUCTION INC Description Amount CUP12005 128.70 Receipt Number: R0090050 Transaction ID: R0090050 Transaction Date: 06/19/2012 Pay Type Method Description Amount Payment Credit Crd VISA 128.70 Transaction Amount: 128.70 Notice of Determination To: Q Office of Planning and Research PO Box 3044 Sacramento, CA 95812-3044 SD County Clerk Attn: James Scott Suite 260 1600 Pacific Highway PO Box 121750 San Diego, CA 92101 From: CITYOFCARLSBAD Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 (760)602-4600 D [L [1 © Krnesl .1 Dronenburg. .lr. RecorderCoumj Clerk JUL 19 2013 BY C. Duefias DEPUTY Project No: CUP 12-05/CUP 12-06 Filing of Notice of Determination in compliance with Section 21108 or 21152 ofthe Public Resources Code. Alps Innovation Staybridge Suites and Alps Innovation Holiday Inn Project Title NA City of Carlsbad, Jason Goff (760) 602-4643 State Clearinghouse No. Lead Agency, Contact Person Telephone Number South of Palomar Airport Road, east of Innovation Way, and west of Colt Place (APN 213-262- 11-00), City of Carlsbad, San Diego County Project Locations (include County) Name of Applicant: Prime Group Construction, Inc. Applicant's Address: 3045 Wilson Road. Bakersfield. CA 93304 Applicant's Telephone Number: (661) 204-6690 Project Description: Request for a determination that the project is within the scope of the previously certified Bressi Ranch Master Plan Program EIR and that the Program EIR adequately describes the activity for the purposes of CEOA; and the approval of two Conditional Use Permits for the construction and operation of a 106-room hotel and a 133-room hotel on a vacant previouslv graded 9.19 acres site. This is to advise that the City of Carlsbad has approved the above described project on July 17, 2013, and has made the following determination regarding the above described project. 1. The project will not have a significant effect on the environment. 2. An Environmental Impact Report (EIR 98-04) was prepared for this project pursuant to the provisions of CEQA. 3. Mitigation measures were made a condition ofthe approval of EIR 98-04. 4. A mitigation reporting or monitoring plan was adopted for EIR 98-04. 5. A statement of Overriding Considerations was adopted for EIR 98-04. 6. Findings were made pursuant to the provisions of CEQA. This is to certify that the final EIR 98-04 with comments and responses and record of project ^roval is mailable to the General Public at THH CITY OF CARLSBAD. DON NEU, City Planner Date received for filing at OPR: Date Revised 05/13 <... J-^ ^•j^OmcT _ i£ 2i}li , mmA^m- Mlfi2 3 2013 state of California—The Resources^if6ncy -vDEPARTMENT OF FISH AND WILDLIFE 2013 ENVIRONMENTAL FlUNG FEE CASH RECEIPT SEE INSTRUCTIONS ON REVERSE. TYPE OR PRINT CLEARLY RECEIPT* SD2013 0573 2013 ENVIRONMENTAL FlUNG FEE CASH RECEIPT SEE INSTRUCTIONS ON REVERSE. TYPE OR PRINT CLEARLY STATE CLEARING HOUSE # (ifapplicable) LEADAGENCY CITY OF CARLSBAD PLANNING DIVISION DATE 07/19/2013 COUNTY/STATE AGENCY OF FILING SAN DIEGO DOCUMENTNUMBER *20130122* PROJECTTITLE ALPS INNOVATION STAYBRIDGE SUITES AND ALPS INNOVATION HOLIDAY INN PROJECTAPPLICANT NAME PRIME GROUP CONSTRUCTIONS, INC. PHONENUMBER 661-204-6690 PROJECTAPPLICANTADDRESS 3045 WILSON ROAD CITY BAKERSFIELD STATE CA ZIPCODE 93304 PROJECTAPPLICANT (Check appropriate box): Q Local Public Agency Q School District • Other Special District a State Agency [3 Private Entity CHECK APPLICABLE FEES: • Environmental Impact Report • Negative Declaration • Application Fee Water Diversion ('Sfafe Wafer Resources Control Board Only) • Projects Subject to Certified Regulatory Program 3 County Administrative Fee Q Project that is exempt from fees • Notice of Exemption • DFG No Effect Determination (Form Attached) • Other PAYMENT METHOD: • Cash • Credit • Check • Other ^HK: 1052 $2,995.25 $2,156.25 $850.00 $1,018.50 $50.00 $2,995.25 $50.00 TOTALRECEIVED $ $50.00 SIGNATURE K C. Duenas TITLE Deputy RE: 07/22/02 RCT:208338 CrrvOFCARlSBAD AUG 2 7 2013 PlANNiNSOtPARTMENT llllllllllllllllllllllllllllllilllllllllllll ORIGINAL - PROJECT APPLICANT COPY-DFG/ASB COPY-LEAD AGENCY COPY-COUNTY CLERK FG 753.6a (Rev. 7/08) STATE OF CALIFORNIA - THE RESOURCES AGENCY 208338 DEPARTMENT OF FISH AND GAME ENVIRONMENTAL FILING FEE CASH RECEIPT LeadAgeZ"!r!CliY_c£ CQrl^bOa L Date:-7|a3j0a (Countyj State Agency of Filing: -fSan Dtg^lO ..^.n Document'No.:^(//5a P^-ntle: ftf^5l VaY\CV\ ^ ^^^Z^ f ^ Project Applicant Name: Project Applicant Address: Project Applicant (check appropriate box): Local Public Agency Q School District Q Other Special District State Agency Q Private Entity CHECK APPLICABLE FEES: '"'^ ^-^^ ^Environmental impact Report $850.00 $ QJ^^ ) Negative Declaration $1,250.00 $ ) Application Fee Water Diversion CSfafe Water Resources Control Board Only) $850.00 $ ) Projects Subject to Certified Regulatory Programs $850.00 $ jrC-^^ ^ r.niintv AHmini.<;tratrvf> Fpfi $25.00 $ /-D' ) County Administrative Fee $25.00 $ ) Project that is exempt from fees O . RECEIVED $ Signature and title of person receiving payment: t tXOjAL RECEIVED $ S75- W/HITE-PROJECT APPLICANT YELLOW-DFG/FASB 1^/ PINK-LEAD AGENCY G0LDE«R0D-STATE AGENCY OF FILING Ernest J. Dronenburg, Jr. COUNTY OF SAN DIEGO ASSESSOR/RECORDER/COUNTY CLERK ASSESSOR'S OFFICE 1600 Pacific Highway, Suite 103 San Diego, CA 92101-2480 Tel. (619) 236-3771 * Fax (619) 557-4056 www.sdarcc.com RECORDER/COUNTY CLERK'S OFFICE 1600 Pacific Highway, Suite 260 P.O. Box 121750 • San Diego, CA 92112-1750 Tel. (619)237-0502 • Fax (619)557-4155 Transaction #: 299253120130719 Deputy: CDUENAS Location: COUNTY ADMINISTRATION BUILDING 19-Jul-2013 11:20 FEES: 50.00 Qty of 1 Fish and Game Filing Fee for RefW 20130573 50.00 TOTAL DUE PAYMENTS; 50.00 Check 50.00 TENDERED SERVICES AVAILABLE AT OFFICE LOCATIONS * Tax Bill Address Changes * Records and Certified Copies; Birth/ Marriage/ Death/ Real Estate * Fictitious Business Names (DBAs) * Marriage Licenses and Ceremonies * Assessor Parcel Maps Property Ownership * Property Records * Property Values * Document Recordings SERVICES AVAILABLE ON-LINE AT www.sdarcc.com * Forms and Applications Frequently Asked Questions (FAQs) * Grantor/ Grantee Index * Fictitious Business Names Index (DBAs) Property Sales * On-Line Purchases Assessor Parcel Maps Property Characteristics Recorded Documents NOTICE OF EXEMPTION To: SDCountyClerk From: CITYOFCARLSBAD Attn: James Scott n n r5 frTl Planning Division ^ u 1635 Faraday Avenue Krnesl J Dronenburg. .lr. Recorder ComSj Clerii Suite 260 1600 Pacific Highway POBox 121750 JUL 19 2013 Carlsbad CA 92008 San Dlcgo CA 92101 Q. DUefiaS Subject: Filing of this Notice of Exemption is in compliance with Section 21152b ofthe Public Resources Code (California Environmental Quality Act). Project Number and Title: MS l2-()2/PUD 12-04-Alps Innovation Hotels Project Location: South of Palomar Airport Road, east of Innovation Way, and northwest of Colt Place (APN 213-262-11-00). Citv of Carlsbad. San Diego Countv Project Location - City: Carlsbad _ Project Location - County: San Diego Description of Project: Subdivision of a 9.19 acre parcel into three (3) separate parcels Name of Public Agency Approving Project: CityofCarlsbad Name of Person or Agency Carrying Out Project: Jason Goff Name of Applicant: Prime Group Construction. Inc. Applicant's Address: 3045 Wilson Road. Bakersfield. CA 93304 Applicant's Telephone Number: (661) 204-6690 Exempt Status: {Check One) • Ministerial (Section 21080(b)(1); 15268); • Declared Emergency (Section 21080(b)(3); 15269(a)); • Emergency Project (Section 21080(b)(4); 15269 (b)(c)); S Categorical Exemption - State type and section number: Minor Land Division. Sec. 15315 • Statutory Exemptions - State code number: • General rule (Section 15061(b)(3)) Reasons why project is exempt: Subject parcel is located within an urbanized area; is zoned for Planned industrial (P-M) uses; is being subdivided into four or fewer parcels: no variances are required for the subdivision: all services for the parcels arc available; the parcel was not part of a larger subdivisionwiUiijiilig lasltwo jeans; and the parcel doesnot have an average slope greater than 20 percent. _ _ _ , Lead Agency Contact Person: Jason Goff Telephone: (760) 602-4643 7-/S-/J DON NEU, City Planner Date Date received for filing at OPR: Revised 05/13 state of California—The Resources Agency DEPARTMENTOF FISH AND WILDLIFE 2013 ENVIRONMENTAL FILING FEE CASH RECEIPT SEE INSTRUCTIONS ON REVERSE. TYPE OR PRINT CLEARLY RECEIPT# SD2013 0572 STATE CLEARING HOUSE # inapplicable) LEADAGENCY CITY OF CARLSBAD PLANNING DIVISION DATE 07/19/2013 COUNTY/STATE AGENCY OF FILING SAN DIEGO DOCUMEf^NUfk/IBER *20130572* PROJECTTITLE ALPS INNOVATION HOTELS PROJECTAPPLICANT NAME CITY OF GARLSBAD PHONENUMBER 661-204-6690 PROJECTAPPLICANTADDRESS 3045 WILSON ROAD CITY BAKERSFIELD STATE CA ZIPCODE 93304 PROJECT APPLICANT (Check appropriate box): 13 Local Public Agency • School District • Other Special District • State Agency • Private Entity CHECK APPLICABLE FEES: Q Erivironmental Impact Report • Negative Declaration • Application Fee Water Diversion (State Water Resources Control Board Only) • Projects Subject to Certified Regulatory Program 13 County Administrative Fee Q Project that is exempt from fees Q Notice of Exemption Q DFG No Effect Determination (Form Attached) • Other PAYMENT METHOD: • Cash • Credit • Check • Other ^HK: 1051 $2,995.25 $ $2,156.25 $ $850.00 S $1,018.50 $ . $50.00 $ $50.00 TOTALRECEIVED $ $50.00 SIGNATURE T1TI£ X C. Duenas Deputy ORIGINAL - PROJECT APPLICANT COPY-DFG/ASB COPY-LEADAGENCY COPY-COUNTYCLERK FG7535a(Rew, IfX) nest J. Dronenburg, Jr. COUNTY OF SAN DIEGO ASSESSOR/RECORDER/COUNTY CLERK ASSESSOR'S OFFICE 1600 Pacific Highway, Suite 103 San Diego, CA 92101-2480 Tel. (619) 236-3771 * Fax (619) 557-4056 www.sdarcc.com RECORDER/COUNTY CLERK'S OFFICE 1600 Pacific Highway, Suite 260 P.O. Box 121750 • San Diego, CA 92112-1750 Tel. (619)237-0502 * Fax (619)557-4155 Transaction #: 299251220130719 Deputy: CDUENAS Location: COUNTY ADMINISTRATION BUILDING 19-Jul-2013 11:09 FEES: 50.00 Qty of I Fee Notice of Exeinption for Reft" 20130572 50.00 TOTAL DUE PAYMENTS: 50.00 Check 50.00 TENDERED SERVICES AVAILABLE AT OFFICE LOCATIONS Tax Bill Address Changes Records and Certified Copies: Birth/ Marriage/ Death/ Real Estate Fictitious Business Names (DBAs) Marriage Licenses and Ceremonies Assessor Parcel Maps Property Ownership Property Records Property Values Document Recordings SERVICES AVAILABLE ON-LINE AT www.sdarcc.com Forms and Applications Frequently Asked Questions (FAQs) Grantor/ Grantee Index Fictitious Business Names Index (DBAs) Property Sales On-Line Purchases Assessor Parcel Maps Property Characteristics Recorded Documents PLANNING COMMISSION-PUBLIC HEARING C\TY OF CARLSBAD JUL 10 2013 PLMiNINQ DEPARTMENT A' our interest may be affected, that the Planning public hearing at the Council Chambers, 1200 :00 p.m. on Wednesday, July 17,2013, to consider A NOTICE IS HEREBY GIVEN to you, beo Commission of the City of Carlsbad will Carlsbad Village Drive, Carlsbad, California, jthe following: jl) CDP 13-04 -. LEWIS RESIDENCE - Request for approval of a Coastal Development Permit to al-low for the demolition of an existing single-family home and detached garage and the construction of a new 2,488 square foot single-family residence with detached two-car garage on a .14 acre loi located at 168 Maple Avenue, within the Mello II Segment of the Local Coastal Program and with-in Local Facilities Management Zone 1. The City Planner has determined that the proiect belongs to a class of proiects that the State Secretary for Resources has found do not have a significant im-pact on the environment, and it is therefore categorically exempt from the requirement for the: preparation of enyironmental documents pursuant to Sections 15301 (I) (1) demolition of a single' family residence and 15303 (a) construction of a single family residence of the state CEQA Guide-lines. The proiect is exempt from the California Environmental Quality Act. This proiect is not located within the appealable area of the California Coastal Commission. STATE OF CALIFORNIA) ss. County of San Diego} The Undersigned, declares under penalty of under the laws of the State of California: Tl resident of the County of San Diego. That s! times herein mentioned was a citizen of the United States of twenty-one years, and that he is not a party to, nor inte above entitled matter; that he is Chief Clerk for the pubU; The San Diego Union-Tribune - Nort a newspaper of general circulation , printed and publisi City of San Diego, County of San Diego, and whic published for the dissemination of local news and ir general character, and which newspaper at all thi mentioned had and still has a bona fide subscription subscribers, and which newspaper has been establish! published at tegular intervals in the said City of San Di San Diego, for a period exceeding one year next precec publication of the notice hereinafter referred to, and whi< not devoted to nor pubUshed for the interests, er instruction of a particular class, profession, trade, ci denomination, or any number of same; that the notici annexed is a printed copy, has been published in saic accordance with the instructions of the person(s) requesti and not in any supplement thereof on the following dates. July 05*, 2013 Chief Clerk for tJie Publisher Jane Allshouse On this 05'^ day of July, 201 2) CUP 13-01 - SD0i3<9 CADENCIA - Request for approval of a Conditional Use Permit to allow for the continued_QpensliQnJif and revisions to an existing Wireless Communication Facility consist-ing of ttiree pdneiantennas housed within a faux chimney on the roof Df an existing stn^le family residence and the relocation of existing equipment cabinets to a new enclosure at the recit*!iof the property located at 7412 Cadencia Street in Local Facilities Management Zone 6. The City Plan-ner has determined that this proiect is exempt from the requirements of the California Environ-mental Quality Act (CEQA) per Section 15301, "Existing Facilities" and Section 15303, "New Con-struction of Small Structures," of the State CEQA Guidelines and will not have any adverse signifi-cant impact on the environment. The proiect is exempt from the California Environmental Quality Act. 3) RP 13-01/RP 13-02 - TRAM PROPERTY - Request for a recommendation of approval for a Mi-nor Review Permit to allow for the construction of a mixed-use building consisting of a 733 square foot one-family dwelling unit above a 359 square foot office space and approval of a Minor Review Permit (Variance) for two parking standards to allow a onercar garage and one compact sized un-covered parking space rather than the required two-car garage on a .08 acre lot located at 3147 Roosevelt Street in District 5 of the Village Review zone and within Local Facilities Management Zone 1. The proiect qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Proiects) Class 32 Categorical Exemption. The proiect is exempt from the California Environmental Quality Act. 4) RP 12-31/CDP 12-28/CUP 13-04 • BLUEWATER - Request for a recommendation of approval of a Malor Review Permit and Coastal Development Permit, and approval of a Conditional Use Per-mit and Coastal Development Permit to allow for the demolition of all existing structures on site and the construction of a 6,637 gross square foot restaurant with aimicrobrewery and 22 space parking lot on the property located at 3056 Carlsbad Boulevard in Land Use District 9 of the Vil-lage Review Zone and the R-3 zone in Local Facilities Management Zone 1. The proiect qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Proiects) Class 32 Categorical Exemp-tion. The proiect is exempt from the California Environmental Quality Act. This proiect is not located within the appealable area of the California Coastal Commission. 5) CUP 12-05/CUP 12-06-ALPS INNOVATION STAYBRIDGE SUITES AND ALPS INNOVATION HOLIDAY INN - Request for a determination that the proiect is within the scope of the previously certified Bressi Ranch Master Plan Program EIR and that the Program EIR adequately de-scribes the activity for the purposes of CEQA; and the approval of two Conditional Use Permits for the construction and operation of a 106-room hotel and a 133-room hotel on a vacanf previously graded 9.19 acre site, generally located south of Palomar Airport Road, east of Innovation Way, and west of Colt Place, within Planning Area 4 of the Bressi Ranch Mpster Plan and the Local Fa-cilities Management Zone 17. Staff has analyzed the proiect and has concluded that no potentially significant impacts would re-sult with the implementation of the proiect that were not previously examined and evaluated ir the certified Final Program Environmental Impact Report forthe Bressi Ranch Master Plan MP 178 (EIR 98-04), dated July 9, 2002. If you challenge these proiects in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence de-livered to the City of Carisbad at or prior to the public hearing. Copies of the environmental documents are available at the Planning Division at 1635 Faraday Avenue during regular business hours from 7:30 am to 5:30 pm Monday through Thursday and 4^b> CITY Of QFILE CARLSBAD Community & Economic Development www.carlsba(dca.gov NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN to you that the Planning Commission ofthe City of Carlsbad will ho\d a public hearing at the Council Chambers, 1200 Carlsbad Village Drive, Carlsbad, California, at 6:00 p.m. on Wednesday, July 17, 2013, to consider a request for the following: CASE NAME: CUP 12-05/CUP 12-06 - ALPS INNOVATION STAYBRIDGE SUITES & HOLIDAY INN PUBLISH DATE: July 5, 2013 DESCRIPTION: Request for a determination that the project is within the scope of the previously certified Bressi Ranch Master Plan Program EIR and that the Program EIR adequately describes the activity for the purposes of CEQA; and the approval of two Conditional Use Permits for the construction and operation of a 106-room hotel and a 133-room hotel on a vacant previously graded 9.19 acre site, generally located south of Palomar Airport Road, east of Innovation Way, and west of Colt Place, within Planning Area 4 ofthe Bressi Ranch Master Plan and the Local Facilities Management Zone 17. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing and provide the decision makers with any oral or written comments they may have regarding the project. Copies of the staff report will be available online at http://www.carlsbadca.gov/services/departments/planning/Pages/agendas-minutes-and-notices.aspx on or after the Friday prior to the hearing date. If you have any questions, or would like to be notified of the decision, please contact Jason Goff in the Planning Division at (760) 602-4643, Monday through Thursday 7:30 a.m. to 5:30 p.m., Friday 8:00 a.m. to 5:00 p.m. at 1635 Faraday Avenue, Carlsbad, California 92008. APPEALS The time within which you may judicially challenge these projects, if approved, is established by State law and/or city ordinance, and is very short. If you challenge this project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad at or priorto the public hearing. • Appeals to the Citv Council: Where the decision is appealable to the City Council, appeals must be filed in writing within ten (10) calendar days after a decision by the Planning Commission. CITY OF CARLSBAD PLANNING DIVISION Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 © SITEMAP NOT TO SCALE Alps Innovation Staybridge Suites & Holiday Inn CUP 12-05 / CUP 12-06 / PUD 12-04 / MS 12-02 •I I AM3AV-OD-008-1 lUOl'AjeAB'M/MM I Mxdn-dod pjoqai a) jajSA^j ap suas • ] ©0915 ®AM3AV l|JBqe6 9\ zas!|!»n j ja|8d f sa\pei sduanb|)^ LOKER REALTY LLC 4 ALDGATE DR MANHASSET, NY 11030-3940 FIRST-CITIZENS BANK & PO BOX 27131 RALEIGH, NC 27511-7131 PALOMAR AIRPORT ROAD LLC 50 S lOTH ST 300 MINNEAPOLIS, MN 55403-2012 PALOMAR AIRPORT ROAD LLC 3900 E CAMELBACK RD 100 PHOENIX, AZ 85018-2653 SFT CARLSBAD LLC 6519 E BAR Z LN PARADISE VALL, AZ 85253-1874 GATEWAY COLORADO PROPERTIES PO BOX 4900 SCOTTSDALE, AZ 85261-4900 ZAGALA 10806 CUSHDON AVE LOS ANGELES, CA 90064-3221 REGENCY BRESSI LLC 100 WILSHIRE BLVD 700 SANTA MONICA, CA 90401-3602 PACIFIC STARR ESSEX-CARLSBAD 650 SIERRA MADRE VILLA AVE 1( PASADENA, CA 91107-2013 BERNARD 2128 PACIFIC CREST DR ALPINE, CA 91901-4132 REDONDO SYCAMORE LLC 3349 BONITA WOODS DR BONITA, CA 91902-1710 CARLSBAD OFFICE HOLDINGS 5205 AVENIDA ENCINAS K CARLSBAD, CA 92008-4366 JONATHAN GOTTFRIED 23 86 FARADAY AVE CARLSBAD, CA 92008-7221 INNOVATION WAY LLC 1902 WRIGHT PL 202 CARLSBAD, CA 92008-6583 MICHAEL D KORN 2416 LA PLUMA LN CARLSBAD, CA 92009-9129 DAVID H ESTES 2611 LA GOLONDRINA ST CARLSBAD, CA 92009-4323 STEVEN J & DANIELLE KARSTEN 6259 DARTINGTON WAY CARLSBAD, CA 92009-3069 MAI TRAN 6255 DARTINGTON WAY CARLSBAD, CA 92009-3069 SEAN D HOANG 6251 DARTINGTON WAY CARLSBAD, CA 92009-3069 LISA L GALLIATH 6247 DARTINGTON WAY CARLSBAD, CA 92009-3069 THOMAS & CHARLENE RYAN 6239 DARTINGTON WAY CARLSBAD, CA 92009-3069 MATTHEW SEIFERT 6235 DARTINGTON WAY CARLSBAD, CA 92009-3069 RAVINDRA R JEJURIKAR 6227 DARTINGTON WAY CARLSBAD, CA 92009-3069 JOHN J GIBONEY 6223 DARTINGTON WAY CARLSBAD, CA 92009-3069 VENISE RILEY 6219 DARTINGTON WAY CARLSBAD, CA 92009-3069 SCOTT TOMSEY 6215 DARTINGTON WAY CARLSBAD, CA 92009-3069 SUE GHOSH 6211 DARTINGTON WAY CARLSBAD, CA 92009-3069 JAYAKRISHNAN & ANURADHA LAKSI 6207 DARTINGTON WAY CARLSBAD, CA 92009-3069 JAMES H JACOBS 2582 DOGWOOD RD CARLSBAD, CA 92009-3065 NORELYNN PION-GOUREAU 6209 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 ] wiaBpa dn-do<j asodxa I auji 6uo|e puag T I I I ®091S etBjduiai ©iliaAv asn AM3AV-OS>-008-1 UI03'AjaAe'AAMM I Midn-dod pjoqaj a| JBI^A^JI j ap u^e ajngseq e| ^ zatidau ),uaujaDjeq> apsuas ®09I.S ®A}i3AV »UBqe6,ej zssiHlh J3|ad ^ saipei sau8nb|)| ANDRE L RICHARDSON 6213 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 DALE J & MICHELLE CLARK 6228 DARTINGTON WAY CARLSBAD, CA 92009-3069 GLENN J Sc NICOLE BENGTSSON 6232 DARTINGTON WAY CARLSBAD, CA 92009-3069 JEETENDRA ESWARAKA 6236 DARTINGTON WAY CARLSBAD, CA 92009-3069 NAKAMOTO 6240 DARTINGTON WAY CARLSBAD, CA 92009-3069 MATTHEW & STEPHANIE ANDERSON 6244 DARTINGTON WAY CARLSBAD, CA 92009-3069 MICHAEL Sc NANCY HALLADAY 6248 DARTINGTON WAY CARLSBAD, CA 92009-3069 F T MANZANARES 6252 DARTINGTON WAY CARLSBAD, CA 92009-3069 MEDINA 6256 DARTINGTON WAY CARLSBAD, CA 92009-3069 BARBARA S ADAIRE 6260 DARTINGTON WAY CARLSBAD, CA 92009-3069 HARVEY D & ALBA GOLDING 6217 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 CATHY L HAKE 6221 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 DAVID Sc JESSICA BAKER 6225 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 MICHAEL SL SUSAN HEBERT 6229 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 REBECCA D HOWARD 5233 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 SUMIT SANGHA 6237 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 JOSEPH Sc BRANDI KEMPTON 6241 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 PAUL E Sc DONNA SHEPHERD 2531 HANCOCK CIR CARLSBAD, CA 92009-3052 NANCY J WARREN 2633 HANCOCK CIR CARLSBAD, CA 92009-3052 PEDRO M GODINA 2635 HANCOCK CIR CARLSBAD, CA 92009-3052 ALEXEY KIRILLOV 2639 HANCOCK CIR CARLSBAD, CA 92009-3052 BRYAN P Sc TARA CLARK 2641 HANCOCK CIR CARLSBAD, CA 92009-3052 DONNA MEAD 2643 HANCOCK CIR CARLSBAD, CA 92009-3052 LE-NGUYEN 2645 HANCOCK CIR CARLSBAD, CA 92009-3052 BLANCA CARONDA-DEPASCALE 2647 HANCOCK CIR CARLSBAD, CA 92009-3052 ROSALINDA CHANDARLIS 2649 HANCOCK CIR CARLSBAD, CA 92009-3052 SOFIA ARAIN 2632 HANCOCK CIR CARLSBAD, CA 92009-3052 KELLEY WAYNICK 2634 HANCOCK CIR CARLSBAD, CA 92009-3052 JEANNE M SWEENEY 2636 HANCOCK CIR CARLSBAD, CA 92009-3052 ROSA E ESPINOZA 2538 HANCOCK CIR CARLSBAD, CA 92009-3052 (»Q91S ®AU3AV iu86p3 dn-doj asodxa ai auji 6uo|e puag T I I f ®091S a»B|dui9i Q/J9AV asn 1 'I .1 I Aa3AV-OD-008-l. U10^'^laAB'MM\M j Midn-dO(i pjoqai a| jaj^A^ j ap uye ajnitaei) e| ^ za)|da)i iuaiuaajiBip ap suas T ®09I.S ®AM3AV l|JBqB6 a| zas\\\ir\ jaiad 9 saipej sauanb|i-| MICHELLE T URQUIJO 2640 HANCOCK CIR CARLSBAD, CA 92009-3052 SHIRLEY H CHIANG ' 2642 HANCOCK CIR CARLSBAD, CA 92009-3052 AMY E KELTS 2644 HANCOCK CIR CARLSBAD, CA 92009-3052 KIMBERLY D JONES 2646 HANCOCK CIR CARLSBAD, CA 92009-3052 MARLENE V MARTINEZ 2648 HANCOCK CIR CARLSBAD, CA 92009-3052 BARBARA ETIENNE-MERCADO 2650 HANCOCK CIR CARLSBAD, CA 92009-3052 JULIEANNE CALL 267 0 ALAMEDA CIR CARLSBAD, CA 92009-3051 ARTHUR FERNANDEZ 2572 ALAMEDA CIR CARLSBAD, CA 92009-3051 DARYL NEAL 2574 ALAMEDA CIR CARLSBAD, CA 92009-3051 DANA M Sc HANNAH KING 2676 ALAMEDA CIR CARLSBAD, CA 92009-3051 RAMON GONZALEZ 2678 ALAMEDA CIR CARLSBAD, CA 92009-3051 SEUNG BAEK 2580 ALAMEDA CIR CARLSBAD, CA 92009-3051 XIAOMEI CHU 2682 ALAMEDA CIR CARLSBAD, CA 92009-3051 PAMELA K EVERETT 2684 ALAMEDA CIR CARLSBAD, CA 92009-3051 JAC I JOHNSON 2686 ALAMEDA CIR CARLSBAD, CA 92009-3051 DAWN E BLESSMAN 2 688 ALAMEDA CIR CARLSBAD, CA 92009-3051 MIRIAM TELLEZ 2671 ALAJyiEDA CIR CARLSBAD, CA 92009-3051 JEREMY J Sc JAMIE HUGHES 2573 ALAMEDA CIR CARLSBAD, CA 92009-3051 HANS 0 LARBI 2675 ALAMEDA CIR CARLSBAD, CA 92009-3051 SU HONG 2677 ALAMEDA CIR CARLSBAD, CA 92009-3051 JOAO C & ROSALVA SILVA 2679 ALAMEDA CIR CARLSBAD, CA 92009-3051 DYLAN Sc KELL I MAYER 2681 ALAMEDA CIR CARLSBAD, CA 92009-3051 GLORIA Sc NELSON CHIU 2683 ALAMEDA CIR CARLSBAD, CA 92009-3051 ROSE M KAUTZ 2685 ALAMEDA CIR CARLSBAD, CA 92009-3051 ALICE F WOLICKI 2687 ALAMEDA CIR CARLSBAD, CA 92009-3051 SUSAN M FELLOWS 2689 ALAMEDA CIR CARLSBAD, CA 92009-3051 SOICHIRO Sc YOKO OKAWA 6229 SHAMROCK PL CARLSBAD, CA 92009-3055 CYNTHIA L GOMEZ 5231 SHAMROCK PL CARLSBAD, CA 92009-3055 SHAFIQ ZAMAN 6233 SHAMROCK PL CARLSBAD, CA 92009-3055 CATHLEEN J COCHRAN *M* 6235 SHAMROCK PL CARLSBAD, CA 92009-3055 o09ts (S)Afel3AV I wiaSpg dn-dod asodxa o) au|| 6uo|e puag ©0915 a»B|duiai ®AiaAV asn AM3AV-OD-008-1 UIOa'/jaAB'AAMM [ „idn-dod pjoqaj a| aai^Aaj waujaojeMa j ap u^e ajni|36i| ej ? zaHdau ®09I,S ®Aa3AV l!iBqB6,a| zasiMit\ jaiad f sa|.oe^ sauanbi^^ VERNAE J MEZA 5237 SHAMROCK PL CARLSBAD, CA 92009-3055 CLAUDIA BENCOMO 6239 SHAMROCK PL CARLSBAD, CA 92009-3055 VY T PHAM 6243 SHAMROCK PL CARLSBAD, CA 92009-3055 LAURA L BAILY 6245 SHAMROCK PL CARLSBAD, CA 92009-3055 THERESA RUTHERFORD 6247 SHAMROCK PL CARLSBAD, CA 92009-3055 BINH DIEP 6205 SHAMROCK PL CARLSBAD, CA 92009-3055 THOMAS Sc SUSANA ALCANTAR 6207 SHAMROCK PL CARLSBAD, CA 92009-3055 KIM A KIPNIS 6211 SHAMROCK PL CARLSBAD, CA 92009-3055 PATRICIA BURNAND 6213 SHAMROCK PL CARLSBAD, CA 92009-3055 LUIS S GUAJARDO-PEREZ 6215 SHAMROCK PL • CARLSBAD, CA 92009-3055 OLIVER Sc KELLEY GERTZKI 6217 SHAMROCK PL CARLSBAD, CA 92009-3055 FRANCISCO A CARRILLO 6219 SHAMROCK PL CARLSBAD, CA 92009-3055 LORELEI ENGERER 6221 SHAMROCK PL CARLSBAD, CA 92009-3055 BRIAN MCCONNELL 6223 SHAMROCK PL CARLSBAD, CA 92009-3055 NANCY NGUYEN 2668 LEIGHTON CIR CARLSBAD, CA 92009-3053 JOY SALMON 2570 LEIGHTON CIR CARLSBAD, CA 92009-3053 ALICE W HSU 2672 LEIGHTON CIR CARLSBAD, CA 92009-3053 FRANCIS J FINN 2674 LEIGHTON CIR CARLSBAD, CA 92009-3053 BLAKE CAMPBELL 2676 LEIGHTON CIR CARLSBAD, CA 92009-3053 BINDI S TANTOD 2678 LEIGHTON CIR CARLSBAD, CA 92009-3053 KEVIN B Sc OLIVIA EAKIN 2680 LEIGHTON CIR CARLSBAD, CA 92009-3053 GWYNNE M BEHLER 2582 LEIGHTON CIR CARLSBAD, CA 92009-3053 ANDREW DONOGHUE 2684 LEIGHTON CIR CARLSBAD, CA 92009-3053 JULIETA M ARROYO 2686 LEIGHTON CIR CARLSBAD, CA 92009-3053 SUSANA M CUELLAR *M* 2659 LEIGHTON CIR CARLSBAD, CA 92009-3053 STEVEN J LIVINGSTON 2571 LEIGHTON CIR CARLSBAD, CA 92009-3053 JAVIER B PADILLA 2673 LEIGHTON CIR CARLSBAD, CA 92009-3053 LI 2675 LEIGHTON CIR CARLSBAD, CA 92009-3053 JONG PARK 2577 LEIGHTON CIR CARLSBAD, CA 92009-3053 REBECCA S WOODHOUSE 2679 LEIGHTON CIR CARLSBAD, CA 92009-3053 I ®09is<s)AyaAV f luaGpa dn-do<} asodxa I o): aui| 6uo|e puag jaded paaj • ®09LS aveidiuaj. ^AJBAV asn AM3AV-OD-008-1 ulo^'^leAe'AAAAM y Nidn-dod pioqai a| JBI^A^J I ap u^e ajnipeq e| ? zaudau luauiaBjeq3 ap suas • ©09I.S ®Aa3AV »UBqB6 a| zasinm ja|8d ^ saijsei sauanbiip JESSICA E JOHNSON 2681 LEIGHTON CIR CARLSBAD, CA 92009-3053 ZEYN ALAM 2583 LEIGHTON CIR CARLSBAD, CA 92009-3053 JOHN C EPUNA 2585 LEIGHTON CIR CARLSBAD, CA 92009-3053 GABRIEL ABADILLA 2587 LEIGHTON CIR CARLSBAD, CA 92009-3053 DECK Sc HELEN KIM 6207 LIBERTY PL CARLSBAD, CA 92009-3054 ELISA A KASHANIAN 6209 LIBERTY PL CARLSBAD, CA 92009-3054 BRADFORD C GALEY 6211 LIBERTY PL CARLSBAD, CA 92009-3054 RUDOLPH A Sc HEATHER GERTZKI 6213 LIBERTY PL CARLSBAD, CA 92009-3054 JAVIER GONZALEZ 6215 LIBERTY PL CARLSBAD, CA 92009-3054 JOON W CHUNG 6217 LIBERTY PL CARLSBAD, CA 92009-3054 STEVE L WILSON 6219 LIBERTY PL CARLSBAD, CA 92009-3054 MARK W Sc ASAKO WHENNEN 6221 LIBERTY PL CARLSBAD, CA 92009-3054 EVE EISENSON 6204 LIBERTY PL CARLSBAD, CA 92009-3054 ELSA A MILLIRON 6208 LIBERTY PL CARLSBAD, CA 92009-3054 CHAU B VU 6210 LIBERTY PL CARLSBAD, CA 92009-3054 CASSANDRA R JONES 5212 LIBERTY PL CARLSBAD, CA 92009-3054 ROB LASHER 6214 LIBERTY PL CARLSBAD, CA 92009-3054 VLADIMIR V POTASHOV 5216 LIBERTY PL CARLSBAD, CA 92009-3054 RICHARD Sc SACHIKO PETERSON 6218 LIBERTY PL CARLSBAD, CA 92009-3054 JEFFREY P FOGARTY 5220 LIBERTY PL CARLSBAD, CA 92009-3054 FRANCESCA SCIORTINO 5222 LIBERTY PL CARLSBAD, CA 92009-3054 SALLYS CLOSET LLC 6214 TOPIARY ST CARLSBAD, CA 92009-3063 BLUE HAT LLC 5955 EL CAMINO REAL 105-5 CARLSBAD, CA 92009-4100 BTA PARTNERS LLC 5098 INNOVATION WAY CARLSBAD, CA 92009-1741 RUSHALL Sc MCGEEVER 6100 INNOVATION WAY J CARLSBAD, CA 92009-1728 VENTURE WALK LLC 6154 INNOVATION WAY R CARLSBAD, CA 92009-1728 MICHAEL C CALL 6130 INNOVATION WAY K2 CARLSBAD, CA 92009-1728 NIELS C Sc TINA NORBY 6132 INNOVATION WAY K-3 CARLSBAD, CA 92009-1728 K C GRIGGS LLC 6125 INNOVATION WAY Ll CARLSBAD, CA 92009-1728 TOKALON STREET LLC 5115 INNOVATION WAY L6 CARLSBAD, CA 92009-1728 o09ts (e>AU3AV T I { Hia6p3 dn-dod asodxa au|| 6uo|e puag ®091S a»B|dujai ©AiaAV asn Aa3AV-OD-008-l UIOS'AiaAB'MAAM y Midn-dod pjoqai a| JBI^A^JI I ap uj|e ajntpeq e|« zai|da)| luauiaBjei|3 ap suas • ©oats ®Aa3AV luBqe6.af zasijjih jaiad f sa\pei sauanbiip EDWARD R BALLARD 5104 INNOVATION WAY CARLSBAD, CA 92009-1728 PACIFIC SHORES HOLDING LLC 5102 INNOVATION WAY N-2 CARLSBAD, CA 92009-1728 6184 INNOVATION WAY LLC 6184 INNOVATION WAY CARLSBAD, CA 92009-1728 6184 INNOVATION WAJ 6184 INNOVApjOWi^ CARLSSA^r"^ 92009-1728 PHILLIP Sc LESLIE SALVAGIO 6170 INNOVATION WAY CARLSBAD, CA 92009-1728 DG GLOBAL INC 3199 CORTE TAMARINDO CARLSBAD, CA 92009-2002 GUNTHER LLC 2717 LOKER AVE W CARLSBAD, CA 92010-6598 JAABALLC 2780 LOKER AVE CARLSBAD, CA 92010-6611 ADAM Sc MOIRA DEWAR 2719 LOKER AVE W C CARLSBAD, CA 92010-6679 NODAL VENTURES LLC 2719 LOKER AVE W B CARLSBAD, CA 92010-6679 MARTIN BOULIANE 6881 CATAMARAN DR CARLSBAD, CA 92011-3218 THOMAS Sc KATHLEEN RHATIGAN 1074 BEACON BAY DR CARLSBAD, CA 92011-3404 HPJ Sc L ENT 7524 NAVIGATOR CIR CARLSBAD, CA 92011-5404 959 HOLDINGS LTD LLC 7310 GREBE DR CARLSBAD, CA 92011-4867 CARLTON D Sc SANDRA LUND 1342 CASSINS ST CARLSBAD, CA 92011-4856 LOBO 1579 FISHERMAN DR CARLSBAD, CA 92011-2647 JEREMIAH M MOERSCH PO BOX 130037 CARLSBAD, CA 92013-0037 LOT 23 BRESSI RANCH LLC 221 15TH ST DEL MAR, CA 92014-2304 SLOUGH CARLSBAD LLC PO BOX 847 CARLSBAD, CA 92018-0847 LAURA ACEVEDO PO BOX 4190 CARLSBAD, CA 92018-4190 GAURAV Sc GANISHA SETHI 183 CALLE MAGDALENA 101 ENCINITAS, CA 92024-3793 MARMADUKE D Sc DEBRALEE LOKE 1822 HUMMOCK LN ENCINITAS, CA 92024-1941 CJ3 LLC 15843 PAUMA VALLEY DR PAUMA VALLEY, CA 92061-1612 TPS HOLDINGS LLC 1780 LA COSTA MEADOWS DR 101 SAN MARCOS, CA 92078-9101 MARTIN WHITMORE 1355 GRAND AVE 101 SAN MARCOS, CA 92078-2453 JOHN Sc BONNIE JENSEN 410 S MELROSE DR VISTA, CA 92081-6542 SLATER PLACE LP 1800 THIBODO RD 320 VISTA, CA 92081-7515 ALPHA STUDIO HOLDINGS LLC 1485 POINSETTIA AVE 112 VISTA, CA 92081-8537 KALIM SMITH 1648 S HANNALEI DR VISTA, CA 92083-7631 PASARA INNOVATION LLC 1750 AVENIDA DEL MUNDO 1010 CORONADO, CA 92118-3096 ®091S (DAiiaAV I wiaSpi dn-dod asodxa I ot auji 6uo|e puag ®09I.S ajBiduiai ®>LiaAV asn AM3AV-OD-008-1 UJOa'AjaAB'AAMUW [ widn-dod pioqai a| jai^A^j ! ap ui^ aijni|3ei| e| f zaydau lUauiaDjeqs ap suas • ®09I.S ®Aa3AV JUBqBB a| zasmin ja|8d f saipe^ sauanb|)p PETER A BASILE 1520 GLORIETTA BLVD CORONADO, CA 92118-2911 BRESSI RANCH COMMUNITY ASSN 9665 CHESAPEAKE DR 300 SAN DIEGO, CA 92123-1354 ACCY INC 12823 CALLE DE LA SIENA SAN DIEGO, CA 92130-2193 REALTY ASSOCIATES FUND L P VI 1301 DOVE ST 860 NEWPORT BEACH, CA 92660-2440 SHAW INVEWTMENT CO 160 NEWPORT CENTER DR 250 NEWPORT BEACH, CA 92660-6968 S Sc S PROP ACQUISITION LLC 501 SPECTRUM CIR OXNARD, CA 93030-7949 METROPOLITAN LIFE INS CO 425 MARKET ST 1050 SAN FRANCISCO, CA 94105-2473 JAMIE Sc SARA NELSON 1970 BROADWAY 470 OAKLAND, CA 94612-2216 PATTON ROAD LLC 4800 N CHANNEL AVE PORTLAND, OR 97217-7615 PATTON ROAD LLC 6310 SW PATTON RD PORTLAND, OR 97221-1282 HENRY Sc JENNIFER KIM 2512 NW SUMMERHILL DR BEND, OR 97701-5295 PAUL M HUNTER 9010 NE 34TH ST YARROW POINT, WA 98004-1233 *** 192 Printed *** ®09is (S>AUaAV f Mia6p3 dn-dod asodxa j 0} au|| 6uo|e puag jaded P33d J ®091S ajeidujai ®AjaAV asn siaqei ®|aadAsB3 CERTIFICATION I RONALD COGSWELL/ TITLE PRO INFORMATION SYSTEMS HEREBY CERTIFY THAT THE ATTACHED LIST CONTAINES THE NAMES, ADDRESSES AND - PARCEL NUMBERS OF ALL PERSONS TO WHOM ALL PROPERTY IS ASSESSED AS THEY APPEAR ON THE LATEST AVAILABLE ASSESSMENT ROLL OF THE COUNTY WITHIN THE AREA DESCRIBED AND REQUESTED BY YOU THE CLIENT, THE REQUIRED RADIUS MEASURED FROM THE EXTERIOR BOUNDARIES OF THE PROPERTY REQUESTED AND DESCRIBED AS APN:2I3-262-lI 600 FT. DATED 04/30/2013 ^1 TITLE PRO SYSTEMS Cup \2 -05/ccAp 12-OG tublvc \Qa\f>f>^ N^oUci TkcVo-^e^ ATTACHMENT "2" CERTIFICATION OF POSTING I certify that the "Notice of Project Application" has been posted at a conspicuous location on the site on 8 •"^i)]^ (DATE) SIGNATURE. PRINT NAME: sTOg^ B\Jilo(o PROJECTNAME: i(c>L/PA^ [ M)^ ^ffr^ IjO^g" ^0} PROJECT NUMBER: ^.UjP lH^O^ f^'t^ LOCATION: T>t.n^ftfi jftlg-Pfa/LT 4- /|JjJOV)^nV3V3 M^Lj RETURN TO: ^ .^Oi.^ Go'Ff^ (Planner) CITY OF CARLSBAD PLJ^NNING DIVISION 1635 Faraday Avenue Carlsbad, CA 92008-7314 P-21 Page 4 of 6 Revised 07/10 SmilhConsulfinqArchifo' f, ruitm I \ »Mi HI I M \1H» M NOTICE «>» PKOIK I MM'I |( V I H)N »l PS l\Nn\ wilts M \\HHIIM.l M tItsA IIIM l>> < I I-« I r IMI» PI l» 1: 04 MS l2Si PHI.II . I III SI HIPIIIIS M KIMMIII \ V. VM ; K» pxK< M IMll ll'ls ll»\Hl>P l\«IIS»p\H\ll I.MI)H> mil I I X M v\ HKIlM.I SMI lM-4ll-«S4^ I I IMHIMIMM A Mill IIIM INMUM tl-u sy. M H« I KlMlMs. FILE COPY 4.^^ CITY OF Ol-3^.J3 V CARLSBAD Community & Economic Development www.carlsbadca.gov EARLY PUBLIC NOTICE PROJECT NAME: Alps Innovation Staybridge Suites and Holiday Inn PROJECT NUMBER: CUP 12-05/ CUP 12-06/ PUD 12-04/ MS 12-02 This early public notice is to let you know that a development application for a new hotel project within your neighborhood has been submitted to the City of Carlsbad on June 6, 2012. The project application is undergoing its initial review by the City. LOCATION: The project site is a vacant 9.2 acre parcel located on the southeast corner of Palomar Airport Road and Innovation Way. PROJECT DESCRIPTION: The project proposes to subdivide the subject parcel into three (3) lots for the development of two (2) separate 3-story hotels operated by Holiday Inn and Staybridge Suites. The Staybridge Suites is 74,879 sq. ft. with 106 rooms, and the Holiday Inn is 80,070 sq. ft. with 133 rooms. Please keep in mind that this is an early public notice and that the project design could change as a result of further staff and public review. A future public hearing notice will be mailed to you when this project is scheduled for public hearing before the Planning Commission. CONTACT INFORMATION: If you have questions or comments regarding this proposed project please contact Jason Goff, Associate Planner at jason.goff@carlsbadca.gov, 760-602-4643, City of Carlsbad Planning Division, 1635 Faraday Avenue, Carlsbad, CA 92008. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 © City of Carlsbad Alps Innovation Staybridge Suite & Holiday Inn CUP 12-05 / CUP 12-06 / PUD 12-04 / MS 12-02 A Map created by the City of Carlsbad GIS. Portions of the DERIVED PRODUCT contain geographic information copyrighted by SanGIS. All Rights Reserved Easy Peel® Labels Use Avery® Template 5160® |Feed Paper Bend along line to j expose Pop-up Edge^" AVERV® 5160® I 1 LOKER REALTY LLC FIRST-CITIZENS BANK & PALOMAR AIRPORT ROAD LLC 4 ALDGATE DR MANHASSET, NY 11030-3940 PO BOX 27131 RALEIGH, NC 27611-7131 50 S lOTH ST 300 MINNEAPOLIS, MN 55403-2012 MARK GORDON JEETENDRA ESWARAKA PALOMAR AIRPORT ROAD LLC 22 W 250 SPRING VALLEY DR MEDINAH, IL 60157 529 E 3RD ST HINSDALE, IL 60521-4705 3900 E CAMELBACK RD 100 PHOENIX, AZ 85018-2653 SFT CARLSBAD LLC GATEWAY COLORADO PROPERTIES ZAGALA 6519 E BAR Z LN PARADISE VALL, AZ 85253-1874 PO BOX 4900 SCOTTSDALE, AZ 85261-4900 10806 CUSHDON AVE LOS ANGELES, CA 90064-3221 PACIFIC STARR ESSEX-CARLSBAD GEORGE M & CHARLENE BERNARD JOSEPH H WEISS 650 SIERRA MADRE VILLA AVE 1( PASADENA, CA 91107-2013 2128 PACIFIC CREST DR ALPINE, CA 91901-4132 88 VIA CASITAS BONSALL, CA 92003-4023 LBAMET PARTNERS II-COMPANY L SLOUGH CARLSBAD LLC 6184 INNOVATION WAY LLC 2235 FARADAY AVE 0 CARLSBAD, CA 92008-7215 2235 FARADAY AVE 0 CARLSBAD, CA 92008-7215 5861 EDISON PL CARLSBAD, CA 92008-6519 INNOVATION WAY LLC F T MANZANARES MICHAEL D KORN 1902 WRIGHT PL 202 CARLSBAD, CA 92008-6583 62 52 DARTINGTON WAY CARLSBAD, CA 92009 2416 LA PLUMA LN CARLSBAD, CA 92009-9129 DAVID H ESTES FERGUSON THOMAS A & DIANE LEDBETTER 2 611 LA GOLONDRINA ST CARLSBAD, CA 92009-4323 6221 ALVERTON DR CARLSBAD, CA 92009-3061 6226 TOPIARY ST CARLSBAD, CA 92009-3063 TYSON & JENNIFER LUND FORD BRIAN S & GRETCHEN JOHNSON 2 553 DISCOVERY RD CARLSBAD, CA 92009-3062 2580 INGLETON AVE CARLSBAD, CA 92009-3060 257 5 INGLETON AVE CARLSBAD, CA 92009-3060 TIMOTHY M Sc KRISTIN MCGUIRE STEVEN J & DANIELLE KARSTEN JAMES H JACOBS 2578 TOWN GARDEN RD CARLSBAD, CA 92009-3059 6259 DARTINGTON WAY CARLSBAD, CA 92009-3069 2582 DOGWOOD RD CARLSBAD, CA 92009-3065 DAVID & JESSICA BAKER ERIC Sc NATALIE ELLINGSEN CLAUDIA BENCOMO 6225 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 6237 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 623 9 SHAMROCK PL CARLSBAD, CA 92009-3055 Etiquettes faciles k peler • Sens de Repiiez a la hachure afin de vtfww.avery.com i.Bnn.r:n.A\/cDv Easy Peel® Labels Use Avery® Template 5160® il Bend along line to j expose Pop-up Edge^" AVERY® 5160®' FRANCIS J FINN CHAU B VU JEFFREY P FOGARTY 2674 LEIGHTON CIR CARLSBAD, CA 92009-3053 6210 LIBERTY PL CARLSBAD, CA 92009-3054 6220 LIBERTY PL CARLSBAD, CA 92009-3054 JANET P LEE GARY CUNNEEN GREGORY E & JERI LEWIS 6229 ALVERTON DR CARLSBAD, CA 92009-3061 6225 ALVERTON DR CARLSBAD, CA 92009-3061 6217 ALVERTON DR CARLSBAD, CA 92009-3061 MATTHEW Sc DIANA GROGAN IVAN PAN MANZANO 6213 ALVERTON DR CARLSBAD, CA 92009-3061 6209 ALVERTON DR CARLSBAD, CA 92009-3061 6201 ALVERTON DR CARLSBAD, CA 92009-3061 BENSON STEVEN A & DANA MATAS MICHAEL R Sc ELIZABETH CLARKE 2550 DISCOVERY RD CARLSBAD, CA 92009-3062 2554 DISCOVERY RD CARLSBAD, CA 92009-3062 2558 DISCOVERY RD CARLSBAD, CA 92009-3062 JOHN Sc BRIDGET STOECKER JOHN & CAROLE MCCALLUM SHANE W SUTTON 2562 DISCOVERY RD CARLSBAD, CA 92009-3062 2566 DISCOVERY RD CARLSBAD, CA 92009-3062 2570 DISCOVERY RD CARLSBAD, CA 92009-3062 YUEN Sc S CHAO JEFFREY H KLEIN LEPOSKY *M* 2574 DISCOVERY RD CARLSBAD, CA 92009-3062 2578 DISCOVERY RD CARLSBAD, CA 92009-3062 2582 DISCOVERY RD CARLSBAD, CA 92009-3062 JASON PALMER JANNIES S BURLINGAME JOHN M Sc CAROL YOUNG 6202 TOPIARY ST CARLSBAD, CA 92009-3063 62 06 TOPIARY ST CARLSBAD, CA 92009-3063 6210 TOPIARY ST CARLSBAD, CA 92009-3063 LAITH T HAISHA LUNDIN JOE OBERGFELL 6214 TOPIARY ST CARLSBAD, CA 92009-3063 6218 TOPIARY ST CARLSBAD, CA 92009-3063 6222 TOPIARY ST CARLSBAD, CA 92009-3063 BRUCE H Sc KIMBERLY MATHERS HECKLER BRUCE L & JI YEON JI YOUNG & HEE KIM 623 0 TOPIARY ST CARLSBAD, CA 92009-3063 2585 DISCOVERY RD CARLSBAD, CA 92009-3062 2581 DISCOVERY RD CARLSBAD, CA 92009-3062 MATTHEW J Sc STACY MOREA JAMIE B & CHRISTINA ZAMOFF MICHAEL E Sc RANDI MUSGROVE 2577 DISCOVERY RD CARLSBAD, CA 92009-3062 2573 DISCOVERY RD CARLSBAD, CA 92009-3062 2565 DISCOVERY RD CARLSBAD, CA 92009-3062 Etiquettes faciles a peler I ltilico7 la naharit AVFRV® Aft® Sens de Repiiez h la hachure afin de j r6v6l(>r le rebord Pon>uD>*£ ! www.avery.com | 1-800-GO-AVERY ! Easy Peel® Labels Use Avery® Template 5160® Paper Bend along line to j expose Pop-up Edge™ AVERV® 5160® I HAREESH SL BHARATHY THRIDANDAI LEDESMA L DEROSALES CARLYN APODACA *M* 2561 DISCOVERY RD CARLSBAD, CA 92009-3062 2 557 DISCOVERY RD CARLSBAD, CA 92009-3062 2552 INGLETON AVE CARLSBAD, CA 92009-3060 ROBERT W Sc CYNTHIA BRUCE KEVIN Sc BREANNA HARMON FRANCOIS Sc CAROLYN MELLET 2556 INGLETON AVE CARLSBAD, CA 92009-3060 2564 INGLETON AVE CARLSBAD, CA 92009-3060 2568 INGLETON AVE CARLSBAD, CA 92009-3060 ROBERT L Sc CARMEN WEBB GLADSTEIN THOMAS S CALL 2572 INGLETON AVE CARLSBAD, CA 92009-3060 2576 INGLETON AVE CARLSBAD, CA 92009-3060 2584 INGLETON AVE CARLSBAD, CA 92009-3060 JODI JOHNSON JEFFREY R Sc ELIZABETH DILLON SHARIF S J ASSET PROTECTION •: 2588 INGLETON AVE CARLSBAD, CA 92009-3060 2587 INGLETON AVE CARLSBAD, CA 92009-3060 2583 INGLETON AVE CARLSBAD, CA 92009-3060 JOSE G Sc 7U\INETTE BARRUETTO JAMES A Sc ANIKA GARCIA RICHARD J Sc TERESA MUNDY 2 571 INGLETON AVE CARLSBAD, CA 92009-3060 2567 INGLETON AVE CARLSBAD, CA 92009-3060 2559 INGLETON AVE CARLSBAD, CA 92009-3060 BEVINGTON DAVID L Sc LINDA QUINBY CONRAD GRELL 2555 INGLETON AVE CARLSBAD, CA 92009-3060 2551 INGLETON AVE CARLSBAD, CA 92009-3060 2554 TOWN GARDEN RD CARLSBAD, CA 92009-3059 ROBERT FISHMAN CASTRO-MARTINEZ GREGORY M Sc JOYCE TRI PPE 2 55 8 TOWN GARDEN RD CARLSBAD, CA 92009-3059 2562 TOWN GARDEN RD CARLSBAD, CA 92009-3059 2566 TOWN GARDEN RD CARLSBAD, CA 92009-3059 DAVID Sc JULIE MURRANT RAUL Sc AMANDA RODRIGUEZ MAI TPIAN 2570 TOWN GARDEN RD CARLSBAD, CA 92009-3059 2582 TOWN GARDEN RD CARLSBAD, CA 92009-3059 6255 DARTINGTON WAY CARLSBAD, CA 92009-3069 SEAN D HOANG LISA L GALLIATH CHRIS Sc NICOLE HEIN 6251 DARTINGTON WAY CARLSBAD, CA 92009-3069 6247 DARTINGTON WAY CARLSBAD, CA 92009-3069 6243 DARTINGTON WAY CARLSBAD, CA 92009-3069 THOMAS Sc CHARLENE RYAN MATTHEW SEIFERT NIGEL M Sc VINITA LOBO 623 9 DARTINGTON WAY CARLSBAD, CA 92009-3069 6235 DARTINGTON WAY CARLSBAD, CA 92009-3069 6231 DARTINGTON WAY CARLSBAD, CA 92009-306? Etiquettes faciles a peler A%/EOV® <iRn® Sens de Repiiez h la hachure afin de rAualar la rahAivl Dnn.iinMC www.avery.com i.ftnn.Rn.A\/rRV Easy Peel® Labels Use Avery® Template 5160® Bend along line to expose Pop-up Edge™ AVERV® 5160®^ I -1 RAVINDRA R JEJURIKAR JOHN J GIBONEY VENISE RILEY 6227 DARTINGTON WAY CARLSBAD, CA 92009-3069 6223 DARTINGTON WAY CARLSBAD, CA 92009-3069 6219 DARTINGTON WAY CARLSBAD, CA 92009-3069 SCOTT TOMSEY SUE GHOSH JAYAKRISHNAN Sc ANURADHA LAKSI 6215 DARTINGTON WAY CARLSBAD, CA 92009-3069 6211 DARTINGTON WAY CARLSBAD, CA 92009-3069 6207 DARTINGTON WAY CARLSBAD, CA 92009-3069 NORELYNN PION-GOUREAU ANDRE L RICHARDSON DALE J Sc MICHELLE CLARK 6209 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 6213 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 6228 DARTINGTON WAY CARLSBAD, CA 92009-3069 GLENN J Sc NICOLE BENGTSSON JAMES T NAKAMOTO MATTHEW Sc STEPHANIE ANDERSON 6232 DARTINGTON WAY CARLSBAD, CA 92009-3069 6240 DARTINGTON WAY CARLSBAD, CA 92009-3069 6244 DARTINGTON WAY CARLSBAD, CA 92009-3069 MICHAEL Sc NANCY HALLADAY RENO Sc KARA MEDINA BARBARA S ADAIRE 6248 DARTINGTON WAY CARLSBAD, CA 92009-3069 6256 DARTINGTON WAY CARLSBAD, CA 92009-3069 6260 DARTINGTON WAY CARLSBAD, CA 92009-3069 HARVEY D Sc ALBA GOLDING CATHY L HAKE MICHAEL Sc SUSAN HEBERT 6217 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 6221 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 6229 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 STEVE B Sc REBECCA HOWARD JOSEPH Sc BRANDI KEMPTON PAUL E Sc DONNA SHEPHERD 6233 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 6241 VILLAGE GREEN DR CARLSBAD, CA 92009-3070 2 631 HANCOCK CIR CARLSBAD, CA 92009-3052 NANCY J WARREN PEDRO M GODINA HENRY Sc JENNIFER KIM 2633 HANCOCK CIR CARLSBAD, CA 92009-3052 2635 HANCOCK CIR CARLSBAD, CA 92009-3052 2637 HANCOCK CIR CARLSBAD, CA 92009-3052 ALEXEY KIRILLOV BRYAN P Sc TARA CLARK DONNA MEAD 263 9 HANCOCK CIR CARLSBAD, CA 92009-3052 2641 HANCOCK CIR CARLSBAD, CA 92009-3052 2643 HANCOCK CIR CARLSBAD, CA 92009-3052 LE-NGUYEN BLANCA CARONDA-DEPASCALE ROSALINDA CHANDARLIS 2645 HANCOCK CIR CARLSBAD, CA 92009-3052 2647 HANCOCK CIR CARLSBAD, CA 92009-3052 2649 HANCOCK CIR CARLSBAD, CA 92009-3052 itiquettes faciles a peler A\/CDV® ci<:n® Sens de Repiiez h la hachure afin de | r&u^lor la mhnrvl Pnn.iinMC' I www.avery.com i.Rnn^n.AUFRV Easy PeQl® Labels Use Avery® Template 5160® kFeed Paper Bend along line to • expose Pop-up Edge™ AVERV® 5160® ! SOFIA ARAIN KELLEY WAYNICK JEANNE M SWEENEY 2632 HANCOCK CIR CARLSBAD, CA 92009-3052 2634 HANCOCK CIR CARLSBAD, CA 92009-3052 2636 HANCOCK CIR CARLSBAD, CA 92009-3052 ROSA E ESPINOZA MICHELLE T URQUIJO SHIRLEY H CHIANG 263 8 HANCOCK CIR CARLSBAD, CA 92009-3052 2640 HANCOCK CIR CARLSBAD, CA 92009-3052 2642 HANCOCK CIR CARLSBAD, CA 92009-3052 SHANNA C LEHMAN KIMBERLY D JONES MARLENE V MARTINEZ 2644 HANCOCK CIR CARLSBAD, CA 92009-3052 2646 HANCOCK CIR CARLSBAD, CA 92009-3052 2648 HANCOCK CIR CARLSBAD, CA 92009-3052 BARBARA ETIENNE-MERCADO JULIEANNE CALL ARTHUR FERNANDEZ 2650 HANCOCK CIR CARLSBAD, CA 92009-3052 2670 ALAMEDA CIR CARLSBAD, CA 92009-3051 2672 ALAMEDA CIR CARLSBAD, CA 92009-3051 DARYL NEAL DANA M Sc HANNAH KING HYUNG-KWAN KIM 2674 ALAMEDA CIR CARLSBAD, CA 92009-3051 2676 ALAMEDA CIR CARLSBAD, CA 92009-3051 2678 ALAMEDA CIR CARLSBAD, CA 92009-3051 SEUNG BAEK JACI JOHNSON DAWN E BLESSMAN 2680 ALAMEDA CIR CARLSBAD, CA 92009-3051 2686 ALAMEDA CIR CARLSBAD, CA 92009-3051 2688 ALAMEDA CIR CARLSBAD, CA 92009-3051 MIRIAM TELLEZ JEREMY J Sc JAMIE HUGHES HANS 0 LARBI 2671 ALAMEDA CIR CARLSBAD, CA 92009-3051 2673 ALAMEDA CIR CARLSBAD, CA 92009-3051 2675 ALAMEDA CIR CARLSBAD, CA 92009-3051 SU HONG JOAO C Sc ROSALVA SILVA DYLAN Sc KELL I MAYER 2677 ALAMEDA CIR CARLSBAD, CA 92009-3051 2679 ALAMEDA CIR CARLSBAD, CA 92009-3051 2681 ALAMEDA CIR CARLSBAD, CA 92009-3051 GLORIA Sc NELSON CHIU LEONARDO MANGIAPANE ALICE F WOLICKI 2683 ALAMEDA CIR CARLSBAD, CA 92009-3051 2685 ALAMEDA CIR CARLSBAD, CA 92009-3051 2687 ALAMEDA CIR CARLSBAD, CA 92009-3051 SUSAN M FELLOWS SOICHIRO Sc YOKO OKAWA CYNTHIA L GOMEZ 2689 ALAMEDA CIR CARLSBAD, CA 92009-3051 6229 SHAMROCK PL CARLSBAD, CA 92009-3055 6231 SHAMROCK PL CARLSBAD, CA 92009-3055 Etiquettes faciles d peler I l^ilScav la /laKarit AX/CRV® <1Rn® Sens de Repiiez h ia hachure afin de | rAxiMekr la rahnrri PAn-iinMC! I www.avery.com i.»nn.r;n.AVFRv Easy Peel® Labels Use Avery® Template 5160® I il Bend along line to expose Pop-up Edge™ AVERY® 5160®.! A SHAFIQ ZAMAN CATHLEEN J COCHRAN *M* VERNAE J MEZA 6233 SHAMROCK PL CARLSBAD, CA 92009-3055 6235 SHAMROCK PL CARLSBAD, CA 92009-3055 6237 SHAMROCK PL CARLSBAD, CA 92009-3055 VY T PHAM LAURA L BAILY THERESA RUTHERFORD 6243 SHAMROCK PL CARLSBAD, CA 92009-3055 6245 SHAMROCK PL CARLSBAD, CA 92009-3055 6247 SHAMROCK PL CARLSBAD, CA 92009-3055 BINH DIEP THOMAS Sc SUSANA ALCANTAR KIM A KIPNIS 6205 SHAMROCK PL CARLSBAD, CA 92009-3055 6207 SHAMROCK PL CARLSBAD, CA 92009-3055 6211 SHAMROCK PL CARLSBAD, CA 92009-3055 PATRICIA BURNAND LUIS S GUAJARDO-PEREZ OLIVER Sc KELLEY GERTZKI 6213 SHAMROCK PL CARLSBAD, CA 92009-3055 6215 SHAMROCK PL CARLSBAD, CA 92009-3055 6217 SHAMROCK PL CARLSBAD, CA 92009-3055 FRANCISCO A CARRILLO LORELEI ENGERER BRIAN MCCONNELL 6219 SHAMROCK PL CARLSBAD, CA 92009-3055 6221 SHAMROCK PL CARLSBAD, CA 92009-3055 6223 SHAMROCK PL CARLSBAD, CA 92009-3055 NANCY NGUYEN ALICE W HSU BINDI S TANTOD 2668 LEIGHTON CIR CARLSBAD, CA 92009-3053 2672 LEIGHTON CIR CARLSBAD, CA 92009-3053 267 8 LEIGHTON CIR CARLSBAD, CA 92009-3053 KEVIN B Sc OLIVIA EAKIN GWYNNE M BEHLER ANDREW DONOGHUE 2 680 LEIGHTON CIR CARLSBAD, CA 92009-3053 2682 LEIGHTON CIR CARLSBAD, CA 92009-3053 2684 LEIGHTON CIR CARLSBAD, CA 92009-3053 JULIETA M ARROYO SUSANA M CUELLAR *M* JAVIER B PADILLA 2686 LEIGHTON CIR CARLSBAD, CA 92009-3053 2669 LEIGHTON CIR CARLSBAD, CA 92009-3053 2673 LEIGHTON CIR CARLSBAD, CA 92009-3053 LI REBECCA S WOODHOUSE JESSICA E JOHNSON 2675 LEIGHTON CIR CARLSBAD, CA 92009-3053 2679 LEIGHTON CIR CARLSBAD, CA 92009-3053 2681 LEIGHTON CIR CARLSBAD, CA 92009-3053 ZEYN ALAM JOHN C EPUNA GABRIEL ABADILLA 2683 LEIGHTON CIR CARLSBAD, CA 92009-3053 2685 LEIGHTON CIR CARLSBAD, CA 92009-3053 2687 LEIGHTON CIR CARLSBAD, CA 92009-3053 Etiquettes faciles d peler I l*!lieo7 ia naharit AX/ERV® <^^ln® • Sens de Repiiez ll la hachure afin de | r&uMor la rahnrri Pnn.iinMC • www.avery.com i.Rnrunn.AUFRV Easy Pe«l® Labels Use Avery® Template 5160® il Bend along line to j expose Pop-up Edge™ ij^^ AVERY® 5160® I A MARIA C COTTO DEOK Sc HELEN KIM ELISA A KASHANIAN 6205 LIBERTY PL CARLSBAD, CA 92009-3054 6207 LIBERTY PL CARLSBAD, CA 92009-3054 6209 LIBERTY PL CARLSBAD, CA 92009-3054 BRADFORD C GALEY RUDOLPH A Sc HEATHER GERTZKI JAVIER GONZALEZ 6211 LIBERTY PL CARLSBAD, CA 92009-3054 6213 LIBERTY PL CARLSBAD, CA 92009-3054 6215 LIBERTY PL CARLSBAD, CA 92009-3054 ROBERT D Sc VANESSA LEDESMA MARK W Sc ASAKO WHENNEN EVE EISENSON 6219 LIBERTY PL CARLSBAD, CA 92009-3054 6221 LIBERTY PL CARLSBAD, CA 92009-3054 6204 LIBERTY PL CARLSBAD, CA 92009-3054 ELSA A MILLIRON CASSANDRA R JONES JOHNNY YEE 6208 LIBERTY PL CARLSBAD, CA 92009-3054 6212 LIBERTY PL CARLSBAD, CA 92009-3054 6214 LIBERTY PL CARLSBAD, CA 92009-3054 VLADIMIR V POTASHOV RICHARD Sc SACHIKO PETERSON FRANCESCA SCIORTINO 6216 LIBERTY PL CARLSBAD, CA 92009-3054 6218 LIBERTY PL CARLSBAD, CA 92009-3054 6222 LIBERTY PL CARLSBAD, CA 92009-3054 SALLYS CLOSET LLC JOERG G Sc SABINE ZIELASEK RUSHALL Sc MCGEEVER 6214 TOPIARY ST CARLSBAD, CA 92009-3063 2647 GATEWAY RD 105-5 CARLSBAD, CA 92009-1757 6100 INNOVATION WAY J CARLSBAD, CA 92009-1728 VENTURE WALK LLC MICHAEL C CALL NIELS C Sc TINA NORBY 6154 INNOVATION WAY R CARLSBAD, CA 92009-1728 613 0 INNOVATION WAY K2 CARLSBAD, CA 92009-1728 6132 INNOVATION WAY K-3 CARLSBAD, CA 92009-1728 K C GRIGGS LLC TOKALON STREET LLC EDWARD R BALLARD 612 6 INNOVATION WAY Ll CARLSBAD, CA 92009-1728 6116 INNOVATION WAY L6 CARLSBAD, CA 92009-1728 6104 INNOVATION WAY N CARLSBAD, CA 92009-1728 PACIFIC SHORES HOLDING LLC B G H ENTERPRISES LLC 6184 INNOVATION WAY LLC 6102 INNOVATION WAY N-2 CARLSBAD, CA 92009-1728 6106 INNOVATION WAY N3 CARLSBAD, CA 92009-1728 6184 INNOVATION WAY CARLSBAD, CA 92009-1728 AGGREGATE MANAGEMENT INC DG GLOBAL INC CALIFORNIA BUTCHERS PENSION 617 0 INNOVATION WAY CARLSBAD, CA 92009-1728 3199 CORTE TAMARINDO CARLSBAD, CA 92009-2002 2777 LOKER AVE W CARLSBAD, CA 92010-6517 Etiquettes faciles k peler Utilisez le aabarit AVERY® 5160® • Sens de Repiiez h la hachure afin de j r^vdier ie rebord Pop-up"' I www.avery.com j 1-800-GO-AVERY ! Easy Peel® Labels Use Avery® Template 5160® il Bend along line to j expose Pop-up Edge™ AVERY® 5160®. FRANZ-ATRIUM L P II GUNTHER LLC JAABALLC 2710 LOKER AVE W 100 CARLSBAD, CA 92010-6609 2717 LOKER AVE W CARLSBAD, CA 92010-6698 2780 LOKER AVE CARLSBAD, CA 92010-6611 ADAM Sc MOIRA DEWAR ADAM Sc MOIRA DEWAR CJ3 LLC 2719 LOKER AVE W C CARLSBAD, CA 92010-6679 2719 LOKER AVE W B CARLSBAD, CA 92010-6679 2721 LOKER AVE W CARLSBAD, CA 92010-6601 HPJ Sc L ENT THOMAS Sc KATHLEEN RHATIGAN 959 HOLDINGS LTD LLC 7524 NAVIGATOR CIR CARLSBAD, CA 92011-5404 1074 BEACON BAY DR CARLSBAD, CA 92011-3404 7310 GREBE DR CARLSBAD, CA 92011-4867 CARLTON D Sc SANDRA LUND BTA PARTNERS LLC JEREMIAH M MOERSCH 1342 CASSINS ST CARLSBAD, CA 92011-4856 7220 AVENIDA ENCINAS 208 CARLSBAD, CA 92011-4661 PO BOX 130037 CARLSBAD, CA 92013-0037 AVENUE INGLETON ROBERT F CARRINGTON LOT 23 BRESSI RANCH LLC PO BOX 130252 CARLSBAD, CA 92013-0252 PO BOX 131301 CARLSBAD, CA 92013-1301 221 15TH ST DEL MAR, CA 92014-2304 GAURAV Sc GANISHA SETHI MARMADUKE D Sc DEBRALEE LOKE CHARLES LINGENFELTER 183 CALLE MAGDALENA 101 ENCINITAS, CA 92024-3793 1822 HUMMOCK LN ENCINITAS, CA 92024-1941 81 TRINITY ST OCEANSIDE, CA 92057-6017 JOSEPH MICHALOWSKI HOUSING C( MODERNA DEL MAR LLC TPS HOLDINGS LLC 251 AIRPORT RD OCEANSIDE, CA 92058-1201 PO BOX 7271 RANCHO SANTA , CA 92067-7271 1780 LA COSTA MEADOWS DR 101 SAN MARCOS, CA 92078-9101 MARTIN WHITMORE ALPHA STUDIO HOLDINGS LLC KALIM SMITH 1355 GRAND AVE 101 SAN MARCOS, CA 92078-2453 1485 POINSETTIA AVE 112 VISTA, CA 92081-8537 1648 S HANNALEI DR VISTA, CA 92083-7631 PETER A BASILE BRESSI RANCH COMMUNITY ASSN ACCY INC 1520 GLORIETTA BLVD CORONADO, CA 92118-2911 9665 CHESAPEAKE DR 3 00 SAN DIEGO, CA 92123-1364 12823 CALLE DE LA SIENA SAN DIEGO, CA 92130-2193 REALTY ASSOCIATES FUND L P VI SHAW INVEWTMENT CO JAMIE Sc SARA NELSON 1301 DOVE ST 860 NEWPORT BEACH, CA 92660-2440 160 NEWPORT CENTER DR 250 NEWPORT BEACH, CA 92660-6968 1970 BROADWAY 470 OAKLAND, CA 94612-2216 Etiquettes faciles h peler I Itilica? la naharit • Sens de Repiiez h la hachure afin de | rtivMeir In ralvirH PnrbiinMt ! www.avery.com i.8nn.r;n.AVFRv Easy PectI® Labels i A — Bend along line to [ AVERY® 5160® ! Use Avery® Template 5160® | |p^d Paper — expose Pop-up Edge™ \^ | A notice has been iii;-;ii'icJ to PAUL M HUNTER *** 241 Printed *** property Owners occiipc-rits listed herein. 9010 NE 34TH ST DSHe: (g '.P'S'/a YARROW POINT, WA 98004-1233 Signature. Etiquettes faciles a peler j c ^ A Repiiez II la hachure afin de | www.avery.com j I Itilicav la naharit AUPRV® 1:1 cn® ! .^^"^."f .. r^unler le rahnni Pnn.iinMC ! l-ROn-Cn-AVFRV ! CERTIFICATION I RONALD COGSWELL/ TITLE PRO INFORMATION SYSTEMS HEREBY CERTIFY THAT THE ATTACHED LIST CONTAINES THE NAMES, ADDRESSES AND - PARCEL NUMBERS OF ALL PERSONS TO WHOM ALL PROPERTY IS ASSESSED AS THEY APPEAR ON THE LATEST AVAILABLE ASSESSMENT ROLL OF THE COUNTY WITHIN THE AREA DESCRIBED AND REQUESTED BY YOU THE CLIENT, THE REQUIRED RADIUS MEASURED FROM THE EXTERIOR BOUNDARIES OF THE PROPERTY REQUESTED AND DESCRIBED AS APN:213-262-ll 600 FT. RADIUS. D 04/30/12 TITLE PRO SYSTEMS Eoj-lvj Publ'c l^oVoe. ATTACHMENT "1" I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER Cup l^-o5^ Cu? \7-Ob^l2-o4 jH^l2-oZ, APPLICANT OR APPLICANT'S REPRESENTATIVE BY: Joey Blagg of Prime Group Construction, Inc. DATE: June 6, 2012 RECEIVED BY DATE: L jzoi7^ p-21 Page 3 of 6 Revised 07/10 ENVIRONMENTAL INFORMATION FORM (To be Completed by Applicant) Date Filed: ^^MOe. C?^ 2JOI'2_ (To be completed by City) Application Number(s): CMP \7.0'O" [ Po^V> \7,- o4 MS 11--0' General Information 1. Name of project: Alps Innovation Staybridge Suites Carlsbad 2. Name of developer or project sponsor: Alps Innovation LLC Address: 621 S Hwy 101 City, State, Zip Code: Solana Beach, CA 92075 Phone Number: (858) 350-0111 3. Name of person to be contacted concerning this project: Joey Blagg Address: 3045 Wilson Rd City, State, Zip Code: Bakersfield, CA 93304 Phone Number: (661)204-6690 4. Address of Project: Palomar Airport Road and Innovation Way, Carlsbad, CA 92009 Assessor's Parcel Number: 213-262-11 5. List and describe any other related permits and other public approvals required for this project, including those required by city, regional, state and federal agencies: Conditional Use Permit (CUP), Minor Subdivision (MS), Non-Residential Planned Unit Development (PUD) 6. Existing General Plan Land Use Designation: Planned Industrial (PI) 7. Existing zoning district: Planned Community (P-C) Zone (C.M.C. 21.34) 8. Existing land use(s): Vacant 9. Proposed use of site (Project for which this form is filed): The proposed project is a 3-story Staybridge Suites with 106 rooms and a total building area of 74,879 SF. Project Description 10. Site size: 129,621.01 SF (2.97 A) 11. Proposed Building square footage: 74,879 SF 12: Number of floors of construction: 3-story 13. Amountof off-street parking provided: 140 parking spaces 14. Associated projects: 3-story 133-room Holiday Inn P-1 (D) Page 2 of 4 Revised 07/10 15. If residential, include the number of units and schedule of unit sizes: Vacant 16. If commercial, indicate the type, whether neighborhood, city or regionally oriented, square footage of sales area, and loading facilities: Not applicable. 17. If industrial, indicate type, estimated employment per shift, and loading facilities: Not applicable. 18. If institutional, indicate the major function, estimated employment per shift, estimated occupancy, loading facilities, and community benefits to be derived from the project: Not applicable. 19. If the project involves a variance, conditional use or rezoning applications, state this and indicate clearly why the application is required: Conditional use - Hotels and Motels. P-1 (D) Page 3 of 4 Revised 07/10 m Are the following items applicable to the project or its effects? Discuss all items checked yes (attach additional sheets as necessary). Yes No 20. Change in existing features of any bays, tidelands, beaches, or hills, or substantial • 0^ alteration of ground contours. 21. Change in scenic views or vistas from existing residential areas or public lands or • 0^ roads. 22. Change in pattern, scale or character of general area of project. • 23. Significant amounts of solid waste or litter. • 0^ 24. Change in dust, ash, smoke, fumes or odors in vicinity. • 0^ 25. Change in ocean, bay, lake, stream or ground water quality or quantity, or • 0' alteration of existing drainage patterns. 26. Substantial change in existing noise or vibration levels in the vicinity. • \Vf 27. Site on filled land or on slope of 10 percent or more. • ^ 28. Use of disposal of potentially hazardous materials, such as toxic substances, O ET flammables or explosives. 29. Substantial change in demand for municipal services (police, fire, water, sewage, • Ef etc.). 30. Substantially increase fossil fuel consumption (electricity, oil, natural gas, etc.). • 0' 31. Relationship to a larger project or series of projects. • 0' Environmental Setting Attach sheets that include a response to the following questions: 32. Describe the project site as it exists before the project, including information on topography, soil stability, plants and animals, and any cultural, historical or scenic aspects. Describe any existing structures on the site, and the use of the structures. Attach photographs of the site. Snapshots or Polaroid photos will be accepted. See attachment 33. Describe the surrounding properties, including information on plants and animals and any cultural, historical or scenic aspects. Indicate the type of land use (residential, commercial, etc.), intensity of land use (one-family, apartment houses, shops, department stores, etc.), and scale of development (height, frontage, set-back, rear yard, etc.). Attach photographs of the vicinity. Snapshots or polaroid photos will be accepted. See attachment Certification I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements, and information presented are true and correct to the best of my knowledgie and belief. Date: June 6, 2012 Pmrie GroiJp Constructjbr/, Inc. P-1 (D) Page 4 of 4 Revised 07/10 CONSTRUCTION, INC. ATTACHMENT to P-l(D) EIA INFORMATION ITEMS 32 & 33 ALP.S INNOVATION STAYBRIDGE SUITES CARLSBAD Site Location and Description: Tlie site for proposed hotel consists of a rectangular shaped property bordered on the north by Palomar Airport Road, on the west by Innovation Way. The total area of the proposed project is 9.2 acres and covered with vegetation consisting of native grasses and weeds. As background, the mass grading operations for overall area, Planning Area PA-4 and the associated streets was performed between September 2003 and May 2004 (Leighton, 2004c). The rough grading resulted in a generally southwest sloping sheet-graded pad. The mass graded pad elevation ranged from approximately 374 feet mean sea level (msl) in the southwest portion of the site to 403 feet msl in the northeast portion. The grading operations were performed by Nelson and Belding while Leighton and Associates performed the geotechnical observation and testing services. Grading of the site included: 1) the removal of potentially compressible desiccated older fill soils, undocumented fill soils, topsoil, colluvium, alluvium, and weathered formational material; 2) the excavation of fill slope and stability fill keys; 3) preparation of areas to receive fill; 4) the placement of a subdrain in the canyon bottom; 5) excavation of formational material; and 6) the placement of compacted fill soils. In 2006 and 2007, the site was partially fine graded for proposed commercial building pads and improvements associated with the construction of The Towers at Bressi Ranch, a commercial development project that is located immediately south of the subject site. The fine-grading of the site included: 1) over excavation of the cut/fill transitions; 2) preparation of areas to receive fill; 3) construction of fill over cut slopes, fill slopes, and a replacement fill slope along the west side of Colt Place; 4) excavation of cut material, and 5) the placement of compacted fill. The approximate bottom elevations density tests, and limits of fill for the previously proposed building pad areas are presented on the Geotechnical Map (Plate 1). For more information, please refer to the Geotechnical Report. Providing Professional Services that Exceed Our Client's Expectations 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Page 1 of 1 9mm 6R0ui^ CONSTRUCTION, INC. PROJECT SITE PHOTOS ALPS INNOVATION STAYBRIDGE SUITES CARLSBAD DATE TAKEN - MAY 22, 2012 View from the South East on shared drive View from the East on shared drive Providing Professional Services that Exceed Our Client's Expectations 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Page 1 of 3 • Inc. Prime Group Construction, 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 View from the East with in parcel View from the South with in parcel Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., BakersHeld, CA. 93304 Page 2 of 3 Prime Group Construction, Ii 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 View from the West on Palomar Ave View from the North on Palomar Ave Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 3 of 3 CARLSBAD FIRE DEPARTMENT FIRE PREVENTION BUREAU Discretionary Review Checklist PROJECT NUMBER: CUP 12-02 / CUP 12-06 / PUD 12-04 / MS 12-02 BUILDING ADDRESS; INNOVATION WY @ PALOMAR AIRPORT RD PROJECT DESCRIPTION: CONSTRUCTION OF 3-STORY INN w/133 ROOMS AND 3- STORY SUITES w/106 ROOMS ASSESSOR'S PARCEL NUMBER: FIRE DEPARTMENT The item you have submitted for review has been approved. The approval is based on plans, infc nation and/or specifications provided in your submittal; therefore, any changes to these items after this date, including field modifications, must be reviewed by this office to insure continued conformance with applicable codes. Please review carefully all comments attached, as failure to comply with instructions in this report can result in suspension of permit to build. By: G. RYAN Date: 05.29.2013 DENIAL Please see the attached report of deficiencies marked with S. Make ner ; >3ary corrections to plans or specifications tor compliance with applicable codes and standards. Submit corrected plans and/or specifications to thjs office for review. By: By: By: Date: Date: ATTACHMENTS CFD has No Comments or Conditions FIRE DEPARTMENT CONTACT PERSON NAIVIE: ADDRESS: PHONE: 1635 V aday Ave CarlsL CA 92008 (760) 602-4665 CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: APRIL 17. 2013 PROJECT NO(S): CUP 12-05/CUP 12-06 ilP"' PROJECTTITLE: ALPS INNOVATION STAYBRIDGE SUITES/HOLIDAY INN APPLICANT: PRIME GROUP CONSTRUCTION, INC/JOEY BLAGG REVIEW NO: TO: Land Development Engineering-Tecla Levy • Public Works (Storm Drain) - Clayton Dobbs • Police Department-J. Sasway • Public Works (Wastewater) - Don Wasko Fire Department - Greg Ryan • Public Works (Water) - Jase Warner Building Division - Will Foss • Water/Sewer District • Parks & Recreation (Parks/Trails) - Liz Ketabian Landscape Plancheck Consultant - PELA • Parks & Recreation (Trees & IVIedians) - Mike Bliss • School District • Public Works Department (Streets) - Nick Roque • North County Transit District - Planning Dept. • Public Works Department (Traffic) - John Kim • Sempra Energy-Land Management • Public Works Department (Design) - Bill Plummer • Caltrans (Send anything adjacent to 1-5) •ALWAYS SEND EXHIBITS FROM: PLANNING DIVISION Please review and submit written comments and^o|^^ft^4iti9ns ta,jbe TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by^^J^. If you have "No Comments," please so state. If vou determine that there are items that neecffo be submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS: Signature Date PLANS ATTACHED Review & Comment 03/13 JG CARLSBAD FIRE DEPARTMENT Fire Prevention Division Land Use Review Report PROJECT NAME: Alps Innovation Holiday Inn Carlsbad - Date: 05/07/2013 Project number: CUP 12-06^C i^P \ 1— o < Staff Planner: J. Goff Engineer: T.Levy Project conditions: (Note: The following identifies specific conditions necessary to achieve Fire Department approval.) Fire Department has completed their review of this application and has APPROVED said submittal with the following comments or conditions: Landscape Architect: 1. Plans indicate shrubs planted in vicinity of where the Fire Hydrants and Backflow devices for the fire sprinkler systems will be placed. If at all possible Fire would like to see plants eliminated from the areas where fire hydrants and DCDA appliances occur altogether, however I will accept them with root barriers no closer than 15 LF from these appliances. 2. Concrete pads shall be provided around each fire hydrant and detector check valve device in accordance with municipal engineering standards WF-01 thru -05. Architect: 3. Delete any trees or shrubbery from the areas of the Fire Hydrants and the Backflow prevention devices. Concrete pads shall be provided around each of these items (see note 2). Civil Engineer: 4. Concrete pads shall be provided around each fire hydrant and detector check valve device in accordance with municipal engineering standards WF-01 thru -05. GR ^ CITY OF CARLSBAD ^ REVIEW AND COMMENT MEMO DATE: APRIL 17. 2013 PROJECT NO(S): CUP 12-05/CUP 12-06 REVIEW NO: PROJECT TITLE: ALPS INNOVATION STAYBRIDGE SUITES/HOLIDAY INN APPLICANT: PRIME GROUP CONSTRUCTION, INC/JOEY BLAGG TO: Land Development Engineering-Tecla Levy • Public Works (Storm Drain) - Clayton Dobbs • Police Department-J. Sasway • Public Works (Wastewater) - Don Wasko Fire Department - Greg Ryan • Public Works (Water) - Jase Warner Building Division - Will Foss • Water/Sewer District • Parks & Recreation (Parks/Trails) - Liz Ketabian Landscape Plancheck Consultant - PELA • Parks & Recreation (Trees & Medians) - Mike Bliss • School District • Public Works Department (Streets) - Nick Roque • North County Transit District - Planning Dept. • Public Works Department (Traffic) - John Kim • Sempra Energy - Land Management • Pubiic Works Department (Design) - Bill Plummer • Caltrans (Send anything adjacent to 1-5) *ALWAYSSEND EXHIBITS FROM: PLANNING DIVISION Please review and submit written comments and/or conditions to the PTANNfl'ilG fRACKING DESK in the Planning Division at 1635 Faraday Avenue, by'Sj^lIt if vou have "No Comments," please so state. If vou determine that there are items that needPI^ be submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS: 4Ku Signattlpfe Date PLANS ATTACHED Review & Comment 03/13 JG May 2, 2013 Prime Group Construction, Inc. 3045 Wilson Road, Bal<ersneld, CA 93304 PRELIMINARY DECISION LETTER OF TENTATIVE PARCEL MAP Project ID: MS 12-02 Project Name: Alps Innovation Hotels APN: 213-262-11-00 The city engineer has completed a review of the application for a tentative parcel map located at along the south side of Palomar Airport Road, east of Innovation Way and northwest of Colt Place. The city engineer has made a preliminary decision pursuant to Section 20.24.120 of the City of Carlsbad Municipai Code to approve this tentative parcel map based on the findings and subject to the conditions listed below. Please review the following findings and conditions for this tentative parcel map. If you have concerns or comments, you may request a review of this preliminary decision in writing. Such request must be received by the city engineer within 10 calendar days of the date of this preliminary approval. Upon receiving such written request, the city engineer will arrange a time and place for such review. If after 10 days no request is made, or following a requested review of this preliminary approval, the city engineer will issue a final approval letter for this tentative parcel map. Findings: That the city planner has determined that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15315 (Minor Land Division) of the State CEQA Guidelines and will not have any adverse significant impact on the environment in that the property is in an urbanized area; zoned Planned Industrial (P-M); is being subdivided into four or fewer parcels; no variances are needed for the subdivision; all services for the lots are available; the parcel was not part of a larger subdivision within the last two years; and the parcel does not have an average slope greater than 20 percent. The city engineer has determined that: a) The proposed map and the proposed design and improvement of the subdivision, as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans. Titles 20 and 21 ofthe Carlsbad Municipal Code and the State Subdivision Map Act, in that the lots being created satisfy all minimum requirements Prime Group Construction, Inc. r:^ ^-^ n i—• ,—, Mava,.0.3 iiil FT Page 2 of Title 20 regarding lot sizes and configuration and have been designed to comply with all other applicable regulations; and, b) The site is physically suitable for the type and density of the development proposed, in that the proposed subdivision meets all development standards for the creation of lots in terms of access, minimum lot size, lot width and setbacks; and, c) The design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in that the proposed development does not contain any significant habitat and no significant wildlife or habitat will be impacted by the project; and, d) The design of the subdivision and improvements are not likely to cause serious public health problems, and the discharge of storm water from the subdivision complies with current California Regional Water Quality Control Board requirements and the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP) requirements, in that the developer has prepared a preliminary Storm Water Management Plan to identify pollutants of concern and incorporate best management practices to either avoid contact with storm water or filter pollutants to the maximum extent practicable; earth drainage swales and bio retention areas are incorporated into the subdivision design for filtration of stormwater runoff; the project is conditioned to incorporate Low Impact Design (LID) techniques and to comply with hydromodification requirements; and. e) The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the developer shall delineate and preserve on the parcel map, all necessary existing easements of record; and, f) The property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act). CONDITIONS: Unless specifically stated in the condition, all of the following conditions, upon the approval of this tentative parcel map, must be met prior to approval of a final parcel map, building permit, or grading permit, whichever is first. General This approval is granted subject to the approval of PUD 12-04, CUP 12-05, and CUP 12-06 and is subject to all conditions for those other approvals. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from the city engineer for the Prime roup Construction Inc. May 2 20 Page proposed haul route. The project is approved with the e press condition that building permits will not be issued for the development of the subject property unless the city district engineer determines that sewer water facilities are available at the time of permit issuance and will continue to be available until time of occupancy. Developer shall submit to the city engineer a reproducible 2 photo mylar of the tentative parcel map reflecting the conditions approved by the final decision-ma ing body. The reproducible shall be submitted to the city engineer reviewed and if acceptable signed by the city s project engineer and project planner prior to submittal of the building plans final map improvement plans or grading plans whichever occurs first. niess a standards variance has been issued no variance from city standards is authorized by virtue of approval of this tentative parcel map. Developer shall comply with all applicable provisions of federal state and local laws and regulations in effect at the time building permits are issued. If any condition for construction of any public facilities or payment of any fees in-lieu thereof imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in overnment Code Section 020. If any such condition is determined to be invalid this approval shall be invalid unless the city engineer determines that this project without this condition complies with the requirements of the law. Developer shall and does hereby agree to indemnify protect defend and hold harmless the City of Carlsbad its Council members agents officers and representatives from and against any and all liabilities losses damages demands claim and costs including court costs and attorney s fees incurred by the city arising directly or indirectly from (a) city s approval and issuance of this tentative parcel map (b) city s approval or issuance of any permit or action whether discretionary or non-discretionary in connection with the use contemplated herein including an action filed within the time period specified in overnment Code Section and (c) developer s installation and operation of the facility permitted hereby including without limitation any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. Developer shall submit to the city engineer an acceptable instrument via CC R s and or other recorded document addressing the maintenance repair and replacement of shared private improvements within this subdivision including but not limited to private landscaping water quality treatment measures (bioretention basins) low impact development features storm drain facilities etc.) located therein as shown on the tentative map and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within this subdivision. The developer shall provide proof of a recorded private reciprocal access and parking agreement with the adjacent property owner to the South. Prime Group Construction, Inc. May 2, 2013 Page 4 11. Developer shall prepare, submit and process for city engineer approval a parcel map to subdivide this project. There shall be one parcel map recorded for this project. Developer shall pay processing fees per the city's latest fee schedule. 12. Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition Fees/Agreements 13. Developer is required to pay all required fees and deposits prior to approval of the parcel map. 14. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax (if applicabie) subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 17, pursuant to Chapter 21.9. All such taxes/fees shall be paid at issuance of building permits. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 15. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Geologic Failure Hold Harmless Agreement. 16. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent property. 17. Developer shall cause property owner to submit an executed copy to the city engineer for recordation the city's standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement 18. Developer shall cause property owner to apply for, execute, and submit to the city engineer for recordation an Encroachment Agreement covering private enhanced paving located over the proposed 20 foot public water easements as shown on the tentative parcel map. Developer shall pay processing fees per the city's latest fee schedule. 19. Developer shall cause property owner to apply for and obtain reapportionment of the assessments imposed on the subject project in accordance with law governing the associated Assessment District 2002-01 (Poinsettia Lane East), or the assessments must be paid in full. Developer shall pay all associated costs of said reapportionment. The application shall be submitted to the city engineer with the application for the parcel map. 20. The subject property is within the boundaries of Assessment District No. 2002-01 (Poinsettia Lane East). The owner of this property has previously executed a Special Assessment District Disclosure Agreement with the city. Said Agreement contains provisions requiring the current owner and any subsequent owner(s) to provide notice to potential buyers ofthe amount ofthe Prime Group Construction, Inc. May 2, 2013 Page 5 assessment and other provisions and requires owner to have each buyer receive, execute and deposit into escrow a Notice of Special Assessment and Prepayment Option Agreement. In the event that owner does not have the buyer execute the Notice of Special Assessment and Prepayment Option Agreement prior to close of escrow, the assessment on the subject property must be paid off in full by owner. 21. Prior to approval of any grading or building permits for this project, developer shall cause owner to give written consent to the city engineer for the annexation of the area shown within the boundaries of the subdivision into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the city engineer. Grading 22. Based upon a review ofthe proposed grading and the grading quantities shown on the tentative parcel map, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports for city engineer review, post security and pay all appiicable grading plan review and permit fees per the city's latest fee schedule. 23. This project requires off site grading. No grading for private improvements shall occur outside the project unless developer obtains, records, and submits a recorded copy to the city engineer a temporary grading, construction, or slope easement or agreement from the owners of the affected properties. If developer is unable to obtain the temporary grading or slope easement or agreement, no grading permit will be issued. In that case developer must either apply for and obtain an amendment of this approval or modify the plans so grading will not occur outside the project and apply for and obtain a finding of substantial conformance and/or consistency determination from both the city engineer and city planner. 24. Developer shall comply with the latest version of the city's stormwater regulations and shall implement best management practices at all times. Best management practices include, but are not limited to, pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of poiiutants to stormwater, receiving water, or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 25. Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a Notice of Intent from the State Water Resources Control Board. 26. Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during Prime Group Construction, Inc. construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 27. This project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Management Plan (SWMP), subject to city engineer approval, to demonstrate how this project meets new/current storm water treatment requirements per the city's Standard Urban Storm Water Management Plan (SUSMP), latest version. In addition to new treatment control BMP selection criteria in the SUSMP, the developer shall use low impact deveiopment (site design) approaches to ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped (pervious) areas prior to discharge. Developer shall pay all applicable SWMP plan review and inspection fees per the city's latest fee schedule. 28. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, treatment controi BMP, applicable hydromodification measures, and Low impact Design (LID) facilities. 29. Developer shall submit documentation, subject to city engineer approval, demonstrating how this project complies with Hydromodification requirements per the latest version of the city's SUSMP. Documentation shall be included within the Storm Water Management Plan (SWMP). Dedications/Improvements 30. Developer shall cause owner to submit to the city engineer for recordation a covenant of reciprocal private easements for drainage, parking, and access purposes on each parcel for the benefit of the other two parcels as shown on the tentative parcel map. Developer shall pay processing fees per the city's latest fee schedule. 31. Developer shall cause owner to dedicate to the Carlsbad Municipal Water District a 20-foot water easement as shown on the tentative parcel map. The offer shall be made by a separate recorded document. Aii land so offered shall be free and clear of all liens and encumbrances and without cost to the city. Additional easements may be required at final design to the satisfaction ofthe city engineer. 32. Developer shall cause owner to abandon unused portions of the existing water and sewer easements as shown on the tentative map. 33. Developer shall design the private drive aisles as shown on the tentative parcel map to the satisfaction of the city engineer. The structural section of ail private drive aisles shall conform to City of Carlsbad Standards based on R-value tests. All private drive aisles shall be inspected by the city. Developer shali pay the standard improvement plancheck and inspection fees for private streets. 34. Developer shall design the private drainage systems as shown on the tentative parcel map to the satisfaction ofthe city engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plancheck and inspection fees for private drainage systems. Prime Group Construction, Inc. May 2, 2013 Page 7 35. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city-standard Minor Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the tentative parcel map. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. Potable water lines and appurtenances within the proposed 20-foot wide water easement. Developer shall pay the standard improvement plancheck and inspection fees. Improvements listed above shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 36. Prior to issuance of building permits, developer shall install separate sewer services to each building proposed by this tentative parcel map. Sewer services shall be provided to the satisfaction ofthe city engineer. 37. Developer shall design and obtain approval from the city engineer for the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design ofthe aisle ways shall be submitted together with required R-value soil test information, subject to the review and approval ofthe city engineer. Non-Mapping Notes 38. Note(s) to the following effect(s) shall be placed on the parcel map as non-mapping data: A. Developer has executed a city-standard Minor Subdivision Improvement Agreement and has posted security in accordance with C.M.C. Section 20.28.070 to install public improvements shown on the tentative parcel map. These improvements include, but are not limited to: 1) Potable water lines and appurtenances within the proposed 20- foot wide water easement. B. Building permits will not be issued for deveiopment of the subject property unless the appropriate agency determines that sewer and water facilities are available. C. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the area identified as a sight distance corridor as defined by City of Carlsbad Engineering Standards or line-of-sight per Caltrans standards. D. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any diversion of waters, the alteration of the normal flow of surface waters or drainage, or the concentration of surface waters or drainage from the drainage system or other improvements identified in the city approved development plans; or by the design, construction or maintenance of the drainage system or other Prime Group Construction, li^^ improvements identified in the city approved development plans. Utilities 39. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 40. Developer shall design and construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access, and/or joint utility purposes. 41. Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for connection to public facilities. 42. The developer shall design landscape and irrigation plans utilizing recycled water as a source and shall prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. 43. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 44. The developer shall install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 45. The developer shall design and construct public water, sewer, and recycled water facilities substantially as shown on the tentative parcel map to the satisfaction of the district engineer and city engineer. 46. The developer shall provide separate potable water meters for each separately owned unit within this subdivision. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 47. This tentative parcel map will expire twenty-four (24) months from the date of the final approval notice issued by the city engineer. 48. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area shown on the tentative parcel map are for planning purposes only. Prime Group Construction, Inc. May 2, 2013 Page 9 NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from the date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a) and file the protest and any other required information with the city manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges; to planning, zoning, grading, or other similar application processing or service fees in connection with this project; or to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. If you have any questions regarding the above, please contact the Project Engineer, Tecla Levy at 760- 602-2733. If you have any planning-related questions, please contact the Project Planner, Jason Goff, at 760-602-2733. Sincerely, Glen K. Van Peski, P.E., P.L.S. City Engineer cc: Project Engineer, Tecla Levy Project Planner, Jason Goff Fire Department, Gregory Ryan Senior Office Specialist, LDE Associate Analyst, LDE (scanned copy to MS File) April 23, 2013 TO: Jason GofF, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - S"*^ Review Alps Innovation Inn & Suites, CUP 12-05, CUP 12-06, PUD 12-04 Innovation Way @ Palomar Airport Road MELA file: 458 - Alps Innovation Inn & Suites - Con3 Landscape Architect: R. Dale Hadfield, Phone: (949) 367-9275 All previous comments have been satisfactorily addressed. CARLSBAD FIRE DEPARTMENT FIRE PREVENTION BUREAU Discretionary Review Checklist PROJECT NUMBER: CUP 12-05 / CUP 12-06 PUD 12-04 BUILDING ADDRESS: ALPS INNOVATION STAYBRIDGE SUITES / HOLIDAY INN PROJECT DESCRIPTION: CONSTRUCTION OF (1) 133 ROOM HOTEL - f ,'OLIDAY INN AND (1) 106 ROOM HOTEL - STAYBRIDGE SUITES ASSESSOR'S PARCEL NUMBER: 213-262-11-00 FIRE DEPARTMENT APPROVAL The item you have submitted for review has been approved. The approval Is based on plans, information and/or specifications provided in your submittal; therefore, any changes to these items after this date, including field modifications, must be reviewed by this office to insure continued conformance with appi'cable codes. Please review carefully all comments aiiached, as failure to comply with Instructions in this report can result in suspension of permit to build. By: G. Ryan Date: 03.13.2013 DENIAL Please see the attached report of deficiencies marked with El. Make necessary corrections to plans or specifications for compliance with applicable codes and standards. Submit corrected plans and/or specifications to this office for review. By: By: By: Date: Date: Date: ATTACHMENTS FIRE DEPARTMENT CONTACT PERSON NAME: ADDRESS: 1635 Faraday Ave Carlsbad, CA 92008 PHONE: (760) 602-4665 COMMENTS CITY OF ^CARLSBAD Memorandum March 29, 2013 To: Jason Goff, Planner From: Tecla Levy, Associate Engineer Re: PUD 12-04 (Alps Innovation Inn and Suites) / CUP 12-05 (Alps Innovation Staybridge Suites) / CUP 12-06 (Alps Innovation Holiday Inn) Engineering Department staff has completed the 2"^" review ofthe above application submittal documents. Prior to next submittal, it is suggested the following items are adequately addressed: Issues of concern: A) Site Plan: 1) On sheet C-1, bioretention basin cross-sections B-B and C-C, please show a minimum ponding depth per the SDHM bioretention sizing calculations. Ponding is required to allow infiltration of run-off into the engineered soil for treatment and capture of run-off in the gravel layer for storage to meet hydromodification requirements. Revise bioretention cross-sections to include inlet/outlet structures to demonstrate how the 100 year storm run-off from the bioretention basins is discharged. See also red-lined comments on the site plans. 2) On C-2, show proposed lot lines and areas for each parcels. 3) On C-3, show existing and proposed easements for the proposed water main including water services, water meters, fire services and fire hydrants (see previous comment letter). 4) Comply with all other comments shown on red-lined plans. C) SWMP Report: 5) Comply with comments shown on the red-lined preliminary SWMP report. F) Resubmittal: 6) Please submit the following documents in the next review submittal: Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax I www.carlsbadca.gov MS 12-02/ PUD 12-04/CUTO-05 /CUP 12-06 March 29, 2013 Page 2 a) 1 copy ofthe revised preliminary site plan b) One copy each ofthe revised SWMP. c) 2""^ review redlined plans and all red-lined reports CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: MARCH 12. 2013 PROJECT NO(S): CUP 12-05/CUP 12-06/jli|ir#a^5^ REVIEW NO: 2 # PROJECT TITLE: ALPS INNOVATION STAYBRIDGE SUITES/ALPS INNOVATION HOLIDAY INN APPLICANT: PRIME GROUP CONSTRUaiON, INC/JOEY BLAGG TO: ^ Land Development Engineering-Tecla Levy I I Police Department - J. Sasway ^ Fire Department-Greg Ryan Building Department - Will Foss I I Recreation - Mark Steyaert I I Public Works Department (Streets) - Nick Roque I I Water/Sewer District IXI Landscape Plancheck Consultant - PELA I I School District I I North County Transit District - Planning Department I I Sempra Energy - Land Management I I Caltrans (Send anything adjacent to 1-5) I I Parks/Trails-Liz Ketabian •ALWAYS SEND EXHIBITS FROM: PLANNING DIViSION Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Division at 1635 Faraday Avenue, by llllli. If you have "No Comments," please so state. If vou determine that there are itenris that need to be submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. coMME°NTs/>^ //3-^ /^B6Lu/y^es f/^/'Q^o) 6> Ma Signati Date PLANS ATTACHED Review & Comment 12/12 March 12, 2013 TO: Jason Goff, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior Office Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - 2"** Review Alps Innovation Inn & Suites, CUP 12-05, CUP 12-06, PUD 12-04 Innovation Way @ Palomar Airport Road MELA file: 458 - Alps Innovation Inn & Suites - Con2 Landscape Architect: R. Dale Hadfield, Phone: (949) 367-9275 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements of the City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concem. REPEAT COMMENTS 1-6 Completed. 7. Please correct the graphic scale (it does not appear to match the 1"=30' scale). 8. Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. 2"'^ Review: The applicant has responded: Maintenance responsibilities are to be provided by owner and have been identified on plans. See note 'M'. " The owner is not maintaining all areas per the "Permissive Use Agreement". Portions are to be maintained by the Association. Please provide a maintenance exhibit at I" = 30' scale identifying maintenance responsibilities of all areas. Coordinate the exhibit with the "Permissive Use Agreement". 9-15 Completed. 16. All utilities arc to bo screened. Landscape construction drawings vyill be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 2"'^ Review: It appears that there may be conflicts between trees and some light poles. Please address. 17. Completed. 18. Trees shall be planted a minimum of 2' from curbs. Please also insure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. 2"^^ Review: Camphor and Quercus agrifolia trees are proposed within 3'-4' of hardscape which may cause future conflicts. Please review placements to minimize future hardscape damage. 19-32 Completed. 33 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and water use plan) for the next submittal. Alps Innovation Inn & Suites March 12, 2013 Conceptual Plan Review Page 2 NEW COMMENTS 1 A. Civil plans indicate that the site to the east may be used as a borrow spoil site for final earthwork balance and grading is shown in this area. Please address revegetation of this area addressing Landscape Manual requirements. At a minimum, this area will require hydroseeding and temporary irrigation to insure germination and establishment of the seed mix for areas with slopes 6:1 or less. Areas with slopes greater than 6:1 will require additional requirements as outlined in the Landscape Manual. 2A. Civil grading plans appear to show grading within this area. Please show this area to be replaced with landscaping. 3 A. Please show the landscape area between the back of walk and right-of-way as existing landscape to remain. 4A. The total landscape area per the architect's calculations on sheet Al. 1 is 95,130 square feet. Please explain the different total used on the landscape plans (82,110 square feet). Make revisions as appropriate. 5A. Please revise the statement as appropriate. Recycled water is available. 6A. Please include all turf areas (including Festuca rubra) as hydrozone 1. Modify calculations as appropriate. CARLSBAD Memorandum June 28, 2012 To: Jason Goff, Planner From: Tecla Levy, Associate Engineer Re: PUD 12-04 (Alps Innovation Inn and Suites) / CUP 12-05 (Alps Innovation Staybridge Suites) / CUP 12-06 (Alps Innovation Holiday Inn) Engineering Department staff has completed the first review of the above application submittal documents for completeness. The application documents submitted for this project are complete. Prior to next submittal, it is suggested the following items are adequately addressed: Issues of concern: A) Site Plan: 1) Please indicate types of finish surfaces on the site plan, including landscape areas (must be consistent with the landscape plan), pervious pavement (as mentioned in the SWMP report), asphalt concrete, etc. Provide legend for all the symbols use. 2) Planning may require additional trees at the corner of Palomar Airport Road and Innovation Way which may reduce the sizes ofthe proposed bioswales. Additional BMP may be needed to meet treatment control and hydromodification requirements. Consider using other BMP opportunities available onsite such as: a) Depressed landscape medians in the parking lot as bioretention (see-redlined plans). b) Pervious pavers in the parking stalls (see red-lined plans). Pervious pavers can be modeled as pervious surface in the SDHM analysis to reduce BMP size requirements. c) Flow-through planters in the landscape areas adjacent to the buildings (see red- lined plans). Please see attached sample DMA map, BMP map and drawings showing BMP details (treatment control and hydromodification facilities) for your reference. 3) Please obtain soils engineer approval for the suitability of all proposed BMPs including the proposed bioretention basins and obtain design recommendations. Submit an update soil's letter in the next submittal. Community & Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax i www.carlsbadca.gov MS 12-02/ PUD 12-04 /CLrW2-05 /CUP 12-06 June 28, 2012 Page 2 4) Potable water services, water meters, fire services and fire hydrants are public facilities and must be located within the water easement. Some water services and appurtenances extend beyond the existing and proposed water easements. Additional water easements must be provided (see red-lined site plan). Note that backflow preventers and double detector check valves are private facilities and should be located outside the water easement. 5) Show a proposed irrigation water service and irrigation water meter. 6) Please provide preliminary cross-section detail for the proposed bioretention BMP shown on the site plan. Include a detail ofthe outlet structure and show the locations of the required orifices (for hydromodification and 100-year storm flows). The outlet structure must provide easy access to the orifices for proper maintenance and prevent clogging. It is preferable to use the city standard bioretention detail provided in the city SUSMP (see attached details). 7) Provide emergency spillway for each proposed detention basin. 8) On the site plan, indicate the area in acres for Parcels A, B and C of MS 12-02. 9) Calculate and show on the plan the remedial grading quantity as required by the soils engineer. See page 9 of soils report. 10) This project will be conditioned to record a private reciprocal access and parking agreement between Parcels A, B and C of MS 12-02 and the adjacent development to the south, PIP 05-24. 11) This project will also be conditioned to provide to the City Engineer, a recorded document that ensures maintenance of shared private improvements such as Stormwater facilities and storm drains within the proposed subdivision. 12) The title report indicates that there is an existing "Easement and Reciprocal Use Agreement" recorded March 29, 2012. Please provide a copy of this recorded document in the next submittal. 13) Meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). 14) Provide an exhibit showing the circulation of Caltrans 404.5F vehicle with 42-foot turning radius. Show the inside and outside tire tracks. It appears that some of the MS 12-02/ PUD 12-04 /CuW2-05 /CUP 12-06 June 28, 2012 Page 3 proposed landscaped medians need to be reduced to accommodate a fire truck (see red-lined plans). 15) Comply with all other comments shown on red-lined plans. B) Hydrology Report: 16) The hydrology report indicates that the increase in 100 year storm event discharge (QIOO) is approximately 10.55cfs (16.71 cfs - 6.16 cfs). This increase is proposed to be mitigated through the use of a baffle wall with an orifice. Please provide a preliminary detail for this facility and show how this is incorporated into the bioretention facility. Note that the bioretention facility is also sized as a hydromodification facility with a 0.45" orifice as flow control for 0.1Q2 to QIO storm events. 17) Comply with all other comments shown on the red-lined preliminary hydrology report. C) SWMP Report: 18) The SWMP report prepared by Omega Engineering Consultants dated June 1^' 2012 was done using the San Diego County SWMP format. The City will accept this format for preliminary SWMP provided all items listed in the attached SWMP Checklist (form E-35) are included. Please note that the final SWMP required for final engineering must follow the City of Carlsbad SWMP format (see form E-35 attached in the red-lined SWMP). 19) The hydromodification compliance report is part ofthe Stormwater Management Plan (SWMP). The report titled "Preliminary Hydromodification Study" must be included in the preliminary SWMP report (See Form E-35, item VIII). A separate hydromodification report is not required. 20) A portion of drainage area B-2 shown on the DMA map appears to drain into the same drainage pipe collecting run-off from drainage area A-3. Please revise as necessary. Ensure that drainage basin B-2 drains to IMP-2 and A-3 drains to IMP-1 to be consistent with the hydrology report and SWMP report. 21) Please show how B-2 run-off is routed to lMP-2. It appears that additional inlets and pipes are necessary to route the drainage from the east parking lot (B-2) to lMP-2 located at the northwest corner ofthe site. 22) The SWMP report must clearly identify if a facility is used for treatment control only, for hydromodification only or for both. MS 12-02/ PUD 12-04 /CLJW2-05 /CUP 12-06 June 28, 2012 Page 4 23) On page 30 ofthe SWMP, stormwater retention tanks are mentioned as one ofthe BMP but are not shown on the site plan. Describe this BMP, provide details, sizing calculations and show locations on the plan. Include this BMP in SDHM analysis and calculations. 24) Replace any references to San Diego County SUSMP with City of Carlsbad SUSMP. 25) The SWMP must include the preparer and owner's certifications and signatures. 26) Include a completed HMP applicability checklist (see checklist attached to the red-lined SWMP). 27) Provide exhibit of impervious area for pre-development and post development conditions. 28) The IMP Storage Volume table in Appendix A shows two columns for storage volumes: the surface storage (volume 1) and the freeboard storage layer (volume 2). It is not clear how these volumes are calculated and which criteria are the calculations based from. Please explain and include calculations in the SWMP report. Show volume 1 and volume 2 in the preliminary bioretention cross-section detail requested in item 6 above. Indicate/clarify which volume is required treatment, for hydromodification and for 100- year storm retention. 29) Provide a drainage management area map (DMA map) as an exhibit in the SWMP report. It must include a DMA area summary table (includes the area for each DMA, pre- project cover & post project cover), and an LID facility summary (includes proposed BMPs, calculated BMP sizes including the area, orifice, ponding volume and storage volume). Indicate if the facility is used for TCBMP and Hydromodification or for both. (A sample DMA map is attached for your reference). 30) Provide a BMP map as an exhibit in the SWMP report. It must include a BMP table showing the BMP type, CASQA no., & quantity. (A sample BMP map is attached for your reference). 31) Comply with all other comments shown on the red-lined preliminary SWMP report. D) Preliminary Hydromodification Study: 32) Incorporate the hydromodification study in the SWMP report. A separate report is not required. ift-MS 12-02/ PUD 12-04 /CU^-05 /CUP 12-06 June 28, 2012 Page 5 33) The bioretention 1 (IMPl) as modeled in SDHM has a base width of 16 feet. The area required per SDHM analysis result is 2,000 sf. Page 4 ofthe report shows a base width of only 10.5 feet. The area provided, approximately 1,312 sf, is less than the required 2,000 sf. Please revise to match SDHM input. 34) The SDHM analysis include sizing of the following bioretention parameters: the treatment layer thickness, the storage layer thickness, the underdrain pipe size, orifice size, the length and width of the base, the side slope, the depth of freeboard, the out- flow information and surface drawdown. Show/label these parameters in the preliminary bioretention cross-section detail requested in item 6 above and provide a summary table of the SDHM results for all three proposed bioretention facilities included in SDHM analysis. The detail should agree with the standard bioretention detail shown in the City SUSMP. 35) Comply with all other comments shown on the red-lined preliminary hydromodification study. E) Traffic Study: 36) The total number of hotel rooms (210 rooms) included in the traffic study does not match the total number of rooms (239 rooms) shown on the site plan. The 239 rooms will create an increase of 345 ADT compared to the previously approved ADT for business park use in Bressi Ranch. Please revise the traffic analysis to include traffic generation of 1,673 ADT based on the 239 hotel rooms. 37) Comply with all other comments shown on the red-lined traffic study. F) Resubmittal: 38) Please submit the following documents in the next review submittal: a) 1 copy ofthe revised preliminary site plan b) One copy each ofthe revised SWMP, hydrology report, traffic report and soils report update c) 1st review redlined plans and all red-lined reports CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: JUNE 7. 2012 PROJECT NO(S): CUP 12-05/CUP 12-06/PUD 12-04 REVIEW NO: PROJECT TITLE: ALPS INNOVATION INN & SUITES APPLICANT: PRIME GROUP CONSTRUCTION, INC/JOEY BLAGG TO: • • • • • • • • Land Development Engineering-Terie Rowley Police Department-J. Sasway Fire Department - Greg Ryan Building Department - Will Foss Recreation - Mark Steyaert Public Works Department (Streets) - Nick Roque Water/Sewer District Landscape Plancheck Consultant PELA School District North County Transit District - Planning Department Sempra Energy - Land Management Caltrans (Send anything adjacent to 1-5) Parks/Trails- Liz Ketabian *ALWAYS SEND EXHIBITS FROM: PLANNING DEPARTMENT Please review and submit written comments and/or conditions to the PLANNING TRACKING DESK in the Planning Department at 1635 Faraday Avenue, by 6/27/12. If you have "No Comments," please so state. If vou determine that there are items that need to be submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS Signature Date PLANS ATTACHED Review & Comment 03/10 June 15, 2012 TO: Jason Goff, Associate Planner Chris DeCerbo, Principal Planner Bridget Desmarais, Administrative Secretary Sabrina Michelson, Senior OfTice Specialist FROM: Michael Elliott, City of Carlsbad's Contract Landscape Architect RE: Landscape Architectural Review - Conceptual Review - l""' Review Alps Innovation Inn & Suites, CUP 12-05, CUP 12-06, PUD 12-04 Innovation Way @ Palomar Airport Road MELA file: 458 - Alps liino\alien Inn & Suites - Conl Landscape Architect: R. Dale Hadfield, Phone: (949) 367-9275 Please advise the applicant to make the following revisions to the plans so that they will meet the requirements ofthe City of Carlsbad's Landscape Manual. Numbers below are referenced on the red line plans where appropriate for ease in locating the area of the comment concern. 1. Architectural plans submitted provide for the Staybridge Suites only and not the Holiday Inn. Please indicate if this is proposed to be phased and if so indicate phasing on the landscape plans. Address temporary landscaping of future phase areas if phasing is proposed. 2. Please provide landscape plans on a 50% screen ofthe civil grading plan and address landscaping of all bio-swales, graded areas and areas not otherwise landscaped. Coordinate all landscaping with the civil grading plans. Final comments are reserved pending completion of this item. 3. Existing landscaping at the entry off of Innovation Way should either remain protected in place or be replaced to match existing landscaping per city drawing 442-2L. Please show existing landscape and add notes as appropriate. 4. Plans shall include the following information at a minimum; a. Existing conditions (grades, plants, property lines, easements, right-of-ways, drainage elements, utilities, etc.). b. Potable and reclaimed service locations and lines. c. All existing and proposed easements (labeled). Insure no trees are located within easements. d. All vehicular sight lines, including intersection site distance corridors (see Figures 3- A and 3-B of the Landscape Manual) and CalTrans sight distance standards (i.e.: stopping sight distance). e. Proposed grading consistent with grading plans for the project. f Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. Please address. 5. Plans are too conceptual to provide an appropriate review. One symbol is used for all shrubs but one which may be very different in size and character. Please provide a separate symbol for each type of shrub (i.e. large evergreen shrub, medium size shrub. Alps Innovation Inn & Suites June 15, 2012 Conceptual Plan Review Page 2 small flowering accent shrub, etc.) and ground covers. Final comments are reserved pending receipt of more complete plans. 6. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please indicate the proposed shrub sizes by percentage of the total quantity. 7. Please correct the graphic scale (it does not appear to match the 1"=40' scale). 8. Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. 9. Please show and label all bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and provide appropriate landscaping. Please note that these structures are to be in full working order prior to obtaining occupancy, therefore all plantings within these areas will need to be fully knitted in and covering. Insure plant sizes and spacings are such that this will be accomplished prior to requesting occupancy. 10. Please show and label the limits of existing perimeter landscaping. Address landscaping of all areas not landscaped. 11. Please provide architectural elevations for the proposed Holiday Inn for cross checking. Final comments are reserved pending completion of this item. 12. The Landscape Manual requires that landscaping enhance and be compatible with the positive character of existing neighborhoods and Carlsbad as a whole. Plantings along the south entry and parking area need to be compatible with existing landscaping to the south. All plantings also need to be consistent with the Bressi Ranch Master Plan. Please address. Final comments are reserved pending completion of this item. 13. The Landscape Manual requires that plans feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. It also indicates that landscaping shall be used to accentuate and enhance architecture. Additional trees are needed along the south side of the Staybridge Suites to better soften and enhance this elevation. Please address. Architectural elevations are needed for the Holiday Inn so that these requirements can be evaluated. 14. Please indicate where the vines are to be used. 15. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. On collector streets and larger, landscape elements over 30 inches in height (including planting measured at maturity) as measured from adjacent street grade are not permitted at street comers within a triangular zone drawn from two points, 25 feet outward from the beginning of curves. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. Please fully address these requirements. 16. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 17. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please address. Check all parking areas. Alps Innovation Inn & Suites June 15, 2012 Conceptual Plan Review Page 3 18. Trees shall be planted a minimum of 2' from curbs. Please also insure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. 19. Parking areas shall be screened from adjacent property or streets through the use of planting or any combination of planting, mounding, and decorative walls. Screening elements shall have atotal height of at least three (3) feet. Please address. Check all areas. 20. A minimum of 3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 21. Please verify the availability of recycled water to this site with CMWD. I believe it may be available. 22. Please include all areas to be landscaped. 23. Please include a signature block and sign the statement. 24. Please revise the Eto to 47 or provide information that supports the use of a lower number. 25. Please use a plant factor of .8 for turf. 26. Please use an irrigation efficiency of .55 for shrub spray systems or provide information that supports the use of a higher efficiency. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. Spray may not be allowed for the turf adjacent to paved areas. 27. Please use the following formula for the ETWU: ETWU = {ETo){0.62) J 28. Please add the water features (pool and spa) to the water use calculations. The surface area of a water feature, including swimming pools, shall be included in a high water use hydrozone. 29. Fountains shall have recycling systems. Fountains, decorative pools and ponds shall utilize reclaimed water if available or be designed to utilize reclaimed water so that it can be utilized when it becomes available. When reclaimed water becomes available, the water feature shall be immediately converted to reclaimed use. The design and equipment shall conform to local water and heahh agency requirements related to reclaimed water. Fountains shall be designed to minimize evaporative loss. Please address. 30. Please address slope landscaping requirements on all slopes per the Landscape Manual. 31. This project is located within the Palomar Airport flight activity zone. Please provide documentation that the landscape design is in accordance with requirements of the Comprehensive Land Use Plan for McClellan/Palomar Airport (as per Bressi Ranch Master Plan requirements, page VII-31). 32. Please fiilly address screening of the trash collection areas from Palomar Airport Road. 33 RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and water use plan) for the next submittal. CITY OF CARLSBAD Police Department www.carlsbadca.gov Date: June 19, 2012 To: Planning tracking desk From: J. Sasway, PIO, Police Subject: Alps Innovation Inn & Suites, CUP 12-05/CUP 12-06/PUD 12-04 Plan Review Recommendations Carlsbad Police Department's Crime Prevention Unit has provided the following optimal security recommendations. The purpose of this document is to safeguard property and public welfare by regulating and reviewing the design, construction, quality of materials, use and occupancy, location, and maintenance of all buildings and structures. The standards used in this document represent model international standards. Crime Prevention through Environmental Design The proper design and effective use ofthe built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life. The proper design influences this by positively affecting human behavior. The design includes the physical environment, the planned behavior of people, the productive use of space and an effective crime/loss prevention program. Natural Surveillance 1. Place and design physical features to maximize visibility. This will include building orientation, windows, entrances, walkways, landscape trees and shrubs, fences and any other physical obstruction. 2. Design the placement of persons and or activities to maximize surveillance possibilities. 3. Design lighting that provides for appropriate nighttime illumination of walkways, entrances and driveways. Natural Access Control 1. Use walkways, pavement treatments, lighting and landscaping to clearly guide guests to and from selected entrances. 2. Use real or symbolic barriers like fences or landscaping to prevent and or discourage access to or from dark and or unmonitored areas. Provisions for territorial reinforcement 1. Use pavement treatments, landscaping and fences to define and outline ownership or property. Lighting 1. All types of exterior doors should be illuminated during the hours of darkness, with a minimum maintained one (1) foot-candle of light, measured within a five-foot radius on each side ofthe door at ground level. 2. Recessed areas of buildings or fences, which have a minimum depth of two feet, a minimum height of five feet, and do not exceed six (6) feet in width and are capable of human concealment, should be illuminated with a minimum maintained 0.25 foot-candles of light at ground level during the hours of darkness. This recommendation applies to defined recessed areas, which are within six feet ofthe edge of a designated walking surface with an unobstructed pathway to it, not hindered by walls or hedgerow landscaping a minimum of two (2) feet in height. 0 ^ 2560Orion Way, Carlsbad, CA 92010-7240 T 760-931-2100 F 760-931-8473 3. All exterior pedestrian walkways, stairways, interior common corridors, external community areas and open parking areas should be illuminated with a minimum maintained one (1) foot-candle of light on the walking or driving surface during the hours of darkness. 4. Accessible luminaries should have vandal resistant light fixtures and be not less than three feet in height from ground level when used to illuminate walkways and a minimum of eight feet in height from ground level when illuminating surfaces associated with vehicles. Light fixtures should be deemed accessible if mounted within fifteen feet vertically or six feet horizontally from any accessible surface or any adjoining roof, balcony, landing, stair tread platform or similar structure. 5. Overhead light poles should not be placed in an area planted with shade trees or other canopy producing species. Only basic ground cover, including but not limited to hedges and shrubs, should be used. 6. The parking and drive surface lighting should have a rated average bulb life of not less than 10,000 hours. Landscaping 1. To provide greater visibility, demonstration of ownership (territorial reinforcement), an enhanced pedestrian environment, and a suitable buffer with the adjoining properties, the basic landscaping theme should consist of low ground cover with a maximum height of l.S feet and canopy trees with a minimum lower canopy of 8 feet. 2. Do not place overhead light poles in an area planted with shade trees or other canopy producing species. Only basic ground cover, including but not limited to hedges and shrubs, should be used. 3. Use security landscaping in areas to deter loitering or entrance where pedestrians are not wanted. 4. Use security plants where necessary to prevent entering and tampering. 5. Install walls and fences that are see through for surveillance. 6. Install lockable gates that allow surveillance 7. Keep entranceways clear of clutter Addressing 1. Locate numerals where they are clearly visible from the front street 2. They should be a contrasting color to the background on which they are affixed. 3. Numerals shall be no less than four (4) inches in height and illuminated during the hours of darkness. Entrance Gates, Doors and Fencing 1. All common entrance gates and doors including internal doors, except the lobby should have a 24 hour managed controlled access for personal safety and security ofthe guests and employees. 2. Outer fencing should contain the property forcing non-guests to enter through the lobby. 3. Fencing and gates should be protected in such a way to prevent a non-guest from reaching over the gate and accessing the push release. 4. Gates and fencing should allow surveillance. Lobby 1. The registration desk should have a view of all guests entering the lobby and a person entering the lobby should be required to pass the registration desk to go anywhere in the hotel. 2. The registration desk and any other area that handles cash should be equipped with a panic button and be under managed camera surveillance. 3. It Is recommended that the lobby in general and the registration area be under managed camera surveillance. Doors 1. Install hollow steel doors that are a minimum sixteen (16) U.S. gauge and have sufficient reinforcement to maintain the designed thickness ofthe door when any locking device is installed. 2. Only use glass doors with fully tempered glass or rated burglary resistant glazing. Protect all exterior doors with security hardware. 3. Equip all exterior doors with a latch cover constructed of steel. Ensure the latch cover is a minimum of .125 inch thick. Attach the latch cover to the outside by welding or with non-removable bolts spaced apart on not more than ten-inch centers. 4. Construct the jamb of all aluminum frame-swinging doors to withstand 1600 pounds of pressure in both a vertical distance ofthree inches and horizontal distance of one inch each side ofthe strike, to prevent violation ofthe strike. 5. Equip rear doors used for shipping and receiving, employee entrances and guest rooms with a viewer. 6. A single or double door shall be equipped with a double cylinder deadbolt with a bolt projection exceeding one inch or a hook-shaped or expanding deadbolt that engages the strike sufficiently to prevent spreading. The deadbolt lock shall have a minimum of five-pin tumblers and a cylinder guard. 7. Install wooden doors of solid core construction with a minimum thickness of one and three-fourths (1-3/4) inches. 8. Provide a double door inactive leaf with metal flush bolts having a minimum embedment of five-eighths (5/8) of an inch into the header and footer of the doorframe. Strike Plates 1. Reinforce all deadbolt strike plates. Choose Strike plates constructed of a minimum 16 U.S. gauge steel, bronze, or brass and secure it to the jamb by a minimum of two screws, which should penetrate at least two (2) inches into the solid backing beyond the surface to which the strike is attached. Window and sliding glass doors 1. All exterior sliding glass doors and windows should be equipped with locking devices which will keep the sliding panel of the door or window from being opened from the outside horizontally or vertically. stairways 1. Interior doors should have glazing panels a minimum of five inches wide and 20 inches in height and meet requirements of the Uniform Building Code. 2. Areas beneath stairways at or below ground level shall be fully enclosed or access to them restricted. 3. Stair towers and elevators have been the highest risk for personal injury as they are typically enclosed. Stairways should be designed to be completely visible from either the interior or exterior or both, unless mandated by the Uniform Building Code to be enclosed. 4. Fully enclosed interior or exterior stairways with solid walls, when required, should have shatter resistant mirrors or other equally reflective material at each level and landing and be designed or placed in such a manner as to provide visibility around corners. Elevators 1. Elevator cabs with interiors that are not completely visible when the door is open from a point centered on and 36 inches away from the door, shall have shatter resistant mirrors or other equally reflective material so placed as to make visible the entire elevator cab from this point. 2. The elevator cab should be illuminated at all times with a minimum maintained two foot-candles of light at floor level. This information is a representation of information gathered on a national level. The purpose is to provide effective and consistent information. If you would like additional assistance concerning building security or employee security issues, please contact the Crime Prevention Unit at (760) 931-2105. By, Jodee Sasway Public Information Officer City of Carisbad Police Department (760) 931-2195 July 26, 2016 Sharad Khandwala Alps Group of Hotels 2725 Palomar Airport Road Carlsbad, CA 92010 Ma~lfd 1 )tiP} llfJ FILE (._City of Carlsbad SUBJECT: CUP 12-05/CUP 12-06-ALPS INNOVATION STAYBRIDGE SUITES AND HOLIDAY INN Dear Mr. Khandwala, On July 22, 2016, Planning Division staff completed its annual review of Conditional Use Permit Nos. CUP 12-05 (Alps Innovation Staybridge Suites) and CUP 12-06 (Alps Innovation Holiday Inn) pursuant to Condition No. 15 of Planning Commission Resolution Nos. 6999 and 7000 (see attached). It has been brought to our attention that these two hotel uses have each been operating for more than one year on a Temporary Certificate of Occupancy (Staybridge Suites issued April 27, 2015; Holiday Inn issued March 27, 2015), and several final landscaping and stormwater permanent BMP issues remain to be addressed. We strongly request that you seek to rectify these remaining issues at once so we may find CUP 12-05 and CUP 12-06 in compliance with the conditions of approval and avoid any further enforcement issues. Please contact me at (760) 602-4643, if you have any questions or wish to set up a meeting to discuss this letter. Sincerely, Associate Planner JG:fn Attachments: 1. Planning Commission Resolution No. 6999 (Alps Innovation Staybridge Suites) 2 Planning Commission Resolution No. 6000 (Alps Innovation Holiday Inn) c: Don Neu, City Planner Will Foss, Building Official Jason Geldert, Engineering Manager Tecla levy, Project Engineer Michael Elliott, MELA File Copy Data Entry Community & Economic Development Planning Division 11635 Faraday Avenue Carlsbad, CA 92008-73141 760-602-4600 1760-602-8560 f I www.carlsbadca.gov 14/iXt2 CHRISTOPHER JEAN & ASSOCIATES, INC. .\ C O I' s r I C A L C C) N s r L T I N G S E R \' I C E S January 16, 2014 MR. ROBERT F TUTTLE ROBERT F. TUTTLE ARCHITECTS, INC. 33533 Pebble Brook Circle Temecula, California 92592 SUBJECT: ACOUSTICAL PLAN CHECK SERVICES FOR ^ ALPS INNOVATION STAYBRIDGE SUITES - CITY OF CARLSBAD M Dear Mr. Tuttle: At your request, an acoustical plan check has been performed for the proposed Alps Innovation Staybridge Suites project located at 273S P^oam Airport Road in the City of Carlsbad. The review found the provided plan set, dated January 9, 2014 to be complete and in compliance with the acoustical design requirements specified by Acoustical Analysis 12/042 prepared in June of 2012. No additional plan revisions are necessary for acoustical compliance. Prepan Christopher Jean Presidem P O BOX 2325 • FULLERTON, CALIFORNIA • 92837 PHONE: 714-805-01 15 RECORDING REQUeSTHD BY OEPARTOENT OF GENERAL SERVICES FOR THE BENEFfT OF THE COUNTY OF SAN OIEGO PER GOVERNMENT COOE SECTION 27383 WHEN RECORDED, PLEASE RETURN THIS INSTRUMENT TO: (MAIL STATION A45) Clerk, Board of Supen/isors San Diego County Administration Center 1600 Pacific Highway San Diego, Califomia 92101 THE ORIGINAL OF THIS DOCUMENT WAS RECORDED ON DEC 05, 2013 DOCUMENTNUMBER 2013-0707267 Ernest J. Dronenburg, Jr.. COUNTY RECORDER SAN DIEGO COUNTY'RECORDER'S OFFICE TIME; 12:54 PM SPACE ABOVE FOR RECORDER'S USE ONLY AVIGATION EASEMENT NO TFIANSFER TAX DUE Assessor's Parcel No. 213>262-11 Project: CARLSBAO CT 12-05 W.O. No.: Mended 1018019-201S4231 Parcel No.: 2013-0231-A Log No.: E13-063 ALPS INNOVATION. LLC, a Califomia limited liability company fbr a valuable consideration, the receipt of which is hereby acknowledged, does hereby GRANT to the COUNTY OF SAN DIEGO, a political subdivision of the State of Calilbmia, hereinafter called Grantee, an avigation easement and right-of-way for the use and benefit of the public for the free and unobstructed passage of aircraft in, through, and across all the airspace above all that real property in the County of San Diego, State of Califbmia, described as follows: Parcel No. 2013-0231-A (12-03-13) (TGH:BTH:tgh) Lot 1 of Carlsbad Tract 06-20, in the City of Carisbad, County of San Diego, State of Califbmia. according to Map thereof No. 15630, filed in the Office of the County Recorder of San Diego County, October 11,2007. Together with the continuing right to cause or allow in all the airspace above the surface of Grantor's property such noise, vibrations, fumes, dust, fuel particles and other effects as may be caused by or result from the operation of aircraft; it being understood and agreed that Grantee intends to maintain and develop in such a manner that said airport and the easement granted herein will be used at all Hmes and by every type of aircraft which is now in existence or which may be developed in the future for both commercial and noncommercial flights; and Grantor, for Grantor and the successors in interest and assigns of Grantor, does hereby fully waive and release any right or cause or action which they or any of them now have or may have in the future against Grantee, its successors and assigns, on account of or arising out of such noise, vibrations, fumes, dust, fuel particles, and other effects heretofore and hereafter caused by the operation of aircraft in said airspace. The tenm "aircraft" is defined for the purposes of this deed as any contrivance now known or hereafter invented, designed, or used for navigation of flight in air or space. Grantor, for Grantor and the successors in interest and assigns of Grantor, covenants and agrees that neither they nor any of them wili pennit or suffer ttie use of Grantor's property in such manner as to create electrical interference with radio communication to or from any other aircraft, or as to make it difficult for aircraft pilots to distinguish between airport lights and other lights or as to impair visibility in the vicinity of the airport, or as to othenvise endanger the landing, taking Pace 1 of2 2013-0231-A Off, or maneuvering of aircraft, it being understood and agreed that the aforesaid covenants and agreements shall run with the land. Dated this ^ day of T) c . 20 ( ALPS INNOVATION, LLC, Name: ,<; U^^^-.^ \fC\.n^r^rAj^K)<2%. Titte: ?-r STATE OF Cjo/flH^X r>/QA ^ > ss COUNTY OF 5^ V/e^P) J On t>f*U S~jOi:>/3 before me. ^ yt I >g». a Notary Public in and for said State, personally appeared^ j who proved to me on the basis of satisfactory evidence to be the person(^whose name(;Kj is/^ subscribed to the within instrument and acknowl^ged to me that he/sheAhey executed the same in his/he*^ir authorized capacity(ttS) and by his/hsc/ttwir signature(^ on the instrument the pefson(j»)C or the entity upon behalf of which the person(i<) acted, executed the instrument I certify under PENALTY OF PERJURY under the laws of ttie State of Califomia that the foregoing paragraph is true and correct. FOR NOTARY SEAL OR STAMP WITNESS my IT Signatu Name (typed or prinbtdj, Notary f^iiblic in and fbr said CoWy and State DANIEL LEVY |; COMM.* 1997519 m HOTARY PU8UC -CALIFORNIA «1 SAD DIESO COUNTV Mv COMM EXP DEC 7,2016 This is to certify that the interest in real property conveyed by the foregoing deed or grant to the County of San Diego, a political subdivision, is hereby accepted on behalf of the Board of Supervisors of said County of San Diego pursuant to authority confened by Resolution No. 12-159 of said Board adopted on October 10, 2012 (08) and the Grantee consents to recordation thereof by its duly authorized officer. Dated: ^ /3 AbASrsrWEINBERG, CCIM Chief, Real Estate Services Division Department of General Services County of San Diego Paae 2 of 2 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City Clerk CITY OF CARLSBAD 1200 Carlsbad Village Dr. Carlsbad, CA. 92008 THE ORIGINAL OFTHIS DOCUMENT WAS RECORDED ON NOV 1 A. 2013 DOCUMENTNUMBER 2013-0674858 Ernest J. Dronenburg, Jr., COUNTY RECORDER SAN DIEGO COUNTY RECORDER'S OFFICE TIME: 2:25 PM SKACE ABOVE THIS LINE FOR RECORDER'S USE Portion of 213-262-11-00 ASSESSOR'S PARCEL NO. PROJECT NO. & NAME: CT 02-15 Bressi Ranch Industrial RELEASE OF NOTICE OF RESTRICTION ON REAL PROPERTY OF BRESSI RANCH DEVELOPMENT, LLC AND ITS SUCCESSORS IN INTEREST NOTICE IS HEREBY GIVEN that on March 17, 2004 a Notice of Restriction on Real Property was conditioned for the approval of a Tentative Subdivision Map Permit No. CT 02-15, to give notice of certain lots located within the Flight Activity Zone as described in the Comprehensive Land Use Plan (CLUP) for the McClellan-Palomar Airport and to limit assembly areas and prohibit certain uses, such as but not limited to, hotels and motels. A comprehensive update to the CLUP, renamed the McClellan- Palomar Airport Land Use Compatibility Plan (ALCUP), has since been approved by the San Diego Airport Land Use Commission. This document, adopted on January 25, 2010, and later amended on March 4, 2010, creates new Safety Compatibility Criteria for various land uses types located within Safety Zones 1-6. Hotels and motels are land use types within the ALCUP that are now considered "conditional" in Safety Zones 2-5 and "compatible" in Safety Zone 6. A "conditional" land use type is considered "compatible" if all listed conditions are met under the ALUCP. On July 17, 2013, the City of Carlsbad's Planning Commission made findings that a 106 room hotel proposal on a portion of Assessor's Parcel Number 213-262-11 was consistent with the ALUCP and approved a Conditional Use Permit (CUP 12-05) to allow the hotel development, subject to Condition No. 27 of Planning Commission Resolution No. 6999 requiring that the developer first request and receive from the City, a Release of Notice of Restriction on Real Property recorded June 2, 2005 in the San Diego County Recorder's Office under Document No. 2005-0461222. Therefore, the Notice of Restriction, recorded as Document No. 2005-0461222 on June 2, 2005, is hereby released on the central portion of Assessor's Parcel No. 213-262-11-00 as more particularly described in attached Exhibit 'A' (Parcel 2). Release of Notice of Restriction CA 07/29/2013 APPROVED AS TO FORM: CELIA A. BREWER City Attorney By: CITY OF CARLSBAD ^"--KATHR> THRYN B. DODSONTPhD Community & Economic Development Director Date Date sistant City Attorney Release of Notice of Restriction C A 07/29/2013 EXHIBIT 'A' PARCEL 2 THAT PORTION OF LOT 1 OF CARLSBAD TRACT CT 06-20, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15630, RECORDED IN THE OFFICE OF THE RECORDER OF SAID SAN DIEGO COUNTY, OCTOBER 11, 2007 AS FILE NO. 2007- 0655142 OF OFFICL^ RECORDS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT I, BEING ALSO A POINT ON EASTERLY RIGHT-OF-WAY LINE OF INNOVATION WAY AS SHOWN ON SAID MAP 15630; THENCE ALONG THE WESTERLY LINE OF SAID LOT I AND SAID EASTERLY RIGHT OF WAY 1. NORTH 00°16'30" EAST 232.35 FEET (NORTH 00°16'45" EAST PER MAP 15630) 2. NORTHERLY 30.74 FEET NORTH 04°58'01" WEST 86.48 FEET NORTHERLY, 39.29 FEET NORTHEASTERLY, AND EASTERLY TO THE BEGINNING OF A TANGENT 336.00 FOOT RADIUS CURVE CONCAVE WESTERLY; THENCE ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 05''14'31"; THENCE TANGENT TO THE BEGINNING OF A TANGENT 25.00 FOOT RADIUS CURVE CONCAVE SOUTHEASTERLY; THENCE ALONG THE ARC OF SAID CURVE, THROUGH A CENTRAL ANGLE OF 90°02'08"; THENCE TANGENT ALONG THE NORTHERLY LINE OF SAID LOT 1, BEING ALSO THE SOUTHERLY RIGHT-OF-WAY LINE OF PALOMAR AIRPORT ROAD AS SHOWN ON SAID MAP 15630 5. NORTH 85°04'07" EAST 6. EASTERLY 7. EASTERLY 124.32 FEET TO THE BEGINNING OF A TANGENT 2937.00 FOOT RADIUS CURVE CONCAVE SOUTHERLY; THENCE CONTINUING 94.82 FEET ALONG THE ARC OF SAID CURVE AND SAID LOT LINE AND RIGHT-OF-WAY, THROUGH A CENTRAL ANGLE OF 01°50'59" TO THE TRUE POINT ON BEGINNING AND ALSO THE BEGINNING OF A NON-TANGENT 2937.00 FOOT RADIUS CURVE CONCAVE SOUTHERLY; A RADIAL LINE TO SAID POINT BEARS NORTH 03°05'11" WEST THENCE 470.34 FEET ALONG THE ARC OF SAID CURVE AND SAID NORTHERLY LINE OF LOT 1, THROUGH A CENTRAL ANGLE OF 9°10'32"; THENCE LEAVING SAID NORTHERLY LOT LINE AND RIGHT-OF-WAY; 10F2 2650PAR2EXHIBITA.doc 8. SOUTH OO^OO'OO" WEST WESTERLY 10. SOUTH 00°22' 16" WEST 11. WESTERLY 379.11 FEET TO THE BEGINNING OF A NON-TANGENT 1400.50 FOOT RADIUS CURVE CONCAVE SOUTHERLY, A RADIAL LINE TO SAID POINT BEARS NORTH 06°07'56" EAST; THENCE 140.82 FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 05°45'40"; THENCE ALONG A RADIAL LINE TO SAID CURVE 35.50 FEET TO THE SOUTHERLY LINE OF SAID LOT 1, BEING A POINT ON A 1365.00 FOOT RADIUS CURVE CONCAVE SOUTHERLY, A RADIAL LINE TO SAID POINT BEARS NORTH 00°22' 16" EAST; THENCE 109.97 FEET ALONG THE ARC OF SAID CURVE AND SAID SOUTHERLY LOT LINE THROUGH A CENTRAL ANGLE OF 04°36'57" TO THE BEGINNING OF TANGENT 897.00 FOOT RADIUS REVERSE CURVE CONCAVE NORTHERLY, A RADIAL LINE TO SAID POINT BEARS SOUTH 06°42'12" EAST; THENCE 12. WESTERLY 13. NORTH 00°00'00" EAST 14. NORTH 90°00'00" WEST 15. NORTH 00°00'00" EAST 16. WESTERLY 17. NORTH 02°58'13" WEST CONTAINS 2.978 ACRES; PREPARED BY: 14.96 FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 00°57'20"; THENCE LEAVING THE SOUTHERLY LINE OF SAID LOTl 163.11 FEET; THENCE 37.07 FEET; THENCE 182.86 FEET TO THE BEGINNING OF A NON-TANGENT 3078.88 FOOT RADIUS CURVE CONCAVE SOUTHERLY, A RADIAL LINE TO SAID POINT BEARS NORTH 00°03'39" EAST; THENCE 162.88 FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 03°01'52"; THENCE NON-TANGENT 82.55 FEET TO THE TRUE POINT OF BEGINNING )RE OR LESS. MIGUEL A. MARTINEZ L.S. 7443 Lie. EXP. 06/30/14 DATE 2 OF 2 2650PAR2EXHIBITA.doc CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT CIVIL CODE § 1189 State of California County of On0c-t.^LZo\5 before me, Pridrx^i f$ . T)c.5mfkm\s. jklr^huu Pablir. Date \J Here Insert Name and Title ot ttie Officer ^ personally appeared jCa-^h TlAi^ R> - Dod .^n . Ph h . ^-^ Name(s) of Signerfs) ctmnitiui^ small Notary ftUNc-California SaRfNafoCoM^ 2 who proved to me on the basis of satisfactory evidence to be the person()S) whose name(sj(^$K^ subscribed to the within instrument and acknowledged to me that l^^^ittey executed the same in l3ig^Tey/tteir authorized capacity(ii6fe), and that by WSi^e?/th6ir signatureO$) on the instrument the person(6), or the entity upon behalf of which the person(^ acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal Above Signature; OPTIONAL — f j Signature of Notary Public Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Docuniient Title or Type of Document: Document Date: Number of Pages: Signer(s) Ottier Than Named Above: Capacity(ies) Claimed by Signer(s) Signer's Name: • Corporate Officer — Title(s): • Individual • Partner — • Limited • General • Attorney in Fact n Trustee n Guardian or Conservator • Other: RIGHT THUPJIBPRINT OF SIGNER Top of thumb here Signer Is Representing:. Signer's Name: • Corporate Officer — Titie(s): • Individual • Partner — • Limited • General • Attorney in Fact • Trustee • Guardian or Conservator • Other: Signer Is Representing: RIGHT THUMBPRINT OF SIGNER Top of thunnb here ® 2010 National Notary Association • NatlonalNotary.org • )-800-US NOTARY (1-800-876-6827) Itenn #5907 *^CARLSBAD FIE COPV Community & Economic Deveiopment www.carlsbadca.gov PLANNING COMMISSION NOTICE OF DECISION July 18, 2013 Joey Blagg Prime Group Construction Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: CUP 12-05/CUP 12-06 - ALPS INNOVATION STAYBRIDGE SUITES AND ALPS INNOVATION HOLIDAY INN At the July 17, 2013 Planning Commission meeting, your application was considered. The Commission voted 6-0 to approve your request. The decision of the Planning Commission is final on the date of adoption unless a written appeal to the City Council is filed with the City Clerk within ten (10) calendar days in accordance with the provisions of Carlsbad Municipal Code section 21.54.150. The written appeal must specify the reason or reasons for the appeal. If you have any questions regarding the final dispositions of your application, please contact your project planner Jason Goff at (760) 602-4643 orjason.goff@carlsbadca.gov. Sincerely, DON NEU, AlCP City Planner DN:JG:bd c: Data Entry File enc: Planning Commission Resolutions No. 6999 and 7000 Ken Payne, Prime Group Construction Inc., 3045 Wilson Road, Bakersfield, CA 93304 Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® July 16, 2013 Kerry Siekmann Chair, Planning Commission City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, California 92008 Re: Alps Innovation Holiday Inn and Staybridge Suites Dear Chairperson Siekmann: The Carlsbad Chamber of Commerce is proud to support the development of a new Holiday Inn and Staybridge Suites located at Palomar Airport Road and Innovation Way, to fulfill our ever-expanding business and tourism needs in Carlsbad. Alps Group of Hotels already has a significant economic position in Carlsbad, operating a Hampton Inn and is currently renovating the Holiday Inn Express & Suites at Poinsettia Way. This family owned business wants to continue being a long-term investor in Carlsbad. When completed, this project is projected to generate approximately $860,000 in TOT revenue increase in 2014 to $1.2 million by 2021 for the City. Additionally, guests will be generating additional tax revenues through their stays and spending at local shops and restaurants. Finally, close to 500 construction and service related jobs will be created by this project. This will be a win-win for all parties involved. We encourage the commission to support these new hotel projects. Ted Owen President Carlsbad Chamber of Commerce 5 S^M^rmkflm^i ^€Mhid9^^immM§§8 D Biosciences a Abbott A Promise for Life July 16, 2013 Kerry Siekmann Chair, Planning Commission City of Carlsbad 1200 Cartsbad Village Dr Carlsbad, California 92008 Re: Alps Innovation Holiday Inn and Staybridge Suites Dear Chairperson Siekmann: On behalf of Ibis Biosciences®, I submit this letter regarding our support fbr the Alps Innovation Holiday Inn and Staybridge Suites Project. Located in Carlsbad, we have been an instrumental part of Carlsbad's economy and also that of the region. I believe that this project will make a significant and positive impact to our city. We believe that there is a strong market need for this hotel segment and these hotels will serve the demands from our employees, vendors, customers and investors who chose to be close by as they stay and do business in Carlsbad. Additionally, this project will create hundreds of jobs and bring in millions of dollars in revenue to the City of Cartsbad. Those who stay at these hotels wilt also generate additionat sates tax revenues, ^rther benefiting our city. This witl strengthen our local economy. We are counting on the new supply of rooms from the Alps project and we took forward to its opening in the near future. It is important to note the Project enjoys support from multiple businesses, in addition to the Carlsbad Chamber of Commerce, and the North County Economic Development Council. On behalf of Ibis Biosciences® and our employees, I offer our full endorsement of the Alps Innovation t-loliday Inn and Staybridge Suites Project. I urge the Planning Commission to vote to approve the project. Thank you, Regards, Rangarajan Sampath, PhD Director, Science & Technology Direct: 760.476-3252 Email: rsampath@ibisbio.com Ibis Biosciences, a subsidiary of Abbott Molecular, Inc 2251 Faraday Avenue, Carlsbad CA 92008 LEGEND3D Kerry Siekmann Chair, Planning Commission CityofCarlsbad 1200 Carlsbad Village Dr Carlsbad, California 92008 Re: Alps Innovation Holiday Inn and Staybridge Suites Dear Chairperson Siekmann: Legend3D is thrilled to lend our support for the approval of the Alps Innovation Holiday Inn and the Staybridge Suites Project to be heard by the Planning Commission on July 17, 2013. With Carlsbad businesses recovering and thriving again, the city will need additional hotel rooms for business travelers. Yesterday I had the pleasure of hosting Matt Hall, John Coates, Gary Barbario, Ted Owen, Christina Vincent and Katherine Dodson at our Legend3D studio. They clearly appreciate the fact that Legend3D decided to relocate friom San Diego to Carlsbad and of course they recognize that it's important to attract more high profile companies like ours to the area. We most certainly believe that more quality hotel rooms are needed in Carlsbad and we feel our employees and clients who work and do businesses in the area require a safe and cost effective place to relax at the end of the day. While planning to host a group of computer artists from Asia in the coming weeks I was surprised to leam that for the business traveler, Carlsbad hotels are often sold out three to four nights a week. Unfortunately travelers who cannot find rooms in Carlsbad have to drive to nearby San Marcos, Oceanside, or Vista to fmd hotel rooms. Those guests and the incremental revenue they bring to the area should not have to be inconvenienced in such a manner. We have the privilege of working with many successful movie studios and global advertising agencies, and I would not support a hotel project unless I knew our clients, vendors, and employees would enjoy its convenience as well as its restaurants and facilities. From an economic standpoint, I believe the region stands to gain millions of dollars with the construction of the project, while also attracting new construction jobs and other service industries. Our city will also benefit from millions of dollars eamed through the Transit Occupancy Tax and local spending. I believe that this project will succeed in Carlsbad, as other properties owned by Alps Group have done so in the past. Numerous businesses, the Carlsbad Chamber of Commerce and the North County EDC support this project, and I think that their decision to do so is a prudent one. I fully stand behind this project as well, and believe that it will positively contribute to the economic growth and prosperity of our city. On behalf of Legend3D, I urge you to vote in favor of the project. Sincerely, Barry B Foundi Legend3D, Inc. ~2200 Faraday Ave Suite 100, Carlsbad, CA 92008~USA P (858) 793-4420 ~ F (760) 438-4411 BYAN RYAN COMPANIES US, INC. 3900 East Camelback Road, Suite 100 WWW.RYANCOMPANIES.COM Phoenix, AZ 85018-2614 BUILDING LASTING RELATIONSHIPS 602-322-6100 tel 602-322-63(X) fax July 16,2013 Mr. Jason Goff Planning Division City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Re: CUP 12-05/CUP 12-06 Alps Innovation Staybridge Suites & Holiday Inn Dear Mr. Goff: On behalf of Ryan Companies US, Inc., please consider this letter in support of the proposed hotel project to be developed by Alps Innovation in Bressi Ranch. Ryan Companies is the developer of The Towers at Bressi Ranch, the office/industrial project located immediately adjacent to and south of the proposed hotel site. Ryan Companies is in full support of this hotel project. Alps Innovation is an experienced hotel developer and will deliver a high quality project with excellent hotel brands that will complement the Bressi Ranch area. We believe this hotel project will enhance property values for the owners at The Towers by offering needed amenities to the area. Additionally, Alps Innovation's investment in this project will provide employment opportunities in Carlsbad, not only during the construction phase of the project, but on a permanent basis once the hotels are operational. Furthermore, this project will financially benefit the City of Carlsbad with tax revenues. On behalf of Ryan Companies, we encourage the City of Carlsbad to approve the proposed Alps Innovation hotel project. Sincerely, John Strittmatter, President - Southwest Division Cc: Mr. Sharad Khandwala, Alps Group, Inc., sharad(a>alpsgroupinc.com Ken Payne, Prime Group, KenPavne(a),PrimeGroupConstruction.com Mary McGowne, marv.mcgowne@,rvancompanies.com (The wers at Bressi Ranch Carlsbad, California 92009 July 15. 2013 Mr. Jason Goff Planning Division CityofCarlsbad 1635 Faraday Avenue Carlsbad, CA 92008 Re: CUP 12-05 / CUP 12-06 Alps Innovation Staybridge Suites & Holiday Inn Dear Mr. Goff: On behalf of The Towers at Bressi Ranch Owners Association please consider this letter in full support of the proposed Alps Innovation hotel project to be developed on the site immediately adjacent to The Towers. This project will be an asset to the Bressi Ranch area, helping to revitalize the Palomar Airport Road streetscape with an aesthetically pleasing design and offering conveniently located hospitality, restaurant and conference rooms that will make an excellent meeting place for members of the community. The individual owners in our Association are excited about this project and look forward to the amenities that it will provide to our immediate area and to the City of Carlsbad. On behalf of the Association, I respectfully request that the City of Carlsbad approves the proposed Alps Innovation hotel project. Regards, David Estes nnfo@realfit41ife.com: (760) 828-7165), Vice President, Board of Directors The Towers at Bressi Ranch Owners Association Cc: Mr. Sharad Khandwala, President, Alps Group, Inc., sharad@alpsgroupinc.com Ken Payne, Executive Director, Prime Group, KenPayne.PrimeGroup(5)gmail.com Carlton Lund rcarlton(5)lundteam.com) Mary McGowne (mary.mcgowne(5)ryancompanies.com) Paul Danninger, Mar West Real Estate rPDanninger@marwestre.com) Kerry Siekmann Chair, Planning Commission CityofCarlsbad 1200 Carlsbad Village Dr Carlsbad, Califomia 92008 Re: Alps Innovation Holiday Inn and Staybridge Suites Dear Chairperson Siekmann: I am proud to lend our company's support to the development of a new Holiday Inn and Staybridge Suites located at Palomar Airport Road and bmovation Way, to fulfill oiir ever-expanding business and tourism needs in Carlsbad. Alps Group of Hotels is already a significant economic driver in Carisbad, operating a Hampton Inn and is cuirently renovating the Holiday Inn Express & Suites at Poinsettia Way. This family owned business wants to continue being long-term community investor in Carlsbad. Alps Group has. a track record of success in the lodging industry, and with the support of the Intercontinental Hotel Group (IHG), we believe that their investment in this project will be no different. With the potential future expansion ofthe airport, the increasing growth of local businesses, and the construction of the Carlsbad Desalination Plant, demand for additional rooms in this market segment for the business traveler will be high. Wlien completed, this project is projected to generate millions of dollars in TOT for the City, Close to 500 construction and service related jobs will be created by this project. Additionally, guests will be generating additional tax revenues through their stays and spending at local shops and restaurants. MaxLinear has clients and employees visiting from all over the world, and we truly believe that every visit should be as comfortable and productive as possible. We know that IHG and Alps Group will build a great project. Our City and local economy will benefit greatly as a result. With the ever-increasing demands for reasonable lodging upon us now, I urge the City of Carlsbad to embrace the importance of this project for the community, the City and for businesses. We are also aware that the City of Carlsbad will soon perform an economic impact study on the hotel industry, but I firmly believe that it is inappropriate to delay any project currently in processing while we await the results of the study. Such delays would unjustifiably impact the project and investors involved, and have negative repercussions to the local economy. The window of opportunity is short on this development project, and since the financing is already in place, we respectfully request that you approve this project. MaxLinear i ^ r^' -y^ <# CITYOF ' . i . .V i , V (CARLSBAD Community & Economic Development www.carlsbadca.gov June 25, 2013 Joey Blagg Prime Group Construction Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: CUP 12-05/CUP 12-06 - ALPS INNOVATION STAYBRIDGE SUITES AND ALPS INNOVATION HOLIDAY INN The preliminary staff report for the above referenced project will be sent to you via email on Wednesday, June 3, 2013, after 8:00 a.m. This preliminary report will be discussed by staff at the Development Coordinating Committee (DCC) meeting which will be held on July 8, 2013. A twenty (20) minute appointment has been set aside for you at 11:00 a.m. If you have any questions concerning your project you should attend the DCC meeting. It is necessary that you bring the following required information with you to this meeting or provide it to your planner prior to the meeting in order for your project to go forward to the Planning Commission: 1. Unmounted colored exhibit(s) of your site plan and elevations; and 2. A PDF of your colored site plan and elevations. The colored exhibits must be submitted at this time to ensure review by the Planning Commission at their briefings. If the colored exhibits are not available for their review, vour proiect could be rescheduled to a later time. The PDF of your colored site plan and elevations will be used in the presentation to the Planning Commission and the public at the Planning Commission Hearing. If you do not plan to attend this meeting, please make arrangements to have your colored exhibit(s) and the PDF here by the scheduled time above. Should you wish to use visual materials in your presentation to the Planning Commission, they should be submitted to the Planning Division no later than 12:00 p.m. on the day of a Regular Planning Commission Meeting. Digital materials will be placed on a computer in Council Chambers for public presentations. Please label all materials with the agenda item number you are representing. Items submitted for viewing, including presentations/digital materials, will be Included in the time limit maximum for speakers. All materiais exhibited to the Planning Commission during the meeting (slides, maps, photos, etc.) are part of the public record and must be kept by the Planning Division for at least 60 days after final action on the matter. Your materials will be returned upon written request. If you need additional information concerning this matter, please contact your Planner, Jason Goff at (760) 602- 4643. DON NEU, AlCP City Planner DN:AS:bd c: File Copy Project Engineer Plannin§^i^^?6rf "^'"^^ Group Construction Inc., 3045 Wilson Road, Bakersfield, CA 93304 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® VcARLSBAD Community & Economic Development www.carlsbadca.gov May 28, 2013 Joey Blagg Prime Group Construction Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: CUP 12-05/CUP 12-06/PUD 12-04/MS 12-02 - ALPS INNOVATION STAYBRIDGE SUITES AND ALPS INNOVATION HOLIDAY INN Your application has been tentatively scheduled for a hearing by the Planning Commission on July 17, 2013. However, for this to occur, you must submit the additional items listed below. If the required items are not received by June 17, 2013, your project will be rescheduled for a later hearing, in the event the scheduled hearing date is the last available date for the City to comply with the Permit Streamlining Act, and the required items listed below have not been submitted, the project will be scheduled for denial. 1. Please submit the following plans: A) 11 copies of the complete plan set for each CUP on 24" x 36" sheets of paper, stapled in complete sets folded into 9" x 12" size. B) One (1) reduced 8%" x 11" copy of the full plan set for each CUP. These copies must be of a quality which is photographically reproducible. C) One (1) electronic copy on compact disk of the complete plan set in .pdf format. D) One (1) electronic copy on compact disk of the color exhibits and/or renderings in .pdf format. 2. As required by Section 65091 of the California Government Code, please submit the following information needed for noticing and sign the enclosed form: A) 600' Owners List - a typewritten list of names and addresses of all property owners, including all forms of interval ownership, within a 600 foot radius of the subject property, including the applicant and/or owner. The list shall include the San Diego County Assessor's parcel number from the latest equalized assessment rolls. 8) 100' Occupant List - (Coastal Development Permits Only) a typewritten list of names and addresses of ali occupants within a 100 foot radius of the subject property, including the applicant and/or owner. Planning Division 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® Page 2 P 12-05/PUD 12-04/MS 12-02 C) Mailing Labels - If the number of owners within the 600 foot radius is 1,000 or greater, a display advertisement in two papers of general circulation will be placed in lieu of direct mailing and labels will not be required to be submitted. If the number of owners within the 600 foot radius is less than 1,000, please submit two (2) separate sets of mailing labels of the property owners within a 600 foot radius of the subject property. For any address other than a single-family residence, an apartment or suite number must be included. DO NOT provide addressed envelopes - PROVIDE LABELS ONLY. Labels should be prepared in ALL CAPS using block or sans serif typeface. A sample label is as follows: ACCEPTABLE MRS JANE SMITH APT 3 123 MAGNOLIA AVE CARLSBAD CA 92008 D) Radius Map - a map to scale, not less than 1" = 200', showing all lots entirely and partially within 600 feet of the exterior boundaries of the subject property. Each of these lots should be consecutively numbered and correspond with the property owner's list. The scale of the map may be reduced to a scale acceptable to the City Planner if the required scale is impractical. E) Fee - a fee shall be paid for covering the cost of mailing notices. Such fee shall equal the current postage rate times the total number of labels. In the case of ownership list that is 1,000 or greater, the fee is equal to the current cost of publishing an 1/8 page ad in two newspapers of general circulation. Cash check (payable to the City of Carlsbad) and credit cards are accepted. Sincerely, JASON GOFF Associate Planner JG:tm Attachment File I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPUCATION NAME AND NUMBER APPLICANT OR APPLICANT'S REPRESENTATIVE BY: DATE: RECEIVED BY DATE: <%>c.Tvo. aFILE V CARLSBAD Community & Economic Development www.carlsbadca.gov May 8, 2013 Joey Blagg Prime Group Construction, Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: 3RD REVIEW FOR CUP 12-05/CUP 12-06/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN. Dear Mr. Blagg, The City has completed its review of the April 17, 2013 submittal of the Alps Innovation Staybridge Suites (CUP 12-05) & the Alps Innovation Holiday Inn (CUP 12-06) project. No further issues were raised during this review period, with the exception of a few minor comments from the Fire Department (please see attached). These comments will either be made conditions of approval or plan check items during final construction plan review. A letter will follow announcing a tentative hearing date for this project. If you have any questions regarding this letter please feel free to contact me at (760) 602-4643. Sincerely, JASON GOFF I Associate Planner JG:sm Attachment(s): 1. Fire Department comments dated May 7, 2013. c: ALPS Innovation, LLC, Attn: Sharad Khandwala, 621 South Highway 101, Solana Beach, CA 92075 Don Neu, City Planner Tecla Levy, Project Engineer Chris DeCerbo, Principal Planner Will Foss, Building Official Greg Ryan, Fire Prevention Michael Elliott, PELA File Copy Data Entry Planning Division 635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® • • CITY OF CARLSBAD REVIEW AND COMMENT MEMO DATE: APRIL 17. 2013 PROJECT NO(S): PROJECTTITLE: APPUCANT: CUP 12-05/CUP 12-06 fS?^ ;: I <! REVIEW NO: 3£ PROJECT NO(S): PROJECTTITLE: APPUCANT: ALPS INNOVATION STAYBRIDGE SUITES/HOUDAY INN PROJECT NO(S): PROJECTTITLE: APPUCANT: PRIME GROUP CONSTRUaiON, INC/JOEY BIAGG PROJECT NO(S): PROJECTTITLE: APPUCANT: TO: Land Development Engineering - Tecla Levy • Public Works (Storm Drain) - Clayton Dobbs • Police Department - J. Sasway • Public Works (Wastewater) - Don Wasko Fire Department - Greg Ryan • Public Works (Water) - Jase Warner Building Division - Will Foss • Water/Sewer District • Parks & Recreation (Parks/Trails) - Uz Ketabian Landscape Plancheck Consultant - PELA • Parks & Recreation (Trees & Medians) - Mike Bliss • School District • Public Works Department (Streets) - Nick Roque • North County Transit District - Planning Dept. • Public Works Department (Traffic) - John Kim • Sempra Energy - Land Management • Public Works Department (Design) - Bill Plummer • Caltrans (Send anything adjacent to I-S) •ALWAYS SEND EXHIBITS FROM; PLANNING DIVISION Please review and submit written comments and/or co^nditiqns to tN the Planning Division at 1635 Faraday Avenue, b'^^^/isPlfvou'have ''No Commehts." please so state, if vou determine that there are items that nee^PlTBe submitted to deem the application "complete" for processing, please immediatelv contact the applicant and/or their representatives (via phone or e-mail) to let them know. Thank you COMMENTS: ' Signature Date PLANS ATTACHED Review & Comment 03/13 JG CARLSBAD FIRE DEPARTMENT Fire Prevention Division Land Use Review Report PROJECT NAME: Alps Innovation Holiday Inn Carlsbad - Date: 05/07/2013 Project number: CUP 12-06 Sta£fPlanner: J. Goff Engineer: T.Levy Proiect conditions: (Note: The following identifies specific conditions necessary to achieve Fire Department approval.) Fire Department has completed their review of this application and has APPROVED said submittal with the following comments or conditions: Landscape Architect: 1. Plans indicate shrubs planted in vicinity of where the Fire Hydrants and Backflow devices for the fire sprinkler systems will be placed. If at all possible Fire would like to see plants eliminated from the areas where fire hydrants and DCDA appliances occur altogether, however I will accept them with root barriers no closer than 15 LF from these appliances. 2. Concrete pads shall be provided around each fire hydrant and detector check valve device in accordance with municipal engineering standards WF-01 thru -05. Architect: 3. Delete any trees or shrubbery from the areas of the Fire Hydrants and the Backflow prevention devices. Concrete pads shall be provided around each of these items (see note 2). Civil Engineer: 4. Concrete pads shall be provided around each fire hydrant and detector check valve device in accordance with municipal engineering standards WF-Ol thru -OS. GR April 16,2013 To Project Location Subject II CONSTRUCTION, INC. I City of Carlsbad Plarming Division CUP 12-05 Alps Innovation Holiday Inn CUP 12-06 Alps Iimovation Staybridge Suites Palomar Airport Road and Innovation Way, Carlsbad, CA Response to CUP 2""* Review Dated April 8, 2013 RECEWEO APR \ 7 ISSUES OF CONCERN Planning: 1. Architectural Plans (Holiday lim and Staybridge) - please submit the revised plans per the revisions made through email correspondence with Kevin Hobbs dated April 3rd and April 5th. Response: Complied with. Five (5) sets of architectural plans provided. 2. Retaining Wall - The 6.ft. retaining wall located in the northeast comer of Parcel B appears to be encroaching into the 12 adjacent parking spaces causing them to fall below the minimum area (170 sq. ft.) requirement. In order to accommodate these parking spaces the wall will need to be setback into the slope slightly further. Unfortunately, this causes the wall to exceed 6 ft. in height and cannot be permitted. However, we can support splitting the wall into two (2) smaller retaining walls (each wall shall not exceed 42 inches) provided that a minimum three (3) feet plantable area is provided between the back of the lower wall and the face of the upper wall. Please revise. Response: In order to remedy this situation we Jogged the wall at the finger island shrinking the north easterly eight stalls to be compact spaces with a total length of 18.04'from the face of wall to the end of stall and a stall length of 15.5'from the face of curb to the end of stall. Where the wall is jogged in this location is out of the landscape slope easement so the wall height can be 6'. Then the 4 stalls to the west of the finger island and these eight stalls are 20.04'from the face of wall to the end of stall. The wall along these westerly four stalls is less than 42" in height. 3. Please update preliminary landscape plans to address the planting of the split retaining walls and the area in between as discussed above. Response: Retaining wall was Jogged, not split. Landscape plans were updated to show this. 4. Civil Sheet C-3, please label retaining walls using symbol provided in legend. Response: The walls are enlarged in scale to clearly distinguished on a 40 scale plot. 5. Civil Sheet C-3, please add scale bar and north arrow. Response: Bar scale and North arrow were frozen and are now present on the sheet C-3. Providing Professional Services that Exceed Our Client's Expectations 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Page 1 of 4 Prime Group Constructi^ft, Inc. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 PELA (Landscape): 7. Please correct the graphic scale (it does not appear to match the 1 "=30' scale). Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 8. Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. 2*"^ Review: The applicant has responded: Maintenance responsibilities are to be provided by owner and have been identified on plans. See note 'M'." The owner is not maintaining all areas per the "Permissive Use Agreement". Portions are to be maintained by the Association. Please provide a maintenance exhibit at 1" = 30' scale identifying maintenance responsibilities of all areas. Coordinate the exhibit with the "Permissive Use Agreement". Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 16. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 2nd Review: It appears that there may be conflicts between trees and some light poles. Please address. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 18. Please also insure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. 2nd Review: Camphor and Quercus agrifolia trees are proposed within 3'-4' of hardscape which may cause future conflicts. Please review placements to minimize future hardscape damage. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 33. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, arid water use plan) for the next submittal. Response: Red lined plans returned, 6 sets of revised landscape plans provided. New Comments: lA. The Civil Plans indicate that the site to the east may be used as a borrow spoil site for final earthwork balance and grading is shown in this area. Please address the revegetation of this area addressing Landscape Manual requirements. At a minimum, this area will require hydroseeding and temporary irrigation to insure germination and establishment of the seed mix for areas with slopes 6:1 or less. Areas with slopes greater than 6:1 will require additional requirements as outlined in the Landscape Manual. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 2 of 4 Prime Group Constructi^ft, Inc. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 2A. The Civil Grading Plans appear to show grading within this area. Please show this area to be replaced with landscaping. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 3 A. Please show the landscape area between the back of walk and right-of-way as existing landscape to remain. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 4A. The total landscape area per the architect's calculations on Sheet Al.l is 95,130 square feet. Please explain the different total used on the landscape plans (82,110 square feet). Make revisions as appropriate. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 5A. Please revise the statement as appropriate. Recycled water is available. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. 6A. Please include all turf areas (including Festuca rubra) as Hydrozone 1. Modify calculations as appropriate. Response: Please refer to attached Response Letter from R. Dale Hadfield dated April 16, 2013. Engineering: 1. On Sheet C-1, Bioretention Basin Cross-Sections B-B and C-C, please show a minimum ponding depth per the SDHM bioretention sizing calculations. Ponding is required to allow inflitration of run- off into the engineered soil for treatment and capture of run-off in the gravel layer for storage to meet hydromodification requirements. Please revise bioretention cross-sections to include inlet/outlet structures to demonstrate how the 100 year storm run-off fi'om the bioretention basins is discharged. Please also see red-lined comments on the retumed site plans and revise accordingly. Response: The requested cross-sections of the bioretention areas have been added to the drawing set as sheet 3. The detailing for the large bioretention (IMP-2) outlet control has been included as this is critical to our 100 year discharge matching. As for the IMP-1 & IMP-2 we have not reflecting any specific outlet detailing for the lOOyr event ass these bioretention facilities reflect a standard B- inlets with not wing as this means conveyance is adequate in conveying the lOOyr event. As we discussed in our meeting the B-inlet in a sump condition is capable of conveying 1.06 cfs for each linear foot of opening at a 6" depth of flow. QIOO discharge for the tributary basins are 1.4 cfs (depth of flow approx. 0.23 ft) and 3.6 cfs (depth of flow approx 0.45 ft). Thus, a standard B-inlet with a 4.0' opening will be sufficient to convey the lOOyear storm water from these basins. 2. On Sheet C-2, please show the proposed lot lines and areas for each parcel. Response: On sheet #2 the proposed lot-lines and areas for each parcel have been added. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 3 of 4 Prime Group Construct^ft, Inc. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 3. On Sheet C-3, please show existing and proposed easements for the proposed water main including water services, water meters, fire services and fire hydrants (see previous comment letter). Response: The layer was mistakenly turned off on the Tentative Map and the vehicle turning was not shown. This has been corrected and a label "404.5F" has been added on the truck outline to identify the turning location and the radius ofthe 45' vehicle per the requested Caltrans std. 4. Please revise plans to comply with all other comments as shown on the retumed set of red lined plans. Response: The additional comments on the Plan set have been revised and incorporated. 5. Please revise the preliminary SWMP report to comply with all comments as red-lined in the retumed report. With your next submittal, please submit one copy each ofthe revised SWMP. Response: Comments in the SWMP have been revised. 6. Please retum all red lines with your next submittal. Response: Red lined plans returned. Building: 1. Pursuant to Table IlB-6 of C.B.C, a project that is proposing 151-200 parking spaces is required to provide a minimum of 6 HC spaces. The project is only providing 5 HC spaces. Please revise to comply. Response: Six (6) handicap parking spaces on the Holiday Inn side are now provided. Please see SheetAl.l. 2. A complete code review will be performed when constmction plans are submitted to the Building Division for plan check processing. Response: Noted. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 4 of 4 R. DALE HADFIELD LANDSCAPE ARCHITECT City of Carlsbad April 16,2013 163 5 Faraday Aveaae Carlsbad, CA 92008-7314 Attn: Cliris DeCerbo - Principal Planner Re: 2"'' Review for CUP 12-05/ CUP 12-06/ PUD 12-04 Alps Innovation Staybridge Suites Alps Iimovation Holiday Inn Dear Mr DeCerbo, We have revised our plans to incorporate all City Plan Check comments. Per your review dated Apri! 8, 2013, following is our response in writing to all Planning Division comments that apply to the landscape plans. They are as follows: ISSUES OF CONCEMN COMMENT 7: Please correct the graphic scale (it does not appear to match the 1" + 30' scale). iRESPONSE: Graphic scale has been corrected. COMMENT 8: Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. T"^ Review: The applicant has responded: Maintenance responsibilities are to be provided by owner and have been identified on plans. See note 'M'. The owner is not maintaining all areas per the "Permissive Use Agreement. " Portions are to be maintained by the Association. Please provide a maintenance exhibit at C = 30' scale identifying maintenance responsibilities of all areas. Coordinate the exhibit with the "Permissive Use Agreement. " RESPONSE: The Permissive Use Agreement was made subsequent to the landscape plans being compleled. This agreement is now completed between the Association and Owner's of the hotel and this exhibit will be made as part of our re-submittal. This limit of work will also be reflected on our plans. COMMENT 16: ffifii4-labet*H--tstili4i«s-aiH^^ Piease also locate ail light poles on the landscape plans and ensure that there are no conflicts with trees. 2^ Review: It appears that there may be conflicts between trees and some light poles. Please address. 27601 Forbes Road, Suite 51 • Laguna Niguel, California 92677-1242 CA License 1780 • (949)367-9275 • FAX (949) 367-9321 E-Mail: dale@rclhla.com City of CarSsbad Planning Div Comments / 2"* Review Staybridge Stes & Holiday Inn IRESPONSEs :OMMENT 18: RESPONSE: Planning Division CUP 12-05/ CUP 12-06/ PUD 12-04 Pg2 Per Dale Hadfield's discussion with Mike Elliott, the lights will remain as shown on plan. Dale doesn't think the trees will be a conflict. Trees shall be planted a minimum of 2' from curbs. Please also ensure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. Review: Camphor and Quercus agrifolia trees are proposed within 3' - 4' of hardscape, which may cause future conflicts. Please review placements to minimize future hardscape damage. Per Dale Hadfield's discussion with Mike Elliott, the Camphor trees will remain, however, the Quercus agrifolia will be switched to Rhus lancea. When the constmction documents are completed, ^ trees will indicate a deep-root barrier with a sump below the root ball, as well as a deep-watering system to encourage deep rootmg trees. NEW COMMENTS COMMENT lA: SESPONSE: The Civi! Plans indicate that the site to the east may be used as a borrow spoil site for fmal earthwork balance and grading is shown in this area. Please address the revegetation of this area addressing Landscape Manual requirements. At a minimum, this area will require hydroseeding and temporary irrigation to ensure germination and establishment of the seed mix for areas with slopes 6:1 or less. Areas with slopes greater than 6:1 will require additional requirements as outlined in the Landscape Manual. The Civil Engineer indicates a borrow spoil site for Parcel 3. As part of our submittal, we will include this area indicating it will receive temporary irrigation and a non-irrigated hydroseed mix. It is the intent that after the hydroseed is established, the irrigation will be weaned off to where it becomes a 'naturalized' planting. COMMENT 2A: RESPONSE: The Civil Grading Plans appear to show grading within this area. Please show this area to be replaced with landscaping. The area along Innovation Way is going to be graded with a berm between the detention area and property line, as indicated on the Civil Engineer's plan. It is the intent of this plan to match the theme along Innovation Way, which is south of the project's entrance. COMMENT 3A: CSPONSE: Please show the landscape area between the back of walk and right-of-way as existing landscape to remain. The landscaping behind the sidewalk to the property line along Innovation Way is turf and Podocarpus trees. The turf along the back of sidewalk and the street trees will be called out as existing to remain / protect in place. Any damage to plants in this area will have to be replaced with same size as existing. COMMENT 4A: The total landscape area per the architect's calculations on Sheet Al.l is 95,130 square feet. Please explain the different total used on the landscape plans (82,110 square feet). Make revisions as appropriate. CityofCarSsbad Planaisjg Div Comments / 2"* Review Staybridge Stes & Holiday Inn Planning Division CUP 12-05/CUP 12-06/PUD 12-04 Pg3 RESPONSE; COEifiMENT: RESPONSE; Due to the difference in the plans identified in the "Permissive Use Agreement", the square footage for the total landscape area will change. Basically, it will be everything identified on the slopes that are part of the Hotel owner's portion as well as the parking lots and hotel sites. To summarize, this landscape area will represent everything the Owner is irrigating permanently. Please revise the statement as appropriates. Recycled water is available. The statement will be revised indicating recycled water is available. COMMENT 6A; RESPONSE: sincelsely, R. DMS HADFIELD (SQAPE ARCHITECT Please include all turf areas (includmg Festuca rubra) as Hydrozone 1. Modify calculations as appropriate. The Festuca 'Rubra' will be switched to Festuca longifolia 'Firefly' / common name is Hard Fescue, which is a low-water use Fescue used in detention basins. R. Dale Hadfield Principal California License # 17^0 I: eg Word20(K)\3430112-LTR-l .doc PRME GROUP CWMtTBl CTION. I\t. Alps Innrtvadon. UX". (.21 S Hwy 101 S..biu Beach. C.\ 92075 •Mps Innovanon lloMaT Inn Carisbad A pv irmovamm Stavbndgc .Suites f jrishad Pali>mar ,\irp.)n Ril * In Carish*!, CA 12{m Hahibil A PermissKx L'sc Agreement lAndscape MaintenarKe Kxhibil PUA A '^''^1''^ ^ FILE COF! CITY OF VCARLSBAD Community & Economic Development wvyw.carlsbadca.gov April 12, 2013 Joey Blagg Prime Group Construction Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: CUP 12-05/CUP 12-06/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES AND HOLIDARY INN - CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) APPUCABILITY/PROCESS DETERMINATION This is to advise you that after reviewing the application for the project referenced above, the City has determined that the project is subject to the provisions of CEQA; however, the potential environmental effects of the project were adequately analyzed by the previously Certified EIR 98-04 for the Bressi Ranch Master Pian (MP 178). No additional environmental review is required. A Notice of Determination will be filed after approval of the project with the San Diego County Clerk's Office which involves a filing fee. Please submit a check to the project planner in the amount of $50.00 made out to the San Diego County Clerk one (1) week prior to the Planning Commission hearing date. For additional information related to this CEQA applicability/process determination, please contact the project planner, Jason Goff, at (760) 602-4643 orjason.goff@carlsbadca.gov. Sincerely, QL>1 DON NEU, AlCP City Planner DN:JG:sm Chris DeCerbo, Principal Planner Tecla Levy, Project Engineer File Copy Data Entry Planning Division 1635 Faraday Avenue, Carisbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 © CTV OF DFILE V (CARLSBAD Planning Division www.carlsbadca.gov April 8, 2013 Joey Blagg Prime Group Construction, Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: 2ND REVIEW FOR CUP 12-05/CUP 12-06/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN. The items requested from you eariier to make your Conditional Use Permits and Non-Residential Planned Development Permit, applications no. CUP 12-05 (Staybridge Suites), CUP 12-06 (Holiday Inn), and PUD 12-04, complete have been received and reviewed by the Planning Division. It has been determined that the application is now complete for processing. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. Please note that although the application is now considered complete, there may be issues that could be discovered during project review and/or environmental review. Any issues should be resolved prior to scheduling the project for public hearing. In addition, the City may request, in the course of processing the application, that you clarify, amplify, correct, or otherwise supplement the basic information required forthe application. At this time, the City asks that you provide five (5) complete sets of revised development plans, along with one (1) extra set of landscape concept plans so that the project can continue to be reviewed. The Citv will complete the review of vour resubmittal within 25 davs. In order to expedite the processing of your application, you are strongly encouraged to contact your Staff Planner, Jason Goff, at (760) 602-4643, to discuss or to schedule a meeting to discuss your application and to completely understand this letter. You may also contact each commenting department individually as follows: • Land Development Engineering Division: Tecla Levy, Associate Engineer, at (760) 602-2733. • Building Division: Will Foss, Building Official, at (760) 602-2716. • Fire Department: Greg Ryan, Fire Inspections, at (760) 602-4661. Sincerely, CHRIS DeCERBO Principal Planner CD:JG:sm 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 © CUP 12-05/CUP 12-05/PUD T2-04-ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN APRIL 8, 2013 PAGE 2 Attachments: 1. Landscape (PELA) Redlines dated 3/12/13 2. Engineering Redlined Plans and SWMP Report dated 3/25/13. c: ALPS Innovation, LLC, Attn: Sharad Khandwala, 621 South Highway 101, Solana Beach, CA 92075 Don Neu, City Planner Tecla Levy, Project Engineer Chris DeCerbo, Principal Planner Michael Elliott, PELA File Copy Data Entry CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN APRIL 8, 2013 PAGE 3 ISSUES OF CONCERN Planning: 1. Architectural Plans (Holiday Inn and Staybridge) - please submit the revised plans per the revisions made through email correspondence with Kevin Hobbs dated April Z"^ and April S**'. 2. Retaining Wall - The 6 ft. retaining wall located in the northeast corner of Parcel B appears to be encroaching into the 12 adjacent parking spaces causing them to fall below the minimum area (170 sq. ft.) requirement. In order to accommodate these parking spaces the wall will need to be setback into the slope slightly further. Unfortunately, this causes the wall to exceed 6 ft. in height and cannot be permitted. However, we can support splitting the wall into two (2) smaller retaining walls (each wall shall not exceed 42 inches) provided that a minimum three (3) feet plantable area is provided between the back of the lower wall and the face of the upper wall. Please revise. 3. Please update preliminary landscape plans to address the planting of the split retaining walls and the area in between as discussed above. 4. Civil Sheet C-3, please label retaining walls using symbol provided in legend. 5. Civil Sheet C-3, please add scale bar and north arrow. PELA (Landscape): Please note that the numbers below are referenced on the attached set of red line plans for ease in locating the area ofthe comment concern. Please revise plans accordingly. REPEAT COMMENTS 1. Completed. 2. Completed. 3. Completed. 4. Completed. 5. Completed. 6. Completed. 7. Please correct the graphic scale (it does not appear to match the 1"=30' scale). 8. Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. 2"'' Review: The applicant has responded: Maintenance responsibilities are to be provided by owner and have been identified on plans. See note 'M'." jr!^ CUP 12-05/CUP 12-05/PUD TZ-04-ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN APRILS, 2013 PAGE 4 The owner is not maintaining ail areas per the "Permissive Use Agreement". Portions are to be maintained by the Association. Please provide a maintenance exhibit atl" = 30' scale identifying maintenance responsibilities of all areas. Coordinate the exhibit with the "Permissive Use Agreement". 9. Completed. 10. Completed. 11. Completed. 12. Completed. 13. Completed. 14. Completed. 15. Completed. 16. All utilitios aro to bo scroonod. Landscape construction drawings will be required to show and labol all utilities and provide appropriate scrooning. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 2"'' Review: It appears that there may be conflicts between trees and some Ught poles. Please address. 17. Completed. 18. Trees shall be planted a minimum of 2' from curbs. Please also insure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. 2"" Review: Camphor and Quercus agrifolia trees are proposed within 3'-4' of hardscape which may cause future conflicts. Please review placements to minimize future hardscape damage. 19. Completed. 20. Completed. 21. Completed. 22. Completed. 23. Completed. 24. Completed. 25. Completed. 26. Completed. 27. Completed. CUP 12-05/CUP 12-05/PUD 12-04-ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN APRIL 8, 2013 PAGES 28. Completed. 29. Completed. 30. Completed. 31. Completed. 32. Completed. 33. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and water use plan) forthe next submittal. NEW COMMENTS lA. The Civil Plans indicate that the site to the east may be used as a borrow spoil site for final earthwork balance and grading is shown in this area. Please address the revegetation of this area addressing Landscape Manual requirements. At a minimum, this area will require hydroseeding and temporary irrigation to insure germination and establishment of the seed mix for areas with slopes 6:1 or less. Areas with slopes greater than 6:1 will require additional requirements as outlined in the Landscape Manual. 2A. The Civil Grading Plans appear to show grading within this area. Please show this area to be replaced with landscaping. 3A. Please show the landscape area between the back of walk and right-of-way as existing landscape to remain. 4A. The total landscape area per the architect's calculations on Sheet Al.l is 95,130 square feet. Please explain the different total used on the landscape plans (82,110 square feet). Make revisions as appropriate. 5A. Please revise the statement as appropriate. Recycled water is available. 6A. Please include all turf areas (including Festuca rubra) as Hydrozone 1. Modify calculations as appropriate. Engineering: 1. On Sheet C-1, Bioretention Basin Cross-Sections B-B and C-C, please show a minimum ponding depth per the SDHM bioretention sizing calculations. Ponding is required to allow infiltration of run-off into the engineered soil for treatment and capture of run-off in the gravel layer for storage to meet hydromodification requirements. Please revise bioretention cross-sections to include inlet/outlet structures to demonstrate how the 100 year storm run-off from the bioretention basins is discharged. Please also see red-lined comments on the returned site plans and revise accordingly. 2. On Sheet C-2, please show the proposed lot lines and areas for each parcel. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOLIDAY INN APRIL 8, 2013 PAGE 6 3. On Sheet C-3, please show existing and proposed easements for the proposed water main including water services, water meters, fire services and fire hydrants (see previous comment letter). 4. Please revise plans to comply with all other comments as shown on the returned set of red lined plans. 5. Please revise the preliminary SWMP report to comply with all comments as red-lined in the returned report. With your next submittal, please submit one copy each ofthe revised SWMP. 6. Please return all redlines with your next submittal. Flre: No Comments. Building: 1. Pursuant to Table IIB-6 of C.B.C, a project that is proposing 151-200 parking spaces is required to provide a minimum of 6 HC spaces. The project is only providing 5 HC spaces. Please revise to comply. 2. A complete code review will be performed when construction plans are submitted to the Building Division for plan check processing. « WebBbbServIet https://oeaaa.faa.gov/oeaaayextemal/WebBlobServlei Maii Piocesijiiig Center Fedatni .Aviation .Adiniiuslration Southwest Regional Office ObstiiictioH Evaluatiou Gioiip 2601 Meacliaiu Boiiievaid FortWorlluTX ~613T I.-;j.«e<l Date; 02 0" 2013 Joey Blagg Prime Group Construction 5045 Wilson Road Bakeii^field, CA 93304 httDs: eWKa) AelHRutical Study No 20i:-AWp.6S|0-bE RECEIVED MAR 1 1 2013 CITY OF CARLSBAD PLANNING DIVISION * * DETERMINATION OF NO HAZARD TO AIR NAVIG.ATION * * Tlie Federal Aviation AdiiiJJiisrtratioa ha*; cojidncted an aeronautjcal study under tJve provision? of 49 U.S.C. Section 44" 18 and if applicable Title 14 of tlie (^'ode of Federal Regnlatioit?, pail 7*^, concenuitg: Struchue: Location: Latitude: Loiigihule: Heights Bmlding Stsrv'bndge Smtes Caiisbad. CA 33-0"-48.44N NAD 83 117.1?-2''.S5W 396 feet site elevatiou (.SE) 42 feet above gioimd level (.AGL) 438 feet above mean sea levei (AMSL) Tius aeronautical !5tiidy revealed tItat the stnidme would luwe no snbstanlial adverse effect on the safe and efficient utilization oflhe navigable aiispace by airciaft or on tiie operation of an navigation facilities Tlieiefbie, piusiiant to the antiioritj' delegated to me, it is liereby deteiiiiined tiiat tiie stnictiue would not be a Itazard to air jm-^alioa provided Uie following conditioiMs) is(me) met: As a condition to tius Delenimialioii. tlie structure is niaiked lighted in accordance witli FAA Adnsoiy circular "0 ~460-l K Ciiaiige 2, Obstruction Marking and Lighting, red liglits - Ciiapteis 4.5(Red).<&12. It IS lequued tliat F.A.A. Fonn "460-2, Notice of .Actual Construction or Alteration, be e-iiled any time tlie project ii? abandoned or: _X_ .At least iO days pnor to stait of construction ("460-2, Pari I) Witiun days after the constnictioii reaches its gieatesl height (7460-2, Part ID See attacluuent tbi additional condilioii(s) oi intonnalion Tlie stnictnre considered wider (lus study lies in proxunit>' lo aa aiqjort and occupants may be subjected to noise fiom aiiciatl operating lo and from the aiipoit. Any lieiglit exceeding 42 teet above gioiuid lev el (438 feet above mean sea levei), will result in a substantial adverse eifect aiid would wan aiit a Deternimation of Hazard to .Air Navigation Tius detennination expues on 08 0" 2014 uidess: Pj^ge I of 8 1 of 8 3/11/2013 2:09 PW WebBlobServlet hflps://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei ' (a) the construction is stail^Ppiot necessaiily completed) and F.A.A Fonn ^pO-2. Notice of .Actual Construction or Alteration, is received by tius office. (b) e.xtended. rev ised, or tennmated by tiie issuing office (c) the coiLstiuction is subject to tlie licensing autiioiitv- of tlie Federal Coinnumicatioas Conunission (FCC) and an apphcation for a oonshiictioii pennit lias been filed, as required bj^ the FCC. witliin 6 montiis of tlie date of tliis deteunination. In such case, the detennination expires on the date prescnbed by the FCC tbr completion of constniclioii, or Hie date the FC('' clemes tlie ap|)licalioii NOTE: REQUE.ST FOR EXTENSION OFTHE EFFELTn'E PERIOD OFTHIS DETERMIN.ATION MUST BE E-FILED.AT LE.AST 15 DAYS PRIOR TO THE EXPIRATKDN DATE AFTER RE-E\'ALUATION OF CXIRRENT OPERATIONS IN THE AREA OFTHE STRU(nX?RE TO DETERMINE THAT NO SIGNIFICANT .AERONAltTICAL CH.ANGES RAVE OCOTRRED. YOUR DETERMIN.ATION MAY BE ELIGIBLE FOR ONE EXTENSION OFTHE EFFE<:TIVE PERIOD- Tius determination is sqibject lo review if an inteie.<ted pai1>' tiles a petition that is received by tlie F.A.A on or betbie Maicli 09, 2013. hi tlie event a petition for review is filed, it inwat contain a tiill statement of tlie basis upon wlucli ll IS made and be subimlled in Inplicate to tiie Manager, .Au\<pace Regulations <fc .ATC Piocedmes Group, Fedeiai Aviation Adminisfration, .Aiispace Regulations i't .ATC Procedures (jioup, SOO hidependeiice .Ave. SW, Room 423. Wasiiinglon. DC 20591 Tins determination becomes linal on March 19. 2013 miless a petition is timely filed, In wliich case, tius deteunuiation will not become final pending disposition of tiie petition Interested pailies will be notified of die grant of any review For any questions regai duig your petition, plea<!e contacl .Airspace Regula lioiis &. .ATC Piocediues Group via telephone ~ 202-26^-S~83 - or facsimile 202-26"^-932S Tills detennination is based, in part, on flie tbiegoiiig description wiiich includes specific coordinates, heights. fi^equency(ies) and power. .Any diaiiges in coordinates, iieigiits, and fieqnencies or use of gieatei povvei" wdi void tins deteinuiiafion .Any fiihire constnictton or alteration, mchidnig increase to iieights, power, or tlie addition of otiier ti ansnuttei s. requires sepai ate notice to tiie F.A.A, Tius detennination does uiclnde temporal^' constniction eqiupmeni sndi as cranes, denieks, etc., wliich may be u.'fed dimng actual constixiction of tiie stnichue However, tliis equipment siiall not exceed tiie oveixill heigiits as indicated above Equipment wliicii has a lieiglil greater tliaii tlie studied stnicture requiies sepaiate notice to tiie F.A.A Tills detennination conceiiL^ llie effect of tiiis stiiictme on tiie safe and efficient use of navigable au'.<!pace by aiicnift and does not relieve Iiie sponsor of compliance respoiu'ibiiilies reiatuig to any law. oidinaiice. or regulation of any Federal. State, or local govenmient body Any failure or inalfiuictioii liiat lasfcj more tlum tluxty (30) minutes and affects a lophglit or flasliing obstnicfioii liglit, legaidiess of its position, should be reported immediately to (877 ) 4S'^-6S67 .so a Notice to .Airmen (N('>T.AM) can be issued .As soon as (lie nonnal ojjeiation is restored, noti^' tiie same nimiber Tius aeioiiauticai stud}' considered and analyzed the unpact on existing and proposed ani val, depaitiue, and en route procediues tor airciaft operating nnder both visnal fl^it nil^ and iiistnunent flight niies; the impact on all existing and plaimed public-use aiiports, mililaiy aiipoits and aeronautical facilities, and tlie cumulative impact re.^iltiiva fiom tiie studied stnichue uiieii combined with Iiie impact of otiier existing or proposed stmctures The study disclosed that tlie descnbe<l stnichue would liave no substantial adverse eftect on au navigation Paee 2 of8 2 of 8 3/11/2013 2:09 PM WebBlobServlet _ https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei .An Account of tiie study fiiiduigs, aeici^Ptical objections received by the F.A.A dniui^^^ study (if any), and the basis for the FAA's deasion in tius matter can be tbimcl on tiie fbllowmg page(s) If we can be of fiutliei assistance, please contact Kaien McDonald, at (310 ) "25-655" On any fiituie conespondeiice conceming llus matter, please leter (o .Aeioiiantical Study Nimiber 2012-.AWP-6S10-OE Signature Control No: 172432996-182793726 ( DNH ) Jolui Pfige Manager, Obstmction Evalnation Group Attaclunenl(s) .Additional Liformation Case Descnption Map(s) Page 3 of8 3 of 8 3/11/2013 2:09 PM WebBlobServlet hQps://oeaaa.faa.gov/oeaaa/extemalAVebBlobServlei Additioni^forination for .ASN 2012-.A\VP-6810-OE ^ Tlie project submitted by Piime Gioup Constniction is for a 42-tt above gioiuid level (agl) Staybridge Siutes Hotel ill Carisbad, Calitbniia. Tins site point is located on risuig iiahual tem^m, approximately 1,13 nanhcal miles (NM) noi tiieast of tlie McClellan-Palomar (CRQ ) iinpoil refeience point. 4.438 feet diiect tiislance to tiie Riuiwaj' 24 pliysical approach end CRQ is the closest cn ilian public-use landuig area, and has a Field Elevation of 330 feet above mean sea level (amsl) The site elevation of tius stnictiue point is 396 feet amsi. Tlie stnichue lieiglit exceeds Uie obstnictioii standards of Titie 14 Code of Federal Regulafions (CFR) Parf ~" as tbllows: Seclion "^^ I "^Ca)(3) - (TERPS cnteiia); would penetiate the (."RQ RWY 06 40; I dqjaihue surface in tlie Initial Climb .Aiea (IC.A) by 2 teet (less tlian 35 feet) Mitigation The proposed stnicliue height would not require an mcrease in the e.xistiiig published departiue clmib giadieiit (eg), noi would it recpiire an inaease ui depaihne weatiier mmimiuiis. It qualifies as a 'low close-in' obstacle wilii climb gradient tenniiiafion altihide 200 feet or le.«!s above DER, and upon receipt from the sponsor ofthe "460-2 Part I, a note will be added lo the 'Take-off Muiimunis and (Obstacle) Depaiture Procedures in tlie U S Tennmal Procetiures publication Section 7" 19(d) by 28 feet, because of tliensing natural .*ite terrain, a height exceeding the CRQ Runway 24 .Approach Smface. Details of fiie proposal were cuailanzed as Public Notice in order to gatliet aeioiiaufical intbnnafioii. No Objecfions or Comments were received from tiie Piiblic Notice. Therefore, no fiullier attempt to negofiate tlie proposal to lower heigiits was considered necessaiy F.A.A an space evaluafion lias foiuid tiiat tiie adveise effect of this stiiictineis known. Tiiere is no significant aclvei se etTect on the aeronauhcal opei-ations or on tiie iitilify of Die navigable aiisi)ace overlymg tlie site Existmg obstacles and terram control the dev-elopineiit of fiiture approach and departire Listnmieiit Terminal Piocedures for CRQ Tliis does not affect tiie right lo pefifion for review delenninafions regarding sfiiictmes wliich exceed fiie subject obstnicfion staiidaid The installation of red obstnicfion iiiditiiig will mifigate impact on appioaclu depaiUne, ;uid traffic pattern operations coiidncted at CRQ. AERON.AimC.AL STL5DY FOR POSSIBLE EFFECT UPON THE OPER.ATION OF .AN AIR NAMGATION AID: - None. AERONAUTICAL STUDY FOR POSSIBLE INSTRUMENT FLIGHT RULES (IFR) EFFECT DISCLOSED THE FOLLOWING - The stnichue would liave no effect on any existing or proposed IFR amval depailiue routes, operafions, or procedmes - The stnichue would liave no etfecl on any existing or proposed IFR en route routes, operafions. or procedures. - The stnichue would Itav e no effect on any existing or proposed IFR niiiumum tlight altihides Page 4 of8 4 of 8 3/11/2013 2:09 PM WebBlobServlet httDs://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei .AERON.AirriCAL STUDY FOR PO^pSLE \TSU.AL FLIGHT RULES (A'FR) EF^T DISCLOSED THE FOLLOWING: - The sttuchiie would liave no effect on any existing or proposed \'FR anival or depailiue routes, operations or procedures. -The stnichue would not confbct with auspace refpiiied lo conduct nonnal VFR tiatfic pattern operafioas al any laiowii pubiic use or mili tan' aiipoits - The stiiichiie would not penetiate fiiose altitudes normally coiisideied av ailable to aiiinen fbr \'FR en route flight. - Jlie stiiichue sliall be appropriately red obstnicfion lighted to make it mote coiis|)icuoiis to auiueii flying in \'FR weather conditions at nigdiiF The cmimlahve unpact of llie stnicture. when combined witii other existing stnichues is not considered significant. Study did not disclose any adverse effect on existing or proposed public-use or mifitaiy auports or navigational facilifies. Nor would tiie stnicture affect tiie capacity' of any known existing or plaimed civilian public-nse or militaiy aiiport Therefore, it is deteiinuied fiiat fiie stnichue would not have a substantial adverse efiect on tiie safe and efficient utilizatioa of fiie navigable auspace by aircraft or on any mr navigation facilitit- ami would not be a hazard to au luivigafioii Tliis determfiiafion. issued in accordance witii Pai1 ^7 concerns fiie effect of flie stnichue on fiie safe and efficient use of fiie navigable aii,-?pace by aircraft mid does not relieve the sponsor of any compliance respon.<ibilifies relating to laws, ordinances, or legiilations of any Federal, state, or local goveriuiieiital bodies. Deteiniinafioiis. wliich aie issued ui accordance vvitii Pail "". do not .supersede or oveiiide miy state. coiuit>-. or local laws, avigation easemenis, or or(tinaiices, or local zoiung maxinnuii heights Page 5 of8 5 of 8 3/11/2013 2:09 PM WebBlobServlet hftns://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlff Case ^ription for .ASN 2012-^A\VP-«810-OE ^ New t^'oa^tniction of hotel BuUcUng and parking lot Page 6 of8 6 of 8 3/11/2013 2:09 PM WebBlobServlet S Map for ASN 2012-A\VP-6810-OE s://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei Page " ofS 7 of 8 3/11/2013 2:09 PM WebBlobServlet Sect4||l Map for ASN 2012-A\VP-<>810-OE ^ s://oeaaa.faa.gov/oeaaa/extemal/WebBlobServle Asbs.f57.8 VISTA <, OCEANSID^ 72 7. MC'CLC iVPAi!OMAR (CIRQl ^ Paee S ofS of 8 3/11/2013 2:09 PM WebBlobServlet httDs://oeaaa.faa.gov/oeaaa/extemal/WebBlobServle httDs:/ 'HBaii Mail Processing Center .AeHBRufical Shidy No Fedeial .Aviafioii .Admiiustralion 2012-.AWP-68I l-( >E Soutiiwest Regional Of6ce Obstniction Evaluafion Group 2601 Meacliam Boitievai d FortWoiMuTX ^613" Lssued Date: 02 07 2013 RECEIVED Joey Blagg MAR 1 1 2013 Pnme Group Constmction CITY OF CARLSR AR 3045 Wilson Road D, AMMIMX^/W. Bakersfield. CA 93304 PLANNING DIVISION * * DETERMINATION OF NO HAZARD TO AIR NAVIG.ATION * * Tlie Federal .Aviation .Adiuuusti^tion iias conducted an aeronautical study under file provisions of 49 U SC. Section 44~18 and if applicable Tifle 14 of tlie Code of FedeM Regulafions. pail 7^, coiiceniing: Stnicliue Btulding Slaybndge Suites Location: Caiisbad. CA Lafitnde: 33-07-4"' 92N NAD 83 Longihule: ir-l.^-2"S9W Heigiits; 396 feet site elevafion (SE) 42 feef above giound level (.AGL) 438 feet above mean sea levei (AMSL ) Tius aeronautical !?hidy revealed that the stnictiue ivoitid have no .•substaiifial adveise effect on tiie safe and efficient utilization ofthe navigable auspace by airciaft or on tiie operation of au navigation tacdifies. Therefore, piusuant to fiie aufiiorit>- delegated to me, it is hereby detennined fliat flie stnichue w ould not be a hazard to air navigafion provided tiie foUovvmg coii(litioa(s) is(are) met: .As a condifion to tius Deteniiinatioii. the sfinchireis marked liglited ui accordance with F.A.A .Ad\isoiy cirailar 70 7460-1 K Change 2, Cibstniction Marldtig and Lighfing. red liglits - Chapters 4,5(Red).c<il2. It IS leqimed tiiat F.AA Form "460-2. Notice of Achial Constniction or .Alteiafion, be e-tiled any lune tiie project is abandoned or: X .At least 10 days pnor lo stall of constniction (7460-2, Pail I) X Witiun 5 days after the conshiictioa reaches its greatest height (^460-2, Part II) See attacluneni for addifional coiiclifioii(s) or iiitbnnalioii The stnictnre considered wider tius study lies in proximit)' lo an auporl and occupants may be subjected to noise trom aiiciaft opeiafing lo and from the airport. Any lieiglit exceeduig 42 teet above ground level (438 feet above mean sea levei). will result in a siibstaiifial adveise effect and would waixanl a Deternimation of Hazaid to .Air Navigafioii Tius deteniiiiiahoii expiies on OS 0" 2014 uniess: Page I of8 lof 8 3/11/2013 2:08 PM WdbBlobSeTvlet _ https ://oeaaa. faa.gov/oeaaa/ extemal/WebB lobServlei (a) the coiistnichonis stail^Pkiol iiecessaiily completed) and F.A.A Form ^M)-2, Notice of.Achial Constniction or Alterafion, is received by tius office (b) extended, revised, or teniiuiated by flie issmng office (c) the constniction is subject to tiie licensing autiioiily of Uie Federal Comimuucafioiis Commission (FCC) and an application for a coiishiicfioii pennil lias beeii filed, as required by the FCC. witliin 6 montiis of tiie date of tlus detemiination. In such case, the detennination expues ou the date prescribed by the FCC for completion of coitstnictioii, or die date Uie FCC clemes the application NOTE: REOUE.ST FOR EXTENSION OF THE EFFECTn E PERIOD OFTHIS DETERMIN.ATION MUST BE E-FILED .AT LEAST 15 DAYS PRIOR TO THE EXPIR.ATION DATE AFTER RE-E\'ALUATION OF (7URRENT OPER.ATIONS IN THE AREA OFTHE STRUtnT?RE TO DETERMINE TH.AT NO SIGNIFICANT AERONAimCAL ORANGES RAVE OCCT5RRED. YOUR DETERMINATION NLAY BE ELIGIBLE FOR ONE EXTENSION OFTHE EFFECTIVE PERIOD Tlus determinafion is subject lo review if an interested pai1>- files a petition fiiat is received by tiie F.A.A on or before Maich 09, 2013. In Uie event a pefifion for review is filed, it iinist contain a fitil statement of Uie basis upon wlucli il IS made and be subimlled in hiplicate lo tiie Manager. Auspace Regnlafioiis Sc ATC Piocediues Group, Fedeial Aviation Administration, Aiispace Regulafions & ATC Procedures Choup, SOO Independence .Ave. SW, Room 423. Wasiiinglon. DC 20591 Tlus determination becomes final on March 19. 2013 luiless a petition is timely filed, In wlucli case, fius detennuiation will not become fin.Tl peiidmg disposifion of tiie petifion. Interested pai hes will be notified of tiie grant of any review For any questions regaidmg your petition, please contacl .Airspace Regulations .ATC Piocediues Group via telephone ~ 202-26''-S783 - or facsuiiile 202-26'^-9328. Tills determination is based, in part, on tiie tbregoiiig description wluch includes specific coordinates, lieiglits, frequeacy(ies) and power. .Any cliaiiges in coordinates, iieiglils, and fieqnencies or use of greater powei" will void tius determuiation .Any fiihne constniction or alterafion, mcludmg increase to heights, power, or Uie addition of otiier transmitters, leqmies sepai ate notice to tiie F.A.A, Tlus <leteniiinatioti does include temporaiy conslnictioa eqiupmeni sndi as cranes, deiricks, etc , wliich may be used dming achial conshiicfion of tiie stnichue Howev-ei, Uiis eqiupmeni sliaU not exceed tiie oveitill lieiglils as indicated above Equipment wlucli has a iieiglil greater tiian file studied stnichue reqniie.*: .separate nofice to tiie F.A.A Tlus determiiinfion conceiiLs Uie effect of fius stnictiue on tiie safe and efficient use of navigable au'.space by auciaft aad does not relieve tiie sponsor of compliance responsibilities reiatuig lo any law, ordinance, or regulation of any Federal, State, or local govenmient body Any failure or inalfiuictioii fliat lasts more Uuui Uiiitj' (30) minutes and affects a lop Uglil or fiasliing obstnicfion light, legaidless of its position, should be reported immediately to (877) 48"-6S67 .s-o a Notice to .Ainaen (N(.>T.AM) can be issued .As soon as Uie normal 0})eration is restored, notify flie same nimiber Tlus aeronautical shidy considered and analyzed Uie unpact on existuig and proposed anival, depaitiue, and en ronte procediues fijr aircraft operating under both visnal fliglit mles and iiistnuiient flight nties; the impact on all exisfing and plaimed public-nse aiiports, mifitaiy aiipoits and aeronautical tacilities, and Uie coumdafive impact re.sidting fiom flie studied stnichue when combined with flie impact of otiier existing or proposed stnichues The shidy disclosed fiiat flie descnbed stnichue would have no substantial adveise eftect on air navigation Page 2 of8 2 of 8 3/11/2013 2:08 PM WebBlobServlet https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei .An account of flie shidy fiiiduigs. aerd^pfical objections receive<l by tiie F.AA diinn^^B study (if any ), and the basis for fiie F-A.A's decision in tius matter can be fbuncl on tiie fbllowuig page(s) If we can be of fiullier assistance, please contact Karen McDonald, at (310 ) "25-655" On any fiiture conespoudence coiiceniing fliis matter, piea^^e refer lo .Aeronautical Study Nnmber 2012-.AWP-6SI 1-OE Signature Control No: 172432997-182793665 ( DNH ) Jolui Page Manager, Obstmction Evaluafion Group .AttaciuneiiKs) Additional fiifonuafion Case Descnption Map(s) Page 3 of8 3 of 8 3/11/2013 2:08 PM WebBlobServlet https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei .Addition^formation for .ASN 2012-A\VP-6811-OE(^ The project submitted by Piime Group Constiuction is for a 42-ft above groiuid level (agl) Staybridge Siutes Hotel Ul Carkbad, C-afitbniia Tliis site point is located on li.'iing iiahual temiin, approximately 1,13 nautical miles (NM) noitlieasi of tiie McClellan-Palomar (CRQ) anpoil refeience poiiil; 4,432 feel diiect distance to flie Riuiwav' 24 physical approach end C'RQ is fiie closest civilian pubfic-nse landuig area, and has a Field Elevation of 330 feel above mean sea level (amsl) The site elevafion of tius sti'uchue point is 396 feet amsl The stnichue height exceeds tiie ob.«hiicfion standaids of Titie 14 Code of Federal Regulations (C"FR) Part " as tbllows: Section ""17(a)(3) - (TERPS cntena). would penetiate the CRQ RWY 06 40:1 depaihue surface in Uie fiiifial Climb .Aiea (IC.A) hy 3 feet (iess flian 35 feel). Mitigation The proposed stnichue lieiglit would not reqmre an mcrease ui tiie existing pnbli.'ilied departiue climb gi^athent (eg), nor would it recpiire an inaease m depaihue weatiier inuumiuns. It qualifies as a 'low close-in' obstacle wifli cfiinb gradient tennuiafion altihide 200 feet or less above DER, and upon receipt from flie sponsor of file 7460-2 Pait I, a note will he added to the 'Take-off Muiinnmis and (Obstacle) Depailure Procedures in flie U S, Tennmal Procedures publication Section 7" 19(d) by 29 feet, because of tliensing natural site terraui. a lieiglit exceeding the CRQ Runway 24 .Approach Smface DetaUs of flie proposal were ciicidarized as Public Notice in order to gaUiet a^oiiautical intbimafion. No Objections or C^'oaimeats were received fiom flie PubUc Notice. Therefore, no fiirther attempt to negotiate tiie proposal lo lower heigiits was considered necessaiy F.AA auspace evaluafion lias foiuid tiiat tiie adveise effect of tlus shiicture is known. Tlieie is no sigiuficant advei se etTed oa the aeioiiaufical operations or on tiie ntiUfy of tlie navigable aii.s|)ace overlymg the site Existuig obstacles and terram coiihol fiie dev elopment of fiihue approach and depailiire Listnmieiit Termuial Piocedures for CRQ. Tliis does not affect Uie right to pefifion for review detennuiafioiis regarding shuchues wliich exceed fiie subject obstnicfion staiidaid The installation of red obstnicfion figlitiiig wiil mifigate impact on approach, depaihue, and traffic pattern operations conducted at CRQ. .AERON.AirnC.AL STL'DY FOR POSSIBLE EFFECT UPON THE OPER.ATION OF .AN AIR NA\TGATION AID - None, AERON.Al.TICAL STUDY FOR P<.1SSIBLE INSTRUMENT FLIGHT RlfLES (IFR) EFFE(rr DISCLOSED THE FOLLOWING: - The stnichue would liave no eftect oa any e.xisting or proposed IFR amval depaitiue routes, operations, or procedures. - The stnichue would liave no effect on any existing or proposed IFR eu route routes, opeiafioiuv, or procediues. • The stnichue would liave no elfect on any e.xisting or proposed IFR miiumimi fiiglit alhhides Page 4 of8 4 of 8 3/11/2013 2:08 PM WebBlobServlet hl|ns://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei AERON.AirriCAL STUDY FOR PCJ^pLE \TSUAL FLIGHT RULES (\ FR) EF1||^ DISCLOSED THE FOLLOWING - The sUnchne woiJd Iiave no effect on any e.\isting or proposed \'FR airival or depaihue routes, operations or procedures. - The stnichue would aot confbct with aiispace re<piired lo con<luct nonnal VFR twftic pattern operafions al any known public nse or miiitarv' aiiports - The stnichue would aot penetrate fliose altihides normally considered av ailable to aiiinen tbi VFR en ronte fligiit. - Tlie sh^ichne shall be appropriately red obstmction ligliled to make il more coiistiMcuous lo ainueii flying in \YR weatiier conditions at iiiglit The cuiiiniafive unpact of Uie stnicture. when combined witii otiier existuig stnichues is nol considered significant- Sttidy did not <hsciose any adverse effect on existuig oi proposed public-use or mifitaiy auports or navigational facilities. Nor would tiie stnichue affect tiie capacity of any known existing oi plaiuied civfiian pubfic-use or mdilaiy aiiport Tiieiefbre, it is determined that flie stnichue would not have a substantial adveise eftect on the safe and efficient uldizatioa of flie navigable auspace by aircraft or on any mr navigafioii facilify and would not be a hazard to au luivigalioii Tliis determuiation, issued in accordance wifli Pai1 ^7, concerns flie eft"ecl ofthe shuchue on fiie safe and efficient use of Uie navigable mrspace by aircraft and does not relieve flie sponsor of any compliance lespoiL^ibfiifies relating to laws, ordinances, or regulations of any Federal, state, or local govenuiiental bodies. Deteiinuiatioiis, wliich aie issued ui accordance vvitii Pail "", do not supersede or ovenide any state, comity, or local laws, avigation easements, or ordinances, or local zoning iiiaxiiumii heights Page 5 of8 5 of 8 3/11/2013 2:08 PM WdbBlobSetvlet ^|j|^s://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei Case: ^ ^s: j^ription for .ASN 2012-AWP-6811-OE 9 New Constmction of hotel Buildmg and paikuig lot Paee 6 of8 6 of 8 3/11/2013 2:08 PM WdbBlobServlet \ <'i Mo). for .ASN 2012-A\M'-(iSl ]-( )K s://oeaaa.faa.gov/oeaaa/extemal/WebBlobServle Page " of8 7 of 8 3/11/2013 2:08 PM WdbBlobServlet Sfct^l M;i|> for ,\SN 201 2-.\\^ P-6S1 l-OF pr s://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei <5» CARLSBAD • ^ m ^f~% * '(502) -^^N.^ * Page 8 ofS 8 of 8 3/11/2013 2:08 PM WebBlobS(srvlet < I https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei Mail Processing Center FedeiTil .Aviafioii Admiiuslration Southwest Regional Office Obshnction Evaluation Group 2601 Meacliam Boidevaid Fort WoilluTX "613" httDS ereHai .AeiHaufical Shidy No 20I2-.AWP-6SI2-OE hme(\ Date: 02 0" 2013 Joey Blagg Prime Group ("oiistmctioii 3045 Wilson Road Bakeisfielcl. CA 93304 RECEIVED MAR 1 1 2013 CITY OF CARLSBAD PLANNING DIVISION * * DETERMINATION OF NO HAZARD TO .AIR NAVIG.ATION ** Tlie Federal .Aviation Adiniiustiafioii has conducted an aeronautical shidy under the provisions of 49 U SC. Section 44718 and if applicable Tifle 14 of Uie Code of Federal Regitiafioiis, pail 77. conceming: Stnichue: Location: Lafitude: Longihule: Heights Bmldiag Slaybndge Smies Carlsbad. C.A 33-07-4" 94N NAD 83 11%15-26.47W 396 feel site elevafion (SE) 42 feet above giound level (.AGL) 438 feet above mean sea level (AMSL) Tius aeronautical .s-fiidy revealed that the stnictiue would have no .<ubstanfial adveise effect on flie safe and efficient utilization oflhe navigable airspace by airciaft or on tiie operation of air navigation faciUfies Therefore, piusuant to fiie awUiorify delegated to aie, it is hereby detennined fluil tiie stnichue would not be a hazard to air navigation provided tiie following coiulition(s) is({ue) met: .As a condition to tius Detennination. the shiichire is marked lighted m accordance vvifli F.A.A .Advisoiy circidar 70 7460-1 K Change 2, Cflwtniction Marlcii^ and Lighfing, re<l ligiits - Chapters 4,5(Red),<.<tl2 It IS reqiuied tiiat F.AA Fonii ''460-2, Notice of .Achial Constmction or Alteration, be e-tiled any tune tiie project is abandoned or: .At least 10 days pnor to stail of coiistnicfion (7460-2, Part I) X Witiua 5 days after the constniction reaches its gieatesl height ("460-2. Part ID See attacluneni fbr addifional coiicUfion(s) or infonnalion The stnictnre considered wider tius study lies in proxuiiit>' lo an airijorl and occupanis may l>e subjected to noise fiom auciaft opeiafing to aad from the airport. .^Any lieiglit exceeding 42 fieet above giound level (438 feet above mean sea level), will result in a substantial adveise elfect and wotdd wanaiit a Determination of Hazard to .Air Navigation Tia*: detennuiation expiies on OS 07 2014 unless: Page I of8 1 of 8 3/11/2013 2:08 PM WebBlobServlet https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei ' (a) the coiistmchoii is star^p^nol iiecessaniy completed) and F.A.A Form ^|^-2. Notice of .Achial Coii.«tmcfion or ..Alteration, is received by fius office, (b) extended, revised, or tennmated by flie issuing office ( c) the constniction is subject to tiie licensing autiioritv- of tiie Federal Comiiiimications Commission (FCC) and an apphcation for a consbuction pennil lias been filed, as required by the FCC. witliia 6 monflis of tiie date of tliis deteunination In such case, the detennuiation expires on Uie date prescnbed by the FCC for completion of constniction, or the date Uie FCC clemes the application NOTE: REQUE.ST FOR EXTENSION OF THE EFFECTI\ E PERIOD OFTHIS DETERMIN.ATION MUST BE E-FILED AT LEAST 15 DAYS PRIORTO THE EXPIR.ATION DATE .AFTER RE-EVALU.ATION OF aiRRENT OPER.ATIONS fN THE AREA OFTHE STRU(m.?RE TO DETERMINE TRAT NO SIGNIFICANT .AERONALITIC-AL CRAN(JES RAVE OCCTIRRED. YOUR DETERMINATION NLAY BE ELIGIBLE FOR ONE EXTENSION OFTHE EFFECTIVE PERIOD Tlus determination is subject to review if an uiterested pai1\- files a petition tiiat is received by tiie F.A.A on or betbre Maich 09, 2013. In Uie event a petifion for review is filed, it amst contain a fiiU statement of fiie basis npon wluch it is made and be submitted in hiplicate to tiie Manager. .Auspace Regulations &. ATC Procedures Group, Fedeial Aviation Adnuiusti-ation, .Aiispaoe Regidatioas & ATC Procedures (jioup, SOO Independence .Ave. SW. Room 423. Wasliuigton, DC 20591 Tills detenuiiiation becomes final on March 19, 2013 miless a petition is timely filed. In wluch case, fius detennuiation will not become final pending disposifion of tiie petition fiiterested pai-ties will be notified of tiie grant of any review For any questions regai duig your petition, please contact .Airspace RegiUatioiis & .ATC Procediues Group via telephone ~ 202-26"-S"^83 - or facsunile 202-26"'-9328 Tills detennuiation is based, m part, on tiie fbregomg descripfion wlucli includes specific coordinates, heights. frequeiic\'(ies) and power. .Any changes in coordinates, lieiglils. and fieqnencies or use of greater powei wdi void tius deteinuiiation .Any fiihue constmction or alteiafion, mcludmg increase to heights, power, or fiie addition of otiier traivsnutters. requires .'•epai ate notice to tiie F.A.A Tlus detennination does include tem|>orai3' constniction eqiupmeni sndi as cranes, denieks, etc., wliich may be H.sed dimiig achial conshiicfion of tiie sfiiichue Howev-er, Uiis equipment sliaUiiot exceed flie overall heigiits as indicated above Equipment wluch has a lieiglit greater tiian flie shidied stnichne reqiuies .<!eparale nofice to tiie F.AA Tliis detennination concenu* flie eftect of fius stnichue on tiie sate and efficient use of navigable au'.space by aii ci aft and does not relieve the sponsor of compliance responsibilities reiatuig to any law. ordinance, oi regulation of any Federal, State, or local goveriuiieat body Any fadiire or inalfiuictioii tiiat lasts more tiian Uiirt>' (30) miiuites and affects a top Hglit or flasliing obstnicfion liglil, legaidless of its po.«itioii, sliould be reported immediately to (877) 48"-6S67 so a Notice to .Auiiien (NOTAM) caa be issued As soon as Uie normal oiieration is restored, notify' flie same nnmber. Tius aeronautical shidy considered and analyzed tlieuiip£ict on existuig and proposed anival. depaitiue, and en route procedmes tbr aircraft operating imder both visnal fligiit mles and iiishiuneiit flight nties; the impact on all e.\istiiig and plaimed pubhc-nse aiiports, mdilaiy aiipoits aad aeionaiitical tacdities, and flie cmaidative impact ie.?iiltii^ fioni the shidied stmchiie when combined with flie impact of otiier existing or proposed stnictures. The shidy disclosed that the descnbed shuchue would have no substantial adverse eftect on au navigafioii Patte 2 of 8 2 of 8 3/11/2013 2:08 PM WebBlobServlet httns://oeaaa.faa.gov/oeaaa/exteraal/WebBlobServlei .An account of flie shidy fiiiduigs, aer^^tical objections receive<l by Uie F.A.A diirm^^P study (if any), and the basis for fiie FAA's decision in tiiis matter can be found on tiie fbllowmg page(s) if we can be of fiulher assistance, please contact Kaieii McDonald, at (310) "25-6557 C)n any fiitme conespoudence coiicenuiig tiiis matter, please reter to .Aeronautical Shidy Number 2012-.AWP-6S12-OE Signature Control No: 172432998-182790748 { DNH ) Jolui Page Manager, Ob.*!tnidioii Evalnation Group .Attacluiienl(s) -Additional fiifonuafion Case Desciipfioa Map(s) Page 3 of8 3 of 8 3/11/2013 2:08 PM WebBlobServlet hltPs://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei .Addition^formation for .ASN 2012-.A\VP-68I2-OEf^ The project submitted by Piime Group Constniction is for a 42-ft above gioiuid level (agl) Staybridge Siutes Hotel in C^arlsbad, Cahfomia, Tliis site pomi is located on rising iiahual tenam, approximately 115 nautical miles (NM) norfliea.<l of tiie McCleUan-Palomar (CRQ) anpoit reference point, 4,553 feet diiect lUslance to file Ruiiwav,^ 24 physical approach end, CRQ is flie closest civifian public-use landuig area, and has a Field Elevation of 330 feet above mean sea level (amsl) The site elevation of tius shuchue point is 396 teet amsl. The stnichue lieiglit exceeds tiie obshnction standards of Titie 14 Code of Federal Regulafions (CFR) Part as tbllows: Section "^^ 19(d) by 26 feet, because of Uie using iiatiual site terraui, a height exceeding the CRQ Rmiway 24 .Approach Surface Detads of flie proposal were cuculanzed as Pubhc Nofice ui order lo gather aeioiiaufical uitbnnation. No Objections or Commeats were received fiom flie Public Notice Theretbie, no fiullier attempt to negofiate tiie proposal to lower heigiits was considered necessary F.AA auspace evaluafion has found tiiat tiie adveise effect of tliis stmchire is known, Tlieie is no sigiuficant adveise etTed on Uie aeronautical opeiatioiis or oa tiie utilih' of Uie navigable auspace overlymg the sile. Existing obstacles and terram conh ol flie development of fiihue approach and departiue Instmment Termuial Piocediues for CRQ Tliis does not affect tiie nght lo pefifion for review deteiminatioiis regarding shuchues wluch exceed tlie subj ect obstnicfion standard The installation of red obstmction hgliluig will mitigate impact on approacii, depaitiue, and traffic pattern operations conducted at CRQ. AERON.AUTICAL STUDY FOR POSSIBLE EFFECT UPON THE OPER.ATION OF .AN AIR NA\ IG.ATION AID: - None. AERON.AUTICAL STUDY WR P(3SSIBLE IN.STRUMENT FLIGHT RULES (IFR) EFFECT" DISCLOSED THE FOLLOWING: - The stiriiclure would have no effect oa any existing or proposed IFR amval depaiture routes, operations, or procedures. - The shuchue woidd liave ao eftect oa any existing or proposed IFR en route routes, opeiafions, or procedures. - The stiiichire would liav-e no effect on any e.xisting or proposed IFR miimiium thglil altihides AERON.AUTICAL .STl?DY FOR msSIBLE \1SUAL FLIGHT RULES (^'FR) EFFECT DISCLOSED THE FOLLOWTOG - The shuchue woidd liave no eftect oa any existing or proposed \'FR airival or depaitiue routes, operations or procedmes. Page 4 of8 4 of 8 3/11/2013 2:08 PM WebBlobServlet hltps://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei - Tlie sftiichiie would not conflict wil^^space required to conduct normal \'FR tiai^pattern operations at any laiown pubfic use or mditaiy auports. -The stnichue would aot penetrate those altitudes normally considered available lo anmeii for \TR en route flight, -The stnichue siiall be appropriatefy red obstmction ligliled to make it more conspicuous lo ainnea flying in \TR weatiier condifions at niglU The cumulafive inipact of Uie shiicture. when combined vvitii ofliei existing stnichues is nol coasidered .significant. Sttidy did aot disclose any adverse effect oa exisfing or proposed pnblic-use or lailitmy aiiports or navigational facilifie,s Nor would tiie stmchire aftect tiie capacify of any known edsfiiig or plaiuied civilian pHblic-u.«e or niililarj' aiiport Tiierefore, it rs determined fliat flie shuchue woidd not have a substantial advers.-e effect on the safe and efficient utdizafion of flie navigable au space by aircraft or on any au navigation facifify and would not be a hazard to air navigation Tliis detennination, issued in accordance witii Pait "^7, concerns flie eftect of Ihe stnichue on flie safe and efiicient nse ofthe navigable air.space by aircraft and does not relieve flie sponsor of any compfiaiice responsibihties relating to iaws, onUnaiices, or regitiafioiis of any Federal, state, or local goveiiunental bodies. Deteiminatioiis, wluch are issued ui accordance witii Pait "7, do not supersede or ovenide any state, comity, or local laws, avigation easements, or ordinances, or local zoiuag aiaxuuum heights Page 5 of8 5 of 8 3/11/2013 2:08 PM WebBlobServlet hltps://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei tons Case l^ription for .ASN 2012-A\VP-6812-OE ^ New Consttuctioa of hotel Buildmg and paikuig lot Patse 6 of 8 6 of 8 3/11/2013 2:08 PM WebBlobServlet \'erM ^[;l]l for ,AS|\ 2o] 2-A\\ P-dSl 2-( )K s: // oeaaa. faa .go v/oeaaa/extemal/W ebB lobServlei r Page " of8 7 of 8 3/11/2013 2:08 PM WebBlobServlet SectMl Map for \S?< 2012-A\VP-6812-OE s://oeaaa.faa.gov/oeaaa/extemal/WebBlobServle Page 8 of8 of 8 3/11/2013 2:08 PM WebBlobServlet httj«://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei Mad Processing C'eiiler .AeMmifical Shidv' No Federal .Aviation Admiiuslration 2012-AWP-6813-OE Soutiiwest Regional Office Obshnction Evaluation Gr oup 2601 Meacliam Boidevaid Fort Worth, TX 7613" RECEIVED I.ssiie<l Date 02 0-^ 2013 ...^ , . ^^^^ MAR 1 1 2013 p''^!'^' r CITYOFCARLSBAD Pnme Group Construction -v, .MILI,...^ 3045 WdsonRoad PLANNING DIVISION Bakersfield. CA 93304 * * DETERMINATION OF NO H.AZARD TO AIR NAVIG.ATION ** Tlie Federal Aviation .Adniuustiatioii has conducted an aeronautical shidy under flie provisions of 49 USC. Section 44"1S and if applicable Titie 14 ofthe Code of Fedeitd Regidafions. part 7*^, concenung: Stnicliue: Biulding Stav'bndge Siutes Location Caiisbad. C.A Lalihide: 33-07-46 83N NAD S3 Longihule: 1 T-l5-26 46W Heights 396 feet site elevation (SE) 42 feef above giound level (.AGL) 438 feel above mean sea level (.AMSL) Tlus aeionaiitical shidy revealed fiiat flie shnctiue woidd have no snbstanlial adveise effect on tiie safe and efficient utilization of flie navigable auspace by airciaft or ou tiie operation of air navigation facilifies Theretbre, piusuant to flie autiiority delegated to me, it is hereby defeniuned tiiat tiie stnichue would not be a hazard to air navigation provided tiie following coiiditioii(s) is!{are) met: .As a condition to tius Deteniunatioii, fiie stiiicture is maiked lighted m accordance wifli F.A.A .Advisoiy circular "'O 7460-1 K Change 2, Obstnidion Markup and Lighfing. red liglits - Clia|)teis 4,5(Red),A12. It IS reqimed tiiat F.AA Fonn "460-2, Nofice of .Achial Constnidion or Alteration, L>e e-filed any lune tiie project is abandoned or: .At least 10 days pnor to stait of coiishiictioii (7460-2, Part 1) X_ Witiun 5 days after the constniction reaches ils gieatesl height (^460-2, Part II) See attacluneni fbi adcfitional coiKUhoa(s) or iiifonaalioii The sliuchue considered wider flus study Ues in proxiniit>- lo aa airi)oit and occupants may he subjected to noise fiom auciaft opeiafing to and from fiie aitpoit. Any lieiglit exceeding 42 teel above giound level (438 feet above mean sea level). wiU resifll m a substaiifial adveise effect and would wanaiit a Determuiation of Hazard to .Air Nav igafioii Tius detenuiiiation expiies oa 08 07 2014 uide.<!s: Page 1 of8 lof 8 3/11/2013 2:07 PM _ https://oeaaa.faa.gov/oeaaa/ the constmction is stait^^iot iiecessaniy completed) and F.A.A Form ^^-2. Notice of .Achial WebBlobServlet https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei (a) Constniction or .Alterafion, is received by flus office. (b) extended, rev ised, or tennmated by flie issuuig office (c) the constmction is subject to tiie licensing antiioiitv- of Uie Federal Commmucations C^ommission (FC(7) and an apphcation for a conshiictioii pennil iias been filed, as required by the FCC. within 6 monflis of tiie date of fliis detennuiation. In such case, flie detenuuiafion expues on Uie date prescribed by the FCC tbr completion of constniction, or the date Uie FCC deiues the application NOTE: REQUE.ST FOR EXTENSION OF THE EFFEC"TI\ E PERIOD OFTHIS DETERMIN.ATION MUST BE E-FILED .AT LEAST 15 DAYS PRIOR TO THE EXPIR.ATION DATE .AFTER RE-E\'.ALU.ATION OF CURRENT OPERATIONS IN THE AREA OFTHE .STRUCH-'RE TO DETERMINE THATNO SIGNIFICANT .AERON.ALmCAL CRAN(JES RAVE OCCURRED. YOUR DETERMINATION NLAY BE ELIGIBLE FOR ONE EXTENSION OFTHE EFFECTIVE PERIOD. Tius detennination is .^qibjecf to review if an uiterested paify- files a petition that is received by tiie F.A.A on or betbre Maich 09, 2013. In Uie event a petifion for review is filed, it iinist contain a fiiU statement of Uie basis upon wluch it IS made and be subimlled in hiplicate to tiie Manager, .Auspace RegiUations &. ATC Piocedures Group, Federal .Aviafioii Administrafion, Airspace Regidafions & ATC Procedures (jioup, SOO hidependeiice .Ave. SW, Room 423. Wasiiinglon, DC 20591 Tiiis detennuiation becomes final on March 19, 2013 ludess a pefifion is timely filed. In wlucli case, tius detennuiation wdi not become fiiud penchng disposifion of tiie petition. Interested pailies will be notified of tiie grant of any review For any quesfions regaiduig your petition, plea'se contact .Airspace Regidatioiis .ATC Procediues Group via telephone ~ 202-26^-8-83 - or facsuiide 202-267-9328 Tlus detennuiation is based, m part, on tiie foregoing description wluch includes specific coorchiiates, heights, freqttency(ies) and power. .Any cliaiiges in coordinates, lieiglils. and fieqnencies or nse of greater powei- wdi void tius deteinuiiation .Any fiihue constmction or alteration, uicludu^ increase to heights, power, or Uie addition of otiier Iraiisnutters. requires sepaiate notice to tiie F.A.A Tlus detennination does laclnde tempoimy constmction equipmeni sncii as cranes, derricks, etc . which may be used dimiig actual coiishucfion of tiie shiichue Howev-er, Uiis ecpupment sliaUiiot exceed tiie oveitdl lieiglils as indicated above Equipment wlucli has a lieiglit gieater tiiaii the shidied stmchire reqmie.s .«epaiale nofice to tiie F.A.A. Tliis detennination conceiiLs flie effect of flus shuchue on flie safe and efficient use of navigable au'.space by aiiciaft and does not relieve the .sponsor of compliance respoiu?ibdities relating to any law. ordinance, or regulation of any Federal, State, or local govenmient body Any tadiire or inalfiuictioii fliat lasts more flum Unify (30) minutes and affects a top figlit or fiaslung obstmction liglil. legaidless of ils posilioii, should be reported immediately to (877) 48"^-6867 so a Nohce to .Auiaeii (NOTAM) can be issued As soon as the nonnal operatton is restored, notify^ flie same nimiber Tlus aeronautical shidy considered and analyzed Uie unpact on existuig and proposed anival. depaitiue, and en route procedures for aircraft opeiatuig under both visnal flight mles and iiistiiuiieiit flight ndes; the impact on all existing and plaimed pubhc-u.se aiipoits, mdilaiy aiipoits and aeionaiitical facdities, and Uie cuimdative impact re.'nilti]^ fiom flie shidied stmchire when combined wilh flie impact of otiier existing or proposed stnichues The shidy disclosed fliat flie descnbed stiriichue would liave no substantial adverse eftect on au navigation Page 2 of 8 2 of 8 3/11/2013 2:07 PM WebBlobServlet httns://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei '.An account of flie shidy fiiiduigs, aer^^fical objedious received by flie F.A.A dniui|^b study (if any). and the basis for flie F.AA's deasion in tius matter can be tbuiid on tiie fbllowmg page(s) If we can be of fiulher assistance, please contact Kaieii McDonald, at (310) "25-6557 C)ii any fiituie conesjjondence concenung Iliis matter, please reter to .Aeionaiitical Shidy Nnmber 2012-.AWP-6S13-OE. Signature Control No: 172432999-182789510 ( DNH ) Jolui Page Manager, Obstnidion Evaluafion Group .Attaciuiient(s) .AcUhtional Lifonnafion Case De.^ciipfioa Map(s) Page 3 of8 3 of 8 3/11/2013 2:07 PM WebBlobServlet hflPs://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei .Addition^formation for .ASN 2012-A\YP-6813-OE(^ The projed submitted by Piime Group Conshiicfioa is for a 42-ft above gioiuid level (ag:!) Staybridge Siutes Hotel Ul Carlsbad, Califomia. Tlus sde poiid is located on risuig iiahual tenam, approximately 115 nautical aides (NM) norUiea.<!t of tiie McClellan-Palomar (CRQ) aiiport refeience point, 4,551 feel diiect ili.<tauce to flie Riuiwa5.' 24 pliysical approach end. CRQ is the closest civilian pubfic-use landuig area, and has a Field Elevation of 330 feet above mean sea level (amsi) The sde elevation of tius shuchue point is 396 feet amsl Tlie shuchue lieiglit exceeds flie obstniction standards of Titie 14 Code of Federal Regulations (CFR) Part "" as tbllows: Section "".19(d) by 2"^ feet, becan.se of Uie n.sing nahual sile terrain, a lieiglit exceeduig flie CRQ Rimway 24 .Approach Surface, Detads of tiie proposal were cuculanzed as Public Nofice ui order lo gather aeronautical intbimation. No Objecfions or Comments were received fiom flie Public Notice Therefore, no fiutlier attempt to negofiate tiie proposal lo lower lieiglds was considered necessaiy F.A.A au space evaluation has found tiiat tiie adverse effect of tliis stmchire is known, Tiiere is^ no sigiuficant adveise etTed on Ihe aeronautical opeiafions or on tiie utdify of Uie navigable au.<!pace overlymg the .site. ExiFfiiig obstacles and tenam conh ol flie development of fiihu e approach and departiue fiistnuiieiit Termuial Piocediues for CRQ. Tliis does not aftect tiie ngld to petition for review deteiminatioiis regarding shuchues wluch exceed file subject obshucfion standard The installation of red obstnicfion Uglituig wdi miligate impact on approach, depaiture, and traffic pattern opeiafions conducted at CRQ. AERON.AUTICAL STLfDY FOR K)SSIBLE EFFECT UPON THE OPER.ATION OF .AN AIR NA\TG.ATION AID: - None. AERON.AUTICAL STUDY FOR POSSIBLE INSTRUMENT FLI(}HT RULES (IFR) EFFEC^- DISCLOSED THE FOLLOWING: - The stiiichne would Iiave no eftect on any e.xistiiig or proposed IFR amval depaiture routes, operations, or procedures. - The sbiichue woidd liave no effect on any existing or proposed IFR en route routes, operations, or procedures. - The stiiichiie would liave ao effect on any e.xisting or proposed IFR iiiumiium fligld altihides. AERONAUTICAL .STUDY FOR POSSIBLE \ I.SUAL FLIGHT RULES (VFR) EFFECT DISCLOSED THE FOLLOWING - The shuchue woidd liave no effect on any existing or proposed \'FR airival or depaitiue routes, operations or piocedmes. Page 4 of8 4 of 8 3/11/2013 2:07 PM WebBlobServlet https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei '- The stmchire wonld not conflict wil^^space requued lo conduct nonnal \'FR tra^jj^jattern operations at any known public use or mifitaiy airports. - The shuchue woidd aot penetrate those alfitudes normally considered available to auiaeii for VFR en route flight, -The stnichue shall be appropriately red obstmction lighted to make il more conspicuous to amuea flying in \TR weaflier condifions at night The ciuuulafive unpact of fiie shiichire. when combined wifli ofliei existing shuchu es is not considered significant. Sttidy did aot disclose any adverse etTect on exisfing or proposed public-use or militaiy aiipoits or navigational facilifies Nor would flie stmchire affect tiie capacify' of any iaiown existuig or plaimed civilian public-use or iiiditarv- airport. Therefore, it is determined fliat flie shuchue woidd not have a substantial adverse eftect on flie safe and efticieiit utdizatioii ofthe navigable auspace by au craft or on any au navigation ftialify and would nol be a hazard to air navigation Tliis detennuiation, issued in accordance witii Part 77, concerns flie effect of tiie shuchue on flie safe and efficient use ofthe navigable aiLspace by aircraft and does not leliev^e flie .?pon.«or of any compliance lespoa^ibilities relating to law,s', ordinances, or regidafions of any Federal, state, or local goveiiuuetital bodies. Detennuiafioiis, wluch aie issued ui accordance witii Part "7, do not supersede or ovenide any stale, ooiuify', or local laws, avigation easements, or ordinance^!, or local zoning maxumun heights Page 5 of 8 5 of 8 3/11/2013 2:07 PM WebBlobServlet https://oeaaa.faa.gov/oeaaa/extemal/WebBlobServlei Case ^ription for .ASN 2Q12-A\VP-6813-OE ^ New Construction of hotel Bufldmg and paikuig lot Page 6 of8 6 of 8 3/11/2013 2:07 PM WebBlobServlet \'crM ^[;l)) for .VSN 201 2-,A\^ P-6S13-( )K s://oeaaa.faa.gov/oeaaa/extemai/WebBlobServlei Page " of8 7 of 8 3/11/2013 2:07 PM WebBlobServlet httDs://oeaaa.faa.gov/oeaaa/extemal/WebBlobServle! StH-(i^ for ,.\SN :ui2-A\\ I'-(.S13-()F ^ SIDE (I KB) ) hrt stack' /JtMC'CLCLLyW^PAl!0^wiAR (CROl^ A^>%s2}^'^ \ ^ 1 a'eJce/A i is 120. is 28 100 63 ^ENCINITA^- i!4*, ESCO •^ISANOrEGC r--C^CLASS B |C?AUTlON INTENSIVEI' CARIF 00 L38 1 00 Page S ofS of 8 3/11/2013 2:07 PM March 7, 2013 To Project Location Subject II CONSTRUCTION INC. II City of Carlsbad Planning Division CUP 1^4 Alps Innovation Holiday Inn CUP 12-05 Alps Innovation Staybridge Suites RECEIVED MAR 1 1 2013 CITY OF CARLSBAD PLANNING DIVISION Palomar Airport Road and Innovation Way, Carlsbad, CA Response to CUP 1'' Review SUPPLEMENT LETTER Dated June 29, 2012 Fire Department: A. CUP 12-05 - Staybridge Suites Landscape; 1. Plans indicate trees planted in vicinity of where the Fire Hydrants and Backflow prevention devices for the fire sprinkler systems will be placed. Fire does not permit any trees within 15 feet and with root barriers of any fire hydrant or fire sprinkler backflow prevention device. All trees shall be removed from any plans that show them near these fire protection devices. If at all possible Fire would like to see trees and plants with destructive root systems eliminated from the planted areas where fire hydrants and DCDA appliances occur altogether, however 1 will accept them with root barriers no closer than 15 LF from these appliances. Response; All trees shall be planted a minimum 15-feet from fire hydrants and backflows and will have root barriers installed. 2. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. Response: Concrete pads will be provided around each fire hydrant and detector check valve, as part of the Civil Engineer's scope of work. See Civil Engineer's plans. Architect; 1. Under the heading of LEGEND on sheets A-2 thru A-4 include additional symbols and details as provided on mark-up. Response: Complied with and shown on sheets A-2 thru A-4. 2. Each building shall be provided with a fire sprinkler riser room no less than 40 square feet in area with the least dimension of 36-inclies. This room shall be accessible from the exterior thru a 3080 door. The use of the Telephone/Communications Room is appropriate if the required space is provided. Response: Complied with and shown on sheet A-2, First Floor Plan. Providing Professional Services that Exceed Our Client's Expectations 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Page 1 of 3 Prime Group Constructioi^|nc. 3045 Wilson Rd., Bakersfield, cllK3304 Phone 661.832.1790 Telefax: 661.840.6986 3. Please delete any trees or shrubbery from the areas of the Fire Hydrants and the Backflow prevention devices. Concrete pads shall be provided around each of these items (see Issue Item 2 above). Response: Complied with and shown on sheet A-1, Site Plan. Concrete pad requirement for the fire hydrants and backflow prevention devices has been added to the keynote. Adding these pad limits to the drawing will make the drawing very busy and hard to read. Civil Engineer: 1. Please coordinate with the Architect locations of the detector-check-valve assemblies near the proposed 'Riser Room' for each building. This information is critical for proper placement of the DCDA and fire hydrants and respective easements. Without this information an approval of current plan will surely result in costly errors and delays in project approval. Response: The Detector check valve locations have been coordinated with the Architect. Detector checks have been moved the south side of the buildings in planters and a Fire Hydrant has been added between the detector check valves. A water easement has been placed around these facilities. 2. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. Response: Concrete pad requirement for the fire hydrants and DCDA have been added to the legend. Adding these pad limits to the drawing will make the drawing very busy and hard to read. B. CUP 12-05 - Staybridge Suites Landscape: 1. Plans indicate trees planted in vicinity of where the Fire Hydrants and Backflow prevention devices for the fire sprinkler systems will be placed. Fire does not permit any trees within 15 feet and with root barriers of any fire hydrant or fire sprinkler backflow prevention device. All trees shall be removed from any plans that show them near these fire protection devices. If at all possible Fire would like to see trees and plants with destructive root systems eliminated from the planted areas where fire hydrants and DCDA appliances occur altogether, however 1 will accept them with root barriers no closer than 15 LF from these appliances. Response: All trees shall be planted a minimum 15-feet from fire hydrants and backflows and will have root barriers installed. 2. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. Response: Concrete pads will be provided around each fire hydrant and detector check valve, as part of the Civil Engineer's scope of work. See Civil Engineer's plans. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 2 of 3 Prime Group Construction^nc. 3045 Wilson Rd., Bakersfleld, clll^3304 Phone 661.832.1790 Telefax: 661.840.6986 Architect; 1. Under the heading of LEGEND on sheets A-2 thru A-4 include additional symbols and details as provided on mark-up. Response: Complied with and shown on sheets A-2 thru A-4. 2. Each building shall be provided with a fire sprinkler riser room no less than 40 square feet in area with the least dimension of 36-inclies. This room shall be accessible from the exterior thru a 3080 door. The use of the Telephone/Communications Room is appropriate if the required space is provided. Response: Complied with and shown on sheet A-2, First Floor Plan. 3. Please delete any trees or shrubbery from the areas of the Fire Hydrants and the Backflow prevention devices. Concrete pads shall be provided around each of these items (see Issue Item 2 above). Response: Complied with and shown on sheet A-1, Site Plan. Concrete pad requirement for the fire hydrants and backflow prevention devices has been added to the keynote. Adding these pad limits to the drawing will make the drawing very busy and hard to read. Civil Engineer; 1. Please coordinate with the Architect locations of the detector-check-valve assemblies near the proposed 'Riser Room' for each building. This information is critical for proper placement of the DCDA and fire hydrants and respective easements.. Without this information an approval of current plan will surely result in costly errors and delays in project approval. Response: The Detector check valve locations have been coordinated with the Architect. Detector checks have been moved the south side of the buildings in planters and a Fire Hydrant has been added between the detector check valves. A water easement has been placed around these facilities. 2. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. Response: Concrete pod requirement for the fire hydrants and DCDA have been added to the legend. Adding these pad limits to the drawing will make the drawing very busy and hard to read. Providing Professional Services that Exceed Our Client's Expectation) Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 3 of 3 CONSTRUCTION INC. City of Carlsbad Planning Division CUP J^OT" Alps Innovation Holiday Inn CUP 12-05 Alps Innovation Staybridge Suites Palomar Airport Road and Innovation Way, Carlsbad, CA Response to CUP l" Review Letter Dated June 29, 2012 RECEIVED MAR 1 1 2013 CITY OF CARLSBAD PLANNING DiVISION March 7,2013 To Project Location Subject Planning: 1. FAR Part 77. This project requires compliance with the Federal Aviation Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. FAR Part 77 regulations require that anyone proposing to construct an object, which could affect navigable airspace around an airport, submit information about the proposed construction to the FAA. The FAA will then conduct an aeronautical study, the outcome of which is a determination as to whether the object would be a potential hazard to air navigation. Please submit for our review copies of the most recent FAR Part 77 covering each hotel. Response: FAA Report attached. 2. Market Feasibility Studv. Please find attached a copy of an article from the North County Times (June 10, 2012) pertaining to a growing concem over the number of new hotel projects coming online in Carlsbad. Due to some concem that our Planning Commission has voiced regarding this issue, we are requesting that you submit a market feasibility study to warrant the project. Response: Market Feasibility Study attached. 3. Color Boards/Materials Boards. Please provide color material sample board(s) (no larger than 9"x 12"), showing building materials and color samples of glass, reveals, aggregate, wood, stone, tile, etc. Please provide separate boards for each hotel. Response: Noted. To be provided prior to Planning Commission Hearing. Planning Division A. General I. Water Qualitv Detention Basins. Civil Sheet C3 proposes some grading for the constmction of three (3) water quality detention basins that are located within the SO ft. landscape easement/setback area along Palomar Airport Road (PAR) and the 3S ft. landscape easement/setback area along Irmovation Way. The development of these basins in these areas raises several key concems (see below) pertaining to maintenance and aesthetics. Providing Professional Services that Exceed Our Client's Expectations 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Page 1 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Particularly, on Civil Sheet C3, Easement Note #4 indicates that the landscape easement covering these two areas is "to be maintained by the fiiture property owner's association." Can you please identify who is currently responsible for the maintenance of this area; and how will the maintenance of these facilities be carried out in the fiiture? Lastly, staff is greatly concemed with the visual aesthetics of this comer fi'om the perspective of traffic travelling eastbound on PAR and also from the adjacent intersection at Innovation Way. The design of this comer should be done in such a manner as to showcase the overall project and make a statement to the surrounding community and passerby traffic. Therefore, the aesthetic design of these basins should be of equal importance as their fiinctionality. Their shape and design should incorporate undulating contour intervals; small irregular berms, varied slopes; and most of all should provide for the ability to plant trees, shmbs, and other important landscape amenities and features. It is important to realize that the Planning Division's support for these water quality detention basins is highly dependent on the means by which you are able to naturally and aesthetically integrate them into the overall project design. Your goal should be to first reduce the overall size of the basins so that the amenities needed to create the desired visual effects can be obtained, followed by an investigation of other possible onsite BMPs that could be integrated and designed to offset any difference lost in the reduced sizing. Prior to resubmitting this project, staff would like to meet with your team to more fiilly discuss this issue, clarify our concems, and possibly brainstorm other ideas. Response: The area is currently maintained by the property owner. The area will be maintained by the property owner as required by the City of Carlsbad Storm Water Requirements thru a recorded document "PERMANENT STORMWATER QUALITY BEST MANAGEMENT PRACTICE MAINTENANCE AGREEEMENT". There is a current such document recorded against the property. This document will need to quitclaimed and a new document recorded refiecting the current site conditions. The basin is 3 feet deep with a width of over 20' at the intersection corner of Palomar Airport Road and Innovation Drive. The landscape plan has incorporated a Jogging trail, trees, cobble/rock lined areas in the basin along with shrubs and other plantings to enhance the area. The next intersection east of this project has a much larger down slope and less planting material than proposed at this projects intersection. The next intersection easterly will also have a greater vertical drop from the right-or-way to the pad than is proposed on this project. We believe we have addressed the issues related to visual aesthetics and the project is consistent with the other intersections in the area. 2. Trash Enclosures. Please provide architectural elevations and details of the proposed trash enclosures. Given the high degree of visibility from PAR; please include in each of their design, architectural features and materials that will blend and harmonize with the proposed building architecture. Additionally, given the elevation differential between PAR and the proposed trash enclosures, please design the enclosures to include a roof stmcture that would preclude and/or prevent any views down into them from the public right-of-way above. Response: Complied with and provided on sheet A-5. 3. Traffic Studv. The total number of hotel rooms (210 rooms) included in the Urban Systems traffic study (dated Febmaty 24, 2012) does not match the total number of rooms (239 rooms) shown on the site plan. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 2 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Also, the site plan in the study labeled Attachment No. I is different than the project that what was submitted. Please update the study to reflect the current project proposal and resubmit for fiirther review. Response: Complied with, updated Traffic Study attached. 4. Proiect Numbers. Please provide the project file numbers that are associated with each project and locate them in the upper right hand comer of each sheet of the respective plan set. The file numbers associated with this project are CUP 12-05 (for Staybridge Suites), CUP 12-06 (for Holiday Inn), PUD 12-04, and MS 12-02. Response: Complied with, project file numbers provided on the upper right hand corner of each sheet. 5. The roof of each building will be highly visible from the apex of PAR. Staff is concemed with the visual appearance of any unfinished parapet walls that are inwardly oriented towards the roof or public right-of- way. To address this concem, staff is requesting that the inside portions of the parapets be architecturally treated similarly to that of the exterior walls, especially with respect to the proposed cornice features. Where faux tower features (and parapets) project above the roof, staff requests that these features be architecturally wrapped and finished so that when viewed from above they appear more like finished towers (and parapets). Response: Complied with, please see sheets A-5, Holiday Inn and Staybridge Suites Roof Plans. 6. Landscape Plans. The preliminaty landscape plans that were submitted appear to cover the whole site (i.e.. Holiday Inn and Staybridge Suites site plans) as one project, whereas the CUPs cover the individual sites separately. While we are not opposed to viewing both sites for purposes of context, is it possible to screen back the one site not associated with the CUP being reviewed (similar to architectural site plan) and vice versa? Also, each lot should stand alone (similar to architectural site plan) with respect to the landscape compliance tables and notes being provided in the landscape plans. Please revise. Response: Per discussion with planning staff, all site plan exhibits will show both Holiday Inn and Staybridge Suites as one project combined. B. CUP 12-05 (Staybridge Suites) 1. On Sheet A-1 (Site Plan), please provide an additional text box that clearly identifies the following information in one easily locatable place: a. Name and address of the property owner. b. Name, address, and phone number of the developer, and c. Name, address, and phone number of the registered civil engineer, licensed surveyor. Architect, landscape architect, and/or land planner who prepared maps/plans. Response: All complied with and provided on sheet A-1, Site Plan. 2. On Sheet A-l (Site Plan), please update the Site Summary information as follows: a. Identify the total number of lots being proposed, and b. Identify the Average Daily Traffic generated by the project, broken down by separate uses. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 3 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Response: All complied with and provided on sheet A-1, Site Plan. 3. On Sheet A-l (Site Plan), please update the Building Analysis information as follows: a. The three (3) parking spaces for hotel employees are not considered required parking in the Carlsbad Municipal Code, which in tum will affect the total number of parking spaces required by three (3) less spaces. Please revise. b. Please revise the terminology "PARKING OVER BY:" with "EXCESS PARKING SPACES:" instead. Response: All complied with and provided on sheet A-l, Site Plan. 4. On Sheet A-l (Site Plan), please add Approval Block No.2 to the plans, which can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/services/departments/planning/Documents/ApprovaIBlocks.pdf Response: Complied with and provided on sheet A-l, Site Plan. 5. On Sheet A-l (Site Plan), please dimension the seven (7) parking stalls proposed in the upper right-hand (northeast) comer of the site adjacent to the hotel. Dimension them the same way as the other stalls shown on this sheet. Response: Complied with and provided on sheet A-l, Site Plan. 6. On Sheet A-l (Site Plan), please show the existing parking stall striping for the eight (8) stalls located south of the existing travel lane. Response: Complied with and provided on sheet A-l, Site Plan. 7. On Sheet A-l (Site Plan), there are a total of three (3) light poles located within the proposed finger landscape planter strips on the south side of the proposed hotels. These light poles will conflict with the planting of parking lot trees. Please relocate the poles so they are not in conflict with the trees. Response: Complied with and provided on sheet A-l, Site Plan. 8. On Sheet A-l (Site Plan), please identify within Site Plan Keynote #19 that signage will need to be reviewed and approved under separate permit. Response: Complied with and provided on sheet A-l, Site Plan. 9. Please identify the occupant load for the outdoor pool and deck area. Response: Complied with and provided on sheet A-l, Site Plan. 10. On Sheet A-5 (Roof Plan),/j/ea^e label the plan to include the building heights for all the following: Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 4 of 18 Prime Group Construction^^c. 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 a. Top of Parapets (including tower features), b. Top of Mechanical Equipment, c. Top of Mechanical Screens, d. Roof Peak, and e. Top of elevator. Response: All complied with and provided on sheet A-5, Roof Plan. 11. On Sheet A-6 (Elevations), please provide any missing building height dimensions for parapets and/or mechanical screens, etc. Response: Complied with and provided on sheet A-6, Elevations. 12. On Sheet A-6 (Elevations) in the Materials and Color Legend, please revise the following: a. Please check the spelling of the word "GRANTIE" in material callout ST9 and revise. b. Please label building colors consistent with the color materials sample board being requested above. Response: Complied with and provided on sheet A-6, Elevations. 13. On Sheet C-1, please provide a symbol in the Legend for the proposed retaining wall shown on Sheet C-3. Response: Added symbol in Legend for retaining walls. 14. On Sheet C-3, please indicate the top and bottom elevations of the proposed retaining wall. At a minimum, please show these elevations at each end of the wall and in the middle. Response: Added bottom grades at face of wall (BW). C. CUP 12-06 (Holiday Inn) 1. On Sheet A-l (Site Plan), please provide an additional text box that clearly identifies the following information in one easily locatable place: a. Name and address of the property owner. b. Name, address, and phone number of the developer. And c. Name, address, and phone number of the registered civil engineer, licensed surveyor. Architect, landscape architect, and/or land planner who prepared maps/plans. Response: All complied with and provided on sheet A-l, Site Plan. 2. On Sheet A-I (Site Plan), please update the Site Summary information as follows: a. Identify the total number of lots being proposed, and b. Identify the Average Daily Traffic generated by the project, broken down by separate uses. Response: All complied with and provided on sheet A-l, Site Plan. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 5 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 3. On Sheet A-I (Site Plan), please update the Building Analysis infomiation as follows: a. The five (5) parking spaces for hotel employees are not considered required parking in the Carlsbad Municipal Code, which in tum will affect the total number of parking spaces required by five (5) less spaces. Please revise. b. Please revise the terminology "PARKING OVER BY:" with "EXCESS PARKING SPACES:" instead. Response: All complied with and provided on sheet A-l, Site Plan. 4. On Sheet A-l (Site Plan), please add Approval Block No.2 to the plans, which can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/services/departments/platming/Documents/ApprovalBlocks.pdf Response: Complied with and provided on sheet A-l, Site Plan. 5. On Sheet A-l (Site Plan), there are a total of three (3) light poles located within the proposed finger landscape planter strips on the south side of the proposed hotels. These light poles will confiict with the planting of parking lot trees. Please relocate the poles so they are not in conflict with the trees. Response: Complied with and provided on sheet A-l, Site Plan. 6. On Sheet A-l (Site Plan), please identify within Site Plan Keynote #19 that signage will need to be reviewed and approved under separate permit. Response: Complied with and provided on sheet A-l, Site Plan. 1. On Sheets A-2 through A-4 (Floor Plans), the Floor Plans are not coordinated with the Roof Plan (Sheet A-5) or the Elevation Plan (Sheet A-6). Please coordinate .the plans appropriately for further review and comment. Please note that Airport Land Use Compatibility Plan (ALUCP) consistency cannot be determined without an accurate floor plan and proper allocation of floor area. Please coordinate the plans and resubmit for fiirther review and ALUCP consistency. Response: Complied with and provided on sheets A-2 thru A-6. 8. On Sheet A-5 (Roof Plan), please label the plan to include the building heights for all the following: a. Top of Parapets (including tower features), b. Top of Mechanical Equipment, c. Top of Mechanical Screens, d. Roof Peak, and e. Top of elevator. Response: All complied with and provided on sheet A-5, Roof Plan. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 6 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 9. On Sheet A-6 (Elevations), please provide any missing building height dimensions for parapets and/or mechanical screens, etc. Please be sure to show the single-story area associated with the meeting rooms. Response: Complied with and provided on sheet A-6, Elevations. 10. On Sheet A-6 (Elevations) in the Materials and Color Legend, please revise the following: a. Please check the spelling of the word "GRANTIE" in material callout ST9 and revise. b. Please label building colors consistent with the color materials sample board being requested above. Response: Complied with and provided on sheet A-6, Elevations. 11. On Sheet C-I, please provide a symbol in the Legend for the proposed retaining wall shown on Sheet C-3. Response: Added symbol in Legend for retaining walls. 12. On Sheet C-3, please indicate the top and bottom elevations of the proposed retaining wall. At a minimum, please show these elevations at each end of the wall and in the middle. Response: Added bottom grades at face of wall (BW). Landscaping (PELA) The numbers below are referenced on the red line set of plans where appropriate for ease in locating the area of the comment concem. 1. Architectural plans submitted provide for the Staybridge Suites only and not the Holiday Inn. Please indicate if this is proposed to be phased and if so indicate phasing on the landscape plans. Address temporary landscaping of fiiture phase areas if phasing is proposed. Response: There will not be any phasing for this project. Both hotels will be prepared with no phasing. 2. Please provide landscape plans on a 50% screen of the civil grading plan and address the landscaping of all bio-swales, graded areas and areas not otherwise landscaped. Coordinate all landscaping with the civil grading plans. Final comments are reserved pending completion of this item. Response: Fifty-percent (50%) screen on Civil Engineer's grading plan has been used to prepare landscape plans. 3. Existing landscaping at the entry off of Innovation Way should either remain protected in place or be replaced to match existing landscaping per city drawing 442-2L. Please show existing landscape and add notes as appropriate. Response: We have referenced by cross hatched symbol existing landscape to be protected in place at the entry off Innovation Way. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 7 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 4. The plans shall include at a minimum the following information; please address accordingly: a. Existing conditions (grades, plants, property lines, easements, right-of-ways, drainage elements, utilities, etc.). Response: Existing conditions have been shown based upon the information provided to us. b. Potable and reclaimed service locations and lines. Response: Reclaimed water meter service location has been provided on plans. c. All existing and proposed easements (labeled). Please insure that no trees are located within easements. Response: All existing and proposed easements have been labeled on plans. No trees have been located within easements. d. All vehicular sight lines, including intersection site distance corridors (see Figures 3-A and 3B of the Landscape Manual) and Co/Trans sight distance standards (i.e.: stopping sight distance). Response: All vehicular sight lines have been included on plans. e. Proposed grading consistent with grading plans for the project. Response: Proposed grading is per the Civil Engineer's grading plans. Please refer to Civil Engineer's grading plans. f. Indicate positive surface drainage (2% grade in planting areas) away from stmctures and terminating in an approved drainage system. Response: A note has been shown on plans indicating there shall be at least 2% positive drainage in all planting areas. 5. The plans are too conceptual to provide an appropriate review. One symbol is used for all shmbs but one which may be very different in size and character. Please provide a separate symbol for each type of shmb (i.e. large evergreen shmb, medium size shmb, small flowering accent shmb, etc.) and ground covers. Final comments are reserved pending receipt of more complete plans. Response: Planting plans have been revised to show plant symbols and botanical names for each shrub variety. 6. 50% of the shmbs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please indicate the proposed shmb sizes by percentage of the total quantity. Response: More than Fifty-percent (50%) ofthe proposed plants shown are 5-gallon size. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 8 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 7. Please correct the graphic scale (it does not appear to match the 1"=40' scale). Response: Graphic scale has been revised to reflect actual scale. 8. Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. Response: Maintenance responsibilities are to be provided by owner and have been identified on plans. See note "M". 9. Please show and label all bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and provide appropriate landscaping. Please note that these stmctures are to be in full working order prior to obtaining occupancy, therefore all plantings within these areas will need to be ftilly knitted in and covering. Please insure plant sizes and spacing is such that this will be accomplished prior to requesting occupancy. Response: All bio-swale and detention basins have been shown on plans. Please refer to Civil Engineer's plans for further reference. 10. Please show and label the limits of existing perimeter landscaping. Address landscaping of all areas not landscaped. Response: Limits of existing perimeter landscaping have been shown on plans. 11. Please provide architectural elevations for the proposed Holiday inn for cross checking. Final comments are reserved pending completion of this item. Response: Architectural elevations have been provided by Architect. Please refer to Architect's Plans. 12. The Landscape Manual requires that landscaping enhance and be compatible with the positive character of existing neighborhoods and Carlsbad as a whole. Plantings along the south entry and parking area need to be compatible with existing landscaping to the south. All plantings also need to be consistent with the Bressi Ranch Master Plan. Please address. Final comments are reserved pending completion of this item. Response: Landscaping provided is compatible with positive character of existing neighborhoods and in the City of Carlsbad, as a whole. Plants are consistent with the Bressi Ranch Master Plan for the Area. 13. The Landscape Manual requires that plans feature ground cover, shmbs, and trees to screen elements of unsightliness and screen/soften new improvements. It also indicates that landscaping shall be used to accentuate and enhance architecture. Additional trees are needed along the south side of the Staybridge Suites to better soften and enhance this elevation. Please address. Architectural elevations are needed for the Holiday Inn so that these requirements can be evaluated. Response: Transformers and trash areas have been adequately screened. A Ligustrum hedge has been provide to screen parking from adjacent streets. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 9 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 14. Please indicate where the vines are to be used. Response: Distictus buccinatoria vines have been indicated on plans. Vines are to be used at all trash enclosure walls. 15. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstmcting motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. On collector streets and larger, landscape elements over 30 inches in height (including planting measured at maturity) as measured from adjacent sfreet grade are not permitted at street comers within a triangular zone drawn from two points, 2S feet outward from the beginning of curves. At medium to high use driveways, the 30 inch height limitation applies at driveways 2S feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. Ensure that landscape elements at interior private driveway intersections do not obstmct sight lines, so that circulation and pedestrian safety can be maintained. Please fiilly address these requirements. Response: Plants have been designed and positioned to avoid obstructing motorist's views of pedestrian crossings, driveways, roadways, and other vehicular travel ways. Also notes have been added to maintain plans within site line triangles to a height of 30 inches. 16. All utilities are to be screened. Landscape constmction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. Response: All utilities have been screened with appropriate landscape material. 17. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please address. Check all parking areas. Response: Trees have been provided at a minimum rate of one (1) per every four (4) parking stalls in parking areas exclusive of parking lot setbacks. 18. Trees shall be planted a minimum of 2' from curbs. Please also insure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. Response: All trees shall be planted a minimum of 2-feet from curbs. 19. Parking areas shall be screened from adjacent property or streets through the use of planting or any combination of planting, mounding, and decorative walls. Screening elements shall have a total height of at least three (3) feet. Please address. Check all areas. Response: All parking areas have been screened from adjacent property or streets by use of a Ligustrum hedge. 20. A minimum of 3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located Providing Professional Services that Exceed Our Client') Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 10 of 18 Prime Group Construction^^c. 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. Response: Landscape area for Holiday Inn is 23.87%, while Staybridge Suites has 26.94%. Please see landscape area calculations on sheet A-l, Site Plan, under Site Summary. 21. Please verify the availability of recycled water to this site with CMWD. We believe it may be available. Response: Availability of recycled water for this project site has been verified by CMWD to be in Innovation Way. A 2 inch water meter will be provided as part ofthe Civil Engineer's plans. 22. Please include all areas to be landscaped. Response: All areas to be landscaped have been included. 23. Please include a signature block and sign the statement. Response: Signature block with signatures has been provided on plans. 24. Please revise the ETo to 47 or provide information that supports the use of a lower number. Response: Water Use Calculations have been revised to use an ETo of 47. 25. Please use a plant factor of 0.8 for turf Response: In Water Use Calculations, a plant factor of 0.8 for turf has been used. 26. Please use an irrigation efficiency of 0.55 for shmb spray systems or provide information that supports the use of a higher efficiency. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constmcted to cause water to drain entirely into a landscaped area. Spray may not be allowed for the turf adjacent to paved areas. Response: No sprays are being used for shrubs, as they will be irrigated by drip irrigation. Spray for turf will be held 24 inches away from impermeable surfaces. 21. Please use the following formula for the ETWU: ETWU = (ETo)(0.62) PFxHA +SLA IE Response: The formula provided for the ETWU has been utilized in the preparation of the landscape plans. 28. Please add the water features (pool and spa) to the water use calculations. The surface area of a water feature, including swimming pools, shall be included in a high water use hydrozone. Response: The water feature, pool and spa have been included in the Water Use Calculations. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 WUson Rd., Bakersfield, CA. 93304 Page 11 of 18 Prime Group Construction,lHc. 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 29. Fountains shall have recycling systems. Fountains, decorative pools and ponds shall utilize reclaimed water if available or be designed to utilize reclaimed water so that it can be utilized when it becomes available. When reclaimed water becomes available, the water feature shall be immediately converted to reclaimed use. The design and equipment shall conform to local water and health agency requirements related to reclaimed water. Fountains shall be designed to minimize evaporative loss. Please address. Response: Plans have not been revised to show reclaimed water at water features due to Owner's concern for guest's safety. Per discussion with planning staff, fountain will be accessible to hotel guests and therefore due to health concerns will not be connected to reclaimed water as this will expose guests to undue health risk. 30. Please address slope landscaping requirements on all slopes per the Landscape Manual. Response: All slope landscaping has been addressed per the Landscape Manual. 31. This project is located within the Palomar Airport flight activity zone. Please provide documentation that the landscape design is in accordance with requirements of the Comprehensive Land Use Plan for McClellan/Palomar Airport (as per Bressi Ranch Master Plan requirements, page VIl-31). Response: No information is available as to how to provide documentation that the landscape plan is in accordance with the requirements ofthe Comprehensive Land Use Plan for McClellan/Palomar Airport. 32. Please fully address screening of the trash collection areas from Palomar Airport Road. Response: All trash collection areas have been screened from Palomar Airport Road. 33. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and water use plan) for the next submittal. Response: Redlined plans returned and 2 sets of landscape plans provided in this re-submittal. Engineering Division: A. Site Plan 1. Please indicate types of finish surfaces on the site plan, including landscape areas (must be consistent with the landscape plan), pervious pavement (as mentioned in the SWMP report), asphalt concrete, etc. Please provide legend for all the symbols used. Response: The landscaping areas have been identified on the site plan. There is no required pervious paver or pervious concrete required per the SWMP. 2. Planning may require additional trees at the comer of Palomar Airport Road and Innovation Way which may reduce the sizes of the proposed bioretention basins. Additional BMP may be needed to meet treatment control and hydromodification requirements. Please consider using other BMP opportunities available onsite such as: Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 12 of 18 Prime Group Construction^ic. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Response: The trees and plantings have been coordinated with the Bio-Retention Basin. a. Depressed landscape medians in the parking lot as bioretention (see-red lined plans). Response: The project reviewed the option of depressed landscape planters and have added two such planters. One is on the most easterly side of the project and the other is on the southerly side of the project. h. Pervious pavers in the parking stalls (see red-lined plans). Pervious pavers can be modeled as pervious surface in the SDHM analysis to reduce BMP size requirements. Response: The benefit of porous pavers was not warranted do to the area available for a basin. c. Flow-through planters in the landscape areas adjacent to the buildings (see red-lined plans). Please see the attached sample DMA map, BMP map, and drawings showing BMP details (treatment control and hydromodification facilities) for your reference. Response: We did not consider this option for this project and this option should always be considered a last resort effort to meet the Storm Water requirements. Holding water next to the building puts the building at risk for settlement and mold among other issues. 3. Please obtain soils engineer approval for the suitability of all proposed BMPs including the proposed bioretention basins and obtain design recoinmendations. Submit an updated soils letter in the next submittal. Response: Included with the submittal is a letter by Leighton Consulting, Inc addressing the BMP's and their suitability for this site. 4. Potable water services, water meters, fire services and fire hydrants are public facilities and must be located within the water easement. Some water services and appurtenances extend beyond the existing and proposed water easements. Additional water easements must be provided (see red-lined site plan). Please note that backflow preventers and double detector check valves are private facilities and should be located outside the water easement. Response: All public water facilities proposed are within the limits of either an existing easement or a proposed easement. 5. Please show a proposed irrigation water service and irrigation water meter. Response: Irrigation service and meter has been added to the plans. Service shall be taken from Innovation Drive at station 9+25. 6. Please provide preliminary cross-section detail for the proposed bioretention BMP shown on the site plan. Include a detail of the outlet stmcture and show the locations of the required orifices (for hydromodification and 100-year 'storm flows). The outlet stmcture must provide easy access to the orifices for proper maintenance and prevent clogging. It is preferable to use the city standard bioretention detail provided in the city SUSMP (see attached details). Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 13 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 Response: Cross-sections for the bio-retention basin has been added to the set. See sheet Cl. I. Please provide emergency spillway for each proposed detention basin. Response: The emergency spillway is the curb inlet opening at the control device in the basin. This device allows for weir fiow to the outlet pipe. 8. On the site plan, please indicate the area in acres for Parcels A, Band C of MS 12-02. Response: Areas for each parcel have been added to Sheet C3. 9. Calculate and show on the plan the remedial grading quantity as required by the soils engineer. See page 9 of soils report. Response: Remedial grading quantities have been added to Sheet Cl. 10. This project will be conditioned to record a private reciprocal access and parking agreement between Parcels A, B, and C of MS 12-02 and the adjacent development to the south (PIP 05-24). Response: Noted. II. This project will also be conditioned to provide to the City Engineer, a recorded document that ensures maintenance of shared private improvements such as stormwater facilities and storm drains within the proposed subdivision. Response: Noted. 12. The title report indicates that there is an existing "Easement and Reciprocal Use Agreement" recorded March 29, 2012. Please provide a copy of this recorded document in the next submittal. Response: Copy of Easement and Reciprocal Use Agreement included in this re-submittal. 13. Please meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). Response: Addressed Fire Department comments. 14. Please provide an exhibit showing the circulation of Caltrans 404.5F vehicle with 42-foot tuming radius. Show the inside and outside tire tracks. It appears that some of the proposed landscaped medians need to be reduced to accommodate a fire tmck (see red-lined plans). Response: Complied with and shown on sheet A-l, Site Plan. 15. Comply with all other comments shown on red-lined plans. Response: Addressed comments in red on plans. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 14 of 18 Prime Group Construction^^c. 3045 Wilson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 B. Hydrology Report 1. The hydrology report indicates that the increase in 100 year storm event discharge (QIOO) is approximately 10.55 cfs (16.71 cfs - 6.16 cfs). This increase is proposed to be mitigated through the use of a baffle wall with an orifice. Please provide a preliminary detail for this facility and show how this is incorporated into the bioretention facility. Please note that the bioretention facility is also sized as a hydromodification facility with a 0.45" orifice as flow control for 0.1Q2 to QIO storm events. Response: Detail for the discharge control box has been added to Cl. 2. Comply with all other comments shown on the red-lined preliminaty hydrology report. Response: Addressed comments in red on plans. C. SWMP Report 1. The SWMP report prepared by Omega Engineering Consultants dated June 1" 2012 was done using the San Diego County SWMP format. The City will accept this format for preliminaty SWMP provided all items listed in the attached SWMP Checklist (form E-35) are included. Please note that the final SWMP required for final engineering must follow the City of Carlsbad SWMP format (see form E-35 attached in the redlined SWMP). Response: Report has been reformatted to the City of Carlsbad format. 2. The hydromodification compliance report is part of the Stormwater Management Plan (SWMP). The report titled "Preliminaty Hydromodification Study" must be included in the preliminaty SWMP report (See Form E-35, item Vlll). A separate hydromodification report is not required. Response: The hydromodification has been added to the SWMP. 3. A portion of drainage area B-2 shown on the DMA map appears to drain into the same drainage pipe collecting mn-off from drainage area A-3. Please revise as necessaty. Ensure that drainage basin B-2 drains to lMP-2 and A-3 drains to lMP-1 to be consistent with the hydrology report and SWMP report. Response: Piping has been revised to separate flows as outlined in the SWMP and Hydrology Reports. 4. Please show how B-2 mn-off is routed to IMP-2. It appears that additional inlets and pipes are necessaty to route the drainage from the east parking lot (B-2) to lMP-2 located at the northwest comer of the site. Response: Revised piping. 5. The SWMP report must clearly identify if a facility is used for treatment control only, for hydromodification only or for both. Response: The report has been revised to identify which basin are being used for what purpose. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 Wilson Rd., Bakersfield, CA. 93304 Page 15 of 18 Prime Group Construction^^c. 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 6. On page 30 of the SWMP, stormwater retention tanks are mentioned as one of the BMPs, but are not shown on the site plan. Please describe this BMP; provide details and sizing calculations; and show locations on the plan. Include this BMP in SDHM analysis and calculations. Response: The report has been modified as no tanks are required. 7. Please replace any references to San Diego County SUSMP with City of Carlsbad SUSMP. Response: Report has been reformatted to the City of Carlsbad format. 8. The SWMP must include the preparer and owner's certifications and signatures. Response: Report has been revised to include preparer and owner certificates. 9. Please include a completed HMP applicability checklist (see checklist attached to the red-lined SWMP). Response: Has been added within the SWMP report. 10. Please provide an exhibit of impervious area for pre-development and post development conditions. Response: Exhibit added to SWMP. 11. The IMP Storage Volume table in Appendix A shows two columns for storage volumes: the surface storage (volume 1) and the freeboard storage layer (volume 2). It is not clear how these volumes are calculated and which criteria are the calculations based from. Please explain and include calculations in the SWMP report. Show volume 1 and volume 2 in the preliminaty bioretention cross-section detail requested in Issue Item A.6 above. Indicate/clarify which volume is required treatment, for hydromodification and for 100-year storm retention. Response: Calculations have been added to the SWMP. 12. Please provide a drainage management area map (DMA map) as an exhibit in the SWMP report. It must include a DMA area summaty table (includes the area for each DMA, pre-project cover & post project cover), and an LID facility summaty (includes proposed BMPs, calculated BMP sizes including the area, orifice, ponding volume and storage volume). Indicate if the facility is used for TCBMP and Hydromodification or for both. A sample DMA map is attached for your reference. Response: DMA Exhibit has been added to the SWMP. 13. Please provide a BMP map as an exhibit in the SWMP report. It must include a BMP table showing the BMP type, CASQA no., & quantity. A sample BMP map is attached for your reference. Response: BMP Exhibit has been added to the SWMP. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 WUson Rd., Bakersfield, CA. 93304 Page 16 of 18 Prime Group Construction^nic. 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 14. Comply with all other comments shown on the red-lined preliminaty SWMP report. Response: Addressed comments in red. D. Preliminary Hydromodification Study 1. Please incorporate the hydromodification study in the SWMP report. A separate report is not required. Response: Reports have been combined. 2. The bioretention 1 (IMPl) as modeled in SDHM has a base width of 16 feet. The area required per SDHM analysis result is 2,000 sf Page 4 of the report shows a base width of only 10.5 feet. The area provided, approximately 1,312 sf, is less than the required 2,000 sf Please revise to match SDHM input. Response: Areas and Calculations have been reviewed and revised. 3. The SDHM analysis includes sizing of the following bioretention parameters: the treatment layer thickness, the storage layer thickness, the under drain pipe size, orifice size, the length and width of the base, the side slope, the depth of freeboard, the out-flow information and surface drawdown. Please show/label these parameters in the preliminaty bioretention cross-section detail requested in issue item A.6. above and provide a summaty table of the SDHM results for all three proposed bioretention facilities included in SDHM analysis. The detail should agree with the standard bioretention detail shown in the City SUSMP. Response: A cross-section of the bio-retention basin and control device has been added to Sheet Cl and the calculations have been included in the report. 4. Comply with all other comments shown on the red-lined preliminaty hydromodification study. Response: Addressed comments in red. E. Traffic Study 1. The total number of hotel rooms (210 rooms) included in the traffic study does not match the total number of rooms (239 rooms) shown on the site plan. The 239 rooms will create an increase of 345 ADT compared to the previously approved ADT for business park use in Bressi Ranch. Please revise the traffic analysis to include traffic generation of 1,673 ADT based on the 239 hotel rooms. Response: Complied with. Traffic Study has been updated. 2. Comply with all other comments shown on the red-lined traffic study. Response: Complied with, comments address in updated Traffic Study. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 WUson Rd., Bakersfield, CA. 93304 Page 17 of 18 V Prime Group Construction^^c. 3045 WUson Rd., Bakersfield, CA. 93304 Phone 661.832.1790 Telefax: 661.840.6986 F. Resubmittal 1. Please submit the following documents in the next review submittal: a. One (1) copy of the revised preliminaty site plan; b. One (1) copy each of the revised SWMP, hydrology report, fraffic report, and soils report update; and c. 1 st review red-lined plans and all red-lined reports. Response: Redlined plans returned and 1 set of revised preliminary site plan, 1 copy each ofthe revised SWMP, hydrology report, traffic report, and soils report update provided in this re-submittal. Building Division; No comments at this time. Complete constmction plans will be reviewed when submitted to Building Division. Response: Noted. Fire Department: Fire Department comments will follow under separate cover. Response: Response letter to Fire Department comments attached in this re-submittal. Police Department; For Police Department comments, please refer to the attached letter dated June 19, 2012. Response: Noted. Providing Professional Services that Exceed Our Client's Expectations Prime Group Construction, Inc., 3045 WUson Rd., Bakersfield, CA. 93304 Page 18 of 18 4 Leighton Consulting, Inc. A LEIGHTON GROUP COMPANY RECEIVED MAR 1 1 2013 CITY OF CARLSBAD PLANNING DIVISION To: August 31, 2012 Prime Group Construction, Inc. PO Box 800521 Santa Clarita, CA. 91380 Attention: Mr. Joey Blagg Project No. 603446-001 Subject: Geotechnical review of BMPs on Conceptual Grading and Utility Plan, Proposed Bressi Ranch Hotels, Lot 1 of Carlsbad Trad CT-06-20 (Planning Area PA-4, Bressi Ranch), California References: Leighton Consulting, 2012, Geotechnical Update Investigation, Proposed Bressi Ranch Hotels, Lot 1 of Carlsbad Tract CT-06-20 (Planning Area PA-4, Bressi Ranch), California, Project No. 603446-001, dated May 15, 2012. OMEGA Engineering Consultants, 2012, Conceptual Grading and Utility Plan, Holiday Inn Carlsbad, Palomar Airport Road & Innovation Way, Sheets C-1 and C- 3, Dated August 30, 2012. In accordance with your request, we have reviewed the referenced plan for the proposed Bressi Ranch Hotels on Lot 1 of Carlsbad Tract CT-06-20 (Planning Area PA-4, Bressi Ranch), California. Based on our geotechnical review, the BMPs on Conceptual Grading and Utility Plan (OMEGA Engineering Consultants, 2012) are appropriate from a geotechnical perspective for the future development of the site. If you have any questions regarding this letter, please contact this office. We appreciate this opportunity to be of service. Respectfully submitted, LEIGHTON CONSULTING, INC. William D. Olson, RCE 45283 Associate Engineer Distribution: (2) Addressee 3934 Murphy Canyon Road, Suite B205 • San Diego, CA 92123-4425 858.569.6914 • Fax 858.292.0771 • www.leightongroup.com <i^m> CITY OF VXARLSBAD Planning Division QFILE www.carlsbadca.gov June 29, 2012 Joey Blagg Prime Group Construction Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: CUP 12-05/CUP 12-06/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOLIDAY INN - FIRE DEPARTMENT COMMENTS Dear Mr. Blagg, This letter supplements our June 29, 2012 incompleteness letter we sent you following our initial review of the June 6, 2012 submittal of the Alps Innovation Staybridge Suites & Alps Innovation Holiday Inn proposed in Planning Area 4 of the Bressi Ranch Master Plan. In that letter it was identified that Fire Department comments would follow under separate cover. Please note that the Fire Department has since reviewed the proposed project and is providing the following comments listed on the attached pages. jf you have any questions or wish to set up a meeting to discuss your application, please do not hesitate to contact me directly by telephone at (760) 602-4643, or by email at: jason.goff@carlsbadca.gov. You may also contact Gregory Ryan directly by telephone at (760) 602-4661 or email at: GregorY.Ryan@carlsbadca.gov. Sincerely, JASON GOFF Associate Planner JG;sm Attachments: 1. Fire Department Redlines dated June 27, 2012. Full plan sets. c: Don Neu, Planning Director Chris DeCerbo, Principal Planner Gregory Ryan, Deputy Flre Marshal Tecla Levy, Project Engineer Michael Elliott, PELA File Copy Data Entry 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® CUP 12-05/CUP 12-05/PUD 12-04-ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN - FIRE DEPARTMENT COMMENTS June 29, 2012 Page 2 ^_ ISSUES OF CONCERN Fire Department: A. CUP 12-05 - Staybridge Suites Landscape: 1. Plans indicate trees planted in vicinity of where the Fire Hydrants and Backflow prevention devices for the fire sprinkler systems will be placed. Fire does not permit any trees within 15- feet and with root barriers of any fire hydrant or fire sprinkler backflow prevention device. All trees shall be removed from any plans that show them near these fire protection devices. If at all possible Fire would like to see trees and plants with destructive root systems eliminated from the planted areas where fire hydrants and DCDA appliances occur altogether, however I will accept them with root barriers no closer than 15 LF from these appliances. 2. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. Architect; 3. Under the heading of LEGEND on sheets A-2 thru A-4 include additional symbols and details as provided on mark-up. 4. Each building shall be provided with a fire sprinkler riser room no less than 40 square feet in area with the least dimension of 36-inches. This room shall be accessible from the exterior thru a 3080 door. The use of the Telephone/Communications Room is appropriate if the required space is provided. 5. Please delete any trees or shrubbery from the areas of the Fire Hydrants and the Backflow prevention devices. Concrete pads shall be provided around each of these items (see Issue Item 2 above). Civil Engineer: 6. Please coordinate with the Architect locations of the detector-check-valve assemblies near the proposed 'Riser Room' for each building. This information is critical for proper placement of the DCDA and fire hydrants and respective easements. Without this information an approval of current plan will surely result in costly errors and delays in project approval. 7. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. CUP 12-05/CUP 12-05/PUD 12-04-ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN - FIRE DEPARTMENT COMMENTS June 29, 2012 Page 3 B. CUP 12-06 - Holiday Inn Landscape: 1. Plans indicate trees planted in vicinity of where the Fire Hydrants and Backflow prevention devices for the fire sprinkler systems will be placed. Fire does not permit any trees within 15- feet and with root barriers of any fire hydrant or fire sprinkler backflow prevention device. All trees shall be removed from any plans that show them near these fire protection devices. If at all possible Fire would like to see trees and plants with destructive root systems eliminated from the planted areas where fire hydrants and DCDA appliances occur altogether, however I will accept them with root barriers no closer than 15 LF from these appliances. 2. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. Architect: 3. Under the heading of LEGEND on sheets A-2 thru A-4 include additional symbols and details as provided on mark-up. 4. Each building shall be provided with a fire sprinkler riser room no less than 40 square feet in area with the least dimension of 36-inches. This room shall be accessible from the exterior thru a 3080 door. The use of the Telephone/Communications Room is appropriate if the required space is provided. 5. Please delete any trees or shrubbery from the areas of the Fire Hydrants and the Backflow prevention devices. Concrete pads shall be provided around each of these items (see Issue Item 2 above). Civil Engineer: 6. Please coordinate with the Architect locations of the detector-check-valve assemblies near the proposed 'Riser Room' for each building. This information is critical for proper placement of the DCDA and fire hydrants and respective easements. Without this information an approval of current plan will surely result in costly errors and delays in project approval. 7. Concrete pads must be provided around each fire hydrant and detector check valve device in accordance with the municipal engineering standards WF-01 thru -05. Please revise plans to reflect this requirement. ARLSBAD ^rii-i- Planning Division www.carisbadca.gov June 29, 2012 Joey Blagg Prime Group Construction Inc. 3045 Wilson Road Bakersfield, CA 93304 SUBJECT: 1st REVIEW FOR CUP 12-05/CUP 12-06/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOLIDAY INN Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Division has reviewed your Conditional Use Permits and Non-Residential Planned Development Permit, applications no. CUP 12-05 (Staybridge Suites), CUP 12-06 (Holiday Inn), and PUD 12-04, as to their completeness for processing. These applications are incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. The second list is project issues of concern to staff. In order to expedite the processing of your application, the "incomplete" items and your response to the project issues of concern to Staff must be submitted directly to your staff planner; therefore, please contact your staff planner directly to schedule a re-submittal appointment. As part of your re- submittal package, please prepare and include with your re-submittal: 1) a copy of these lists, 2) a detailed letter summarizing how all identified incomplete items and/or project issues have been addressed; and 3) five (5) sets of revised plans, and one (1) extra set of landscape plans. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted, the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, June 6, 2012, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. In order to expedite the processing of your application, you are strongly encouraged to contact your Staff Planner, Jason Goff, at (760) 602-4643, to discuss or to schedule a meeting to discuss your application and to completely understand this letter. You may also contact each commenting department individually as follows: 1635 Faraday Avenue, Carlsbad, CA 92008-7314 T 760-602-4600 F 760-602-8559 ® CL|PT,12«f5/CUP 12-05/PUD^-04 - ALPS INNOVATION STAYBRIDGE^ITES & ALPS INNOVATION jrf^^Nil June 29, 2012 Page 2 • Land Development Engineering Division: Tecla Levy, Associate Engineer, at (760) 602-2733. • Fire Department: Gregory Ryan, Fire Inspections, at (760) 602-4661. Sincerely, CHRIS DeCERBO Principal Planner CD:JG:bd Attachments: 1. City of Carlsbad Police Department letter, dated June 19, 2012. 2. Landscape (PELA) Redlines, Sheets L-l, L-2, and L-3, dated 6/15/2012. 3. Engineering Redlined Plans and Reports. c: Don Neu, City Planner Tecla Levy, Project Engineer Chris DeCerbo, Principal Planner Michael Elliott, PELA File Copy Data Entry I CUP 12-05/CUP 12-05/PUD 11-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 3 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION Planning: 1. FAR Part 77. This project requires compliance with the Federal Aviation Administration's (FAA) Federal Aviation Regulations (FAR) Part 77, Objects Affecting Navigable Airspace. FAR Part 77 regulations require that anyone proposing to construct an object, which could affect navigable airspace around an airport, submit information about the proposed construction to the FAA. The FAA will then conduct an aeronautical study, the outcome of which is a determination as to whether the object would be a potential hazard to air navigation. Please submit for our review copies ofthe most recent FAR Part 77 covering each hotel. 2. Market Feasibility Studv. Please find attached a copy of an article from the North County Times (June 10, 2012) pertaining to a growing concern over the number of new hotel projects coming online in Carlsbad. Due to some concern that our Planning Commission has voiced regarding this issue, we are requesting that you submit a market feasibility study to warrant the project. 3. Color Boards/Materials Boards. Please provide color material sample board(s) (no larger than 9" X 12"), showing building materials and color samples of glass, reveals, aggregate, wood, stone, tile, etc. Please provide separate boards for each hotel. ISSUES OF CONCERN Planning Division: A. General 1. Water Qualitv Detention Basins. Civil Sheet C3 proposes some grading for the construction of three (3) water quality detention basins that are located within the 50 ft. landscape easement/setback area along Palomar Airport Road (PAR) and the 35 ft. landscape easement/setback area along Innovation Way. The development of these basins in these areas raises several key concerns (see below) pertaining to maintenance and aesthetics. Particularly, on Civil Sheet C3, Easement Note #4 indicates that the landscape easement covering these two areas is "to be maintained by the future property owner's association." Can you please identify who is currently responsible for the maintenance of this area; and how will the maintenance of these facilities be carried out in the future? Lastly, staff is greatly concerned with the visual aesthetics of this corner from the perspective of traffic travelling eastbound on PAR and also from the adjacent intersection at Innovation Way. The design of this corner should be done in such a manner as to showcase the overall project and make a statement to the surrounding community and passerby traffic. Therefore, the aesthetic design of these basins should be of equal importance as their functionality. Their shape and design should incorporate undulating contour intervals, small irregular berms, varied slopes; and most of all should provide for the ability to plant trees, shrubs, and other important landscape amenities and features. It is important to realize that the Planning Division's support for these water quality detention basins is highly dependent on the means by which you are E^l CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOLIDAY INN June 29, 2012 Page 4 able to naturally and aesthetically integrate them into the overall project design. Your goal should be to first reduce the overall size of the basins so that the amenities needed to create the desired visual effects can be obtained, followed by an investigation of other possible onsite BMPs that could be integrated and designed to offset any difference lost in the reduced sizing. Prior to resubmitting this project, staff would like to meet with your team to more fully discuss this issue, clarify our concerns, and possibly brainstorm other ideas. 2. Trash Enclosures. Please provide architectural elevations and details of the proposed trash enclosures. Given the high degree of visibility from PAR, please include in each of their design, architectural features and materials that will blend and harmonize with the proposed building architecture. Additionally, given the elevation differential between PAR and the proposed trash enclosures, please design the enclosures to include a roof structure that would preclude and/or prevent any views down into them from the public right-of-way above. 3. Traffic Studv. The total number of hotel rooms (210 rooms) included in the Urban Systems traffic study (dated February 24, 2012) does not match the total number of rooms (239 rooms) shown on the site plan. Also, the site plan in the study labeled Attachment No. 1 is different than the project that what was submitted. Please update the study to reflect the current project proposal and resubmit for further review. 4. Proiect Numbers. Please provide the project file numbers that are associated with each project and locate them in the upper right hand corner of each sheet ofthe respective plan set. The file numbers associated with this project are CUP 12-05 (for Staybridge Suites), CUP 12-06 (for Holiday Inn), PUD 12-04, and MS 12-02. 5. The roof of each building will be highly visible from the apex of PAR. Staff is concerned with the visual appearance of any unfinished parapet walls that are inwardly oriented towards the roof or public right-of-way. To address this concern, staff is requesting that the inside portions ofthe parapets be architecturally treated similarly to that ofthe exterior walls, especially with respect to the proposed cornice features. Where faux tower features (and parapets) project above the roof, staff requests that these features be architecturally wrapped and finished so that when viewed from above they appear more like finished towers (and parapets). 6. Landscape Plans. The preliminary landscape plans that were submitted appear to cover the whole site (i.e.. Holiday Inn and Staybridge Suites site plans) as one project, whereas the CUPs cover the individual sites separately. While we are not opposed to viewing both sites for purposes of context, is it possible to screen back the one site not associated with the CUP being reviewed (similar to architectural site plan) and vice-a-versa? Also, each lot should stand alone (similar to architectural site plan) with respect to the landscape compliance tables and notes being provided in the landscape plans. Please revise. B. CUP 12-05 (Staybridge Suites) 1. On Sheet A-l (Site Plan), please provide an additional text box that clearly identifies the following information in one easily locatable place: a. Name and address of the property owner. b. Name, address, and phone number of the developer, and ^0 CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 5 c. Name, address, and phone number of the registered civil engineer, licensed surveyor, architect, landscape architect, and/or land planner who prepared maps/plans. 2. On Sheet A-l (Site Plan), please update the Site Summary information as follows: a. Identify the total number of lots being proposed, and b. Identify the Average Daily Traffic generated by the project, broken down by separate uses. 3. On Sheet A-l (Site Plan), please update the Building Analysis information as follows: a. The three (3) parking spaces for hotel employees are not considered required parking in the Carlsbad Municipal Code, which in turn will affect the total number of parking spaces required by three (3) less spaces. Please revise. b. Please revise the terminology "PARKING OVER BY:" with "EXCESS PARKING SPACES:" instead. 4. On Sheet A-l (Site Plan), please add Approval Block No. 2 to the plans, which can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/services/departments/planning/Documents/ApprovalBlocks.pdf 5. On Sheet A-l (Site Plan), please dimension the seven (7) parking stalls proposed in the upper right-hand (northeast) corner ofthe site adjacent to the hotel. Dimension them the same way as the other stalls shown on this sheet. 6. On Sheet A-l (Site Plan), please show the existing parking stall striping for the eight (8) stalls located south ofthe existing travel lane. 7. On Sheet A-l (Site Plan), there are a total of three (3) light poles located within the proposed finger landscape planter strips on the south side of the proposed hotels. These light poles will conflict with the planting of parking lot trees. Please relocate the poles so they are not in conflict with the trees. 8. On Sheet A-l (Site Plan), please identify within Site Plan Keynote #19 that signage will need to be reviewed and approved under separate permit. 9. Please identify the occupant load for the outdoor pool and deck area. 10. On Sheet A-5 (Roof Plan), please label the plan to include the building heights for all the following: a. Top of Parapets (including tower features), b. Top of Mechanical Equipment, c. Top of Mechanical Screens, d. Roof Peak, and e. Top of elevator. CUP 12-05/CUP 12-05/PUD T2-04 - ALPS INNOVATION STAYBRIDGE^ITES & ALPS INNOVATION HOLIDAY INN June 29, 2012 Page 6 11. On Sheet A-6 (Elevations), please provide any missing building height dimensions for parapets and/or mechanical screens, etc. 12. On Sheet A-6 (Elevations) in the Materials and Color Legend, please revise the following: a. Please check the spelling ofthe word "GRANTIE" in material callout ST9 and revise. b. Please label building colors consistent with the color materials sample board being requested above. 13. On Sheet C-1, please provide a symbol in the Legend for the proposed retaining wall shown on Sheet C-3. 14. On Sheet C-3, please indicate the top and bottom elevations ofthe proposed retaining wall. At a minimum, please show these elevations at each end of the wall and in the middle. C. CUP 12-06 (HOLIDAY INN) 1. On Sheet A-l (Site Plan), please provide an additional text box that clearly identifies the following information in one easily locatable place: a. Name and address of the property owner. b. Name, address, and phone number of the developer, and c. Name, address, and phone number of the registered civil engineer, licensed surveyor, architect, landscape architect, and/or land planner who prepared maps/plans. 2. On Sheet A-l (Site Plan), please update the Site Summary information as follows: a. Identify the total number of lots being proposed, and b. Identify the Average Daily Traffic generated by the project, broken down by separate uses. 3. On Sheet A-l (Site Plan), please update the Building Analysis information as follows: a. The five (5) parking spaces for hotel employees are not considered required parking in the Carlsbad Municipal Code, which in turn will affect the total number of parking spaces required by five (5) less spaces. Please revise. b. Please revise the terminology "PARKING OVER BY:" with "EXCESS PARKING SPACES:" instead. 4. On Sheet A-l (Site Plan), please add Approval Block No. 2 to the plans, which can be found on the Planning Division's web page at the following address: http://www.carlsbadca.gov/services/departments/planning/Documents/ApprovalBlocks.pdf 5. On Sheet A-l (Site Plan), there are a total of three (3) light poles located within the proposed finger landscape planter strips on the south side of the proposed hotels. These light poles will conflict with the planting of parking lot trees. Please relocate the poles so they are not in conflict with the trees. > 12-04 - ALPS INNOVATION STAYBRIDGE SUIl CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 7 6. On Sheet A-l (Site Plan), please identify within Site Plan Keynote #19 that signage will need to be reviewed and approved under separate permit. 7. On Sheets A-2 through A-4 (Floor Plans), the Floor Plans are not coordinated with the Roof Plan (Sheet A-5) or the Elevation Plan (Sheet A-6). Please coordinate the plans appropriately for further review and comment. Please note that Airport Land Use Compatibility Plan (ALUCP) consistency cannot be determined without an accurate floor plan and proper allocation of floor area. Please coordinate the plans and resubmit for further review and ALCUP consistency. 8. On Sheet A-5 (Roof Plan), please label the plan to Include the building heights for all the following: a. Top of Parapets (including tower features), b. Top of Mechanical Equipment, c. Top of Mechanical Screens, d. Roof Peak, and e. Top of elevator. 9. On Sheet A-6 (Elevations), please provide any missing building height dimensions for parapets and/or mechanical screens, etc. Please be sure to show the single-story area associated with the meeting rooms. 10. On Sheet A-6 (Elevations) in the Materials and Color Legend, please revise the following: a. Please check the spelling of the word "GRANTIE" in material callout ST9 and revise. b. Please label building colors consistent with the color materials sample board being requested above. 11. On Sheet C-1, please provide a symbol in the Legend for the proposed retaining wall shown on Sheet C-3. 12. On Sheet C-3, please indicate the top and bottom elevations of the proposed retaining wall. At a minimum, please show these elevations at each end of the wall and in the middle. Landscaping (PELA): The numbers below are referenced on the red line set of plans where appropriate for ease in locating the area of the comment concern. 1. Architectural plans submitted provide for the Staybridge Suites only and not the Holiday Inn. Please indicate if this is proposed to be phased and if so indicate phasing on the landscape plans. Address temporary landscaping of future phase areas if phasing is proposed. 2. Please provide landscape plans on a 50% screen of the civil grading plan and address the landscaping of all bio-swales, graded areas and areas not otherwise landscaped. Coordinate all landscaping with the civil grading plans. Final comments are reserved pending completion of this item. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 8 3. Existing landscaping at the entry off of Innovation Way should either remain protected in place or be replaced to match existing landscaping per city drawing 442-2L. Please show existing landscape and add notes as appropriate. 4. The plans shall include at a minimum the following information; please address accordingly: a. Existing conditions (grades, plants, property lines, easements, right-of-ways, drainage elements, utilities, etc.). b. Potable and reclaimed service locations and lines. c. All existing and proposed easements (labeled). Please insure that no trees are located within easements. d. All vehicular sight lines, including intersection site distance corridors (see Figures 3-A and 3- B of the Landscape Manual) and CalTrans sight distance standards (i.e.: stopping sight distance). e. Proposed grading consistent with grading plans for the project. f. Indicate positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. 5. The plans are too conceptual to provide an appropriate review. One symbol is used for all shrubs but one which may be very different in size and character. Please provide a separate symbol for each type of shrub (i.e. large evergreen shrub, medium size shrub, small flowering accent shrub, etc.) and ground covers. Final comments are reserved pending receipt of more complete plans. 6. 50% of the shrubs (except on slopes 3:1 or steeper) shall be a minimum 5 gallon size. Please indicate the proposed shrub sizes by percentage ofthe total quantity. 7. Please correct the graphic scale (it does not appear to match the r'=40' scale). 8. Please clarify who is to be responsible for existing perimeter landscaping. Identify any association maintained areas and clearly show boundaries of maintenance responsibilities. 9. Please show and label all bio-swales/detention basins or underground drainage collection systems (in or under planting areas that could impact the planting) and provide appropriate landscaping. Please note that these structures are to be in full working order prior to obtaining occupancy, therefore all plantings within these areas will need to be fully knitted in and covering. Please insure plant sizes and spacing is such that this will be accomplished prior to requesting occupancy. 10. Please show and label the limits of existing perimeter landscaping. Address landscaping of all areas not landscaped. 11. Please provide architectural elevations for the proposed Holiday Inn for cross checking. Final comments are reserved pending completion of this item. 12. The Landscape Manual requires that landscaping enhance and be compatible with the positive character of existing neighborhoods and Carlsbad as a whole. Plantings along the south entry and parking area need to be compatible with existing landscaping to the south. All plantings CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 9 also need to be consistent with the Bressi Ranch Master Plan. Please address. Final comments are reserved pending completion of this item. 13. The Landscape Manual requires that plans feature ground cover, shrubs, and trees to screen elements of unsightliness and screen/soften new improvements. It also indicates that landscaping shall be used to accentuate and enhance architecture. Additional trees are needed along the south side ofthe Staybridge Suites to better soften and enhance this elevation. Please address. Architectural elevations are needed for the Holiday Inn so that these requirements can be evaluated. 14. Please indicate where the vines are to be used. 15. The plan shall demonstrate that plants, when installed and at maturity, will be positioned to avoid obstructing motorists' views of pedestrian crossings, driveways, roadways and other vehicular travel ways. On collector streets and larger, landscape elements over 30 inches in height (including planting measured at maturity) as measured from adjacent street grade are not permitted at street corners within a triangular zone drawn from two points, 25 feet outward from the beginning of curves. At medium to high use driveways, the 30 inch height limitation applies at driveways 25 feet from the edge of the apron outward along the curb, then 45 degrees in toward the property. Ensure that landscape elements at interior private driveway intersections do not obstruct sight lines, so that circulation and pedestrian safety can be maintained. Please fully address these requirements. 16. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Please also locate all light poles on the landscape plans and insure that there are no conflicts with trees. 17. Trees shall be provided at the minimum rate of one per every four parking stalls. Trees pertaining to this requirement shall be located within the parking area, exclusive of parking lot setbacks. The trees shall be located in close proximity to the spaces they are to shade. Please address. Check all parking areas. 18. Trees shall be planted a minimum of 2' from curbs. Please also insure that trees are set back sufficiently (as appropriate for their size) to avoid conflict with paving. 19. Parking areas shall be screened from adjacent property or streets through the use of planting or any combination of planting, mounding, and decorative walls. Screening elements shall have a total height of at least three (3) feet. Please address. Check all areas. 20. A minimum of 3% of the parking area shall be landscaped. The "parking area" includes all parking spaces and drive aisles. The plantings shall be contained in planting areas with a minimum dimension of 4' and bounded by a concrete or masonry curb of a minimum of 6" in height. The plantings shall be located throughout the off-street parking areas in order to obtain the maximum amount of dispersion. Please provide a calculation proving the percentage of landscape area provided in the parking area. 21. Please verify the availability of recycled water to this site with CMWD. We believe it may be available. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 10 22. Please include all areas to be landscaped. 23. Please include a signature block and sign the statement. 24. Please revise the Eto to 47 or provide information that supports the use of a lower number. 25. Please use a plant factor of 0.8 for turf. 26. Please use an irrigation efficiency of 0.55 for shrub spray systems or provide information that supports the use of a higher efficiency. The plan shall provide that only low volume or subsurface irrigation shall be used to irrigate any vegetation within twenty-four inches of an impermeable surface unless the adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. Spray may not be allowed for the turf adjacent to paved areas. 27. Please use the following formula for the ETWU ETWU = (,ETo)(0.62) (PFxHA ^ + SLA^ IE J 28. Please add the water features (pool and spa) to the water use calculations. The surface area of a water feature, including swimming pools, shall be included in a high water use hydrozone. 29. Fountains shall have recycling systems. Fountains, decorative pools and ponds shall utilize reclaimed water if available or be designed to utilize reclaimed water so that it can be utilized when it becomes available. When reclaimed water becomes available, the water feature shall be immediately converted to reclaimed use. The design and equipment shall conform to local water and health agency requirements related to reclaimed water. Fountains shall be designed to minimize evaporative loss. Please address. 30. Please address slope landscaping requirements on all slopes per the Landscape Manual. 31. This project is located within the Palomar Airport flight activity zone. Please provide documentation that the landscape design is in accordance with requirements of the Comprehensive Land Use Plan for McClellan/Palomar Airport (as per Bressi Ranch Master Plan requirements, page VII-31). 32. Please fully address screening ofthe trash collection areas from Palomar Airport Road. 33. RETURN REDLINES and provide 2 copies of all plans (concept, water conservation, and water use plan) for the next submittal. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 11 Engineering Division: A. Site Plan 1. Please indicate types of finish surfaces on the site plan, including landscape areas (must be consistent with the landscape plan), pervious pavement (as mentioned in the SWMP report), asphalt concrete, etc. Please provide legend for all the symbols used. 2. Planning may require additional trees at the corner of Palomar Airport Road and Innovation Way which may reduce the sizes ofthe proposed bioretention basins. Additional BMP may be needed to meet treatment control and hydromodification requirements. Please consider using other BMP opportunities available onsite such as: a. Depressed landscape medians in the parking lot as bioretention (see-redlined plans). b. Pervious pavers in the parking stalls (see red-lined plans). Pervious pavers can be modeled as pervious surface in the SDHM analysis to reduce BMP size requirements. c. Flow-through planters in the landscape areas adjacent to the buildings (see red-lined plans). Please see the attached sample DMA map, BMP map, and drawings showing BMP details (treatment control and hydromodification facilities) for your reference. 3. Please obtain soils engineer approval for the suitability of all proposed BMPs including the proposed bioretention basins and obtain design recommendations. Submit an updated soils letter in the next submittal. 4. Potable water services, water meters, fire services and fire hydrants are public facilities and must be located within the water easement. Some water services and appurtenances extend beyond the existing and proposed water easements. Additional water easements must be provided (see red-lined site plan). Please note that backflow preventers and double detector check valves are private facilities and should be located outside the water easement. 5. Please show a proposed irrigation water service and irrigation water meter. 6. Please provide preliminary cross-section detail for the proposed bioretention BMP shown on the site plan. Include a detail of the outlet structure and show the locations of the required orifices (for hydromodification and 100-year storm flows). The outlet structure must provide easy access to the orifices for proper maintenance and prevent clogging. It is preferable to use the city standard bioretention detail provided in the city SUSMP (see attached details). 7. Please provide emergency spillway for each proposed detention basin. 8. On the site plan, please indicate the area in acres for Parcels A, B and C of MS 12-02. 9. Calculate and show on the plan the remedial grading quantity as required by the soils engineer. See page 9 of soils report. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 12 10. This project will be conditioned to record a private reciprocal access and parking agreement between Parcels A, B, and C of MS 12-02 and the adjacent development to the south (PIP 05- 24). 11. This project will also be conditioned to provide to the City Engineer, a recorded document that ensures maintenance of shared private improvements such as stormwater facilities and storm drains within the proposed subdivision. 12. The title report indicates that there is an existing "Easement and Reciprocal Use Agreement" recorded March 29, 2012. Please provide a copy of this recorded document in the next submittal. 13. Please meet with the Fire Department to identify the necessary fire protection measures required for this project (access, fire hydrants, sprinkler system, etc.). 14. Please provide an exhibit showing the circulation of Caltrans 404.5F vehicle with 42-foot turning radius. Show the inside and outside tire tracks. It appears that some of the proposed landscaped medians need to be reduced to accommodate a fire truck (see red-lined plans). 15. Comply with all other comments shown on red-lined plans. B. Hydrology Report 1. The hydrology report indicates that the increase in 100 year storm event discharge (QIOO) is approximately 10.55 cfs (16.71 cfs - 6.16 cfs). This increase is proposed to be mitigated through the use of a baffle wall with an orifice. Please provide a preliminary detail for this facility and show how this is incorporated into the bioretention facility. Please note that the bioretention facility is also sized as a hydromodification facility with a 0.45" orifice as flow control for 0.1Q2 to QIO storm events. 2. Comply with all other comments shown on the red-lined preliminary hydrology report. C. SWMP Report 1. The SWMP report prepared by Omega Engineering Consultants dated June 1^' 2012 was done using the San Diego County SWMP format. The City will accept this format for preliminary SWMP provided all items listed in the attached SWMP Checklist (form E-35) are included. Please note that the final SWMP required for final engineering must follow the City of Carlsbad SWMP format (see form E-35 attached in the redlined SWMP). 2. The hydromodification compliance report is part of the Stormwater Management Plan (SWMP). The report titled "Preliminary Hydromodification Study" must be included in the preliminary SWMP report (See Form E-35, item Vlll). A separate hydromodification report is not required. 3. A portion of drainage area B-2 shown on the DMA map appears to drain into the same drainage pipe collecting run-off from drainage area A-3. Please revise as necessary. Ensure that drainage basin B-2 drains to IMP-2 and A-3 drains to IMP-1 to be consistent with the hydrology report and SWMP report. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 13 4. Please show how B-2 run-off is routed to IMP-2. It appears that additional inlets and pipes are necessary to route the drainage from the east parking lot (B-2) to IMP-2 located at the northwest corner ofthe site. 5. The SWMP report must clearly identify if a facility is used for treatment control only, for hydromodification only or for both. 6. On page 30 of the SWMP, stormwater retention tanks are mentioned as one of the BMPs, but are not shown on the site plan. Please describe this BMP; provide details and sizing calculations; and show locations on the plan. Include this BMP in SDHM analysis and calculations. 7. Please replace any references to San Diego County SUSMP with City of Carlsbad SUSMP. 8. The SWMP must include the preparer and owner's certifications and signatures. 9. Please include a completed HMP applicability checklist (see checklist attached to the red-lined SWMP). 10. Please provide an exhibit of impervious area for pre-development and post development conditions. 11. The IMP Storage Volume table in Appendix A shows two columns for storage volumes: the surface storage (volume 1) and the freeboard storage layer (volume 2). It is not clear how these volumes are calculated and which criteria are the calculations based from. Please explain and include calculations in the SWMP report. Show volume 1 and volume 2 in the preliminary bioretention cross-section detail requested in Issue Item A.6. above. Indicate/clarify which volume is required treatment, for hydromodification and for 100-year storm retention. 12. Please provide a drainage management area map (DMA map) as an exhibit in the SWMP report. It must include a DMA area summary table (includes the area for each DMA, pre-project cover & post project cover), and an LID facility summary (includes proposed BMPs, calculated BMP sizes including the area, orifice, ponding volume and storage volume). Indicate if the facility is used for TCBMP and Hydromodification or for both. A sample DMA map is attached for your reference. 13. Please provide a BMP map as an exhibit in the SWMP report. It must include a BMP table showing the BMP type, CASQA no., & quantity. A sample BMP map is attached for your reference. 14. Comply with all other comments shown on the red-lined preliminary SWMP report. D. Preliminary Hydromodification Study 1. Please incorporate the hydromodification study in the SWMP report. A separate report is not required. 2. The bioretention 1 (IMPl) as modeled in SDHM has a base width of 16 feet. The area required per SDHM analysis result is 2,000 sf. Page 4 of the report shows a base width of only 10.5 feet. CUP 12-05/CUP 12-05/PUD 12-04 - ALPS INNOVATION STAYBRIDGE SUITES & ALPS INNOVATION HOUDAY INN June 29, 2012 Page 14 The area provided, approximately 1,312 sf, is less than the required 2,000 sf. Please revise to match SDHM input. 3. The SDHM analysis includes sizing of the following bioretention parameters: the treatment layer thickness, the storage layer thickness, the underdrain pipe size, orifice size, the length and width of the base, the side slope, the depth of freeboard, the out-flow information and surface drawdown. Please show/label these parameters in the preliminary bioretention cross-section detail requested in Issue Item A.6. above and provide a summary table of the SDHM results for all three proposed bioretention facilities included in SDHM analysis. The detail should agree with the standard bioretention detail shown in the City SUSMP. 4. Comply with all other comments shown on the red-lined preliminary hydromodification study. E. Traffic Study 1. The total number of hotel rooms (210 rooms) included in the traffic study does not match the total number of rooms (239 rooms) shown on the site plan. The 239 rooms will create an increase of 345 ADT compared to the previously approved ADT for business park use in Bressi Ranch. Please revise the traffic analysis to include traffic generation of 1,673 ADT based on the 239 hotel rooms. 2. Comply with all other comments shown on the red-lined traffic study. F. Resubmittal 1. Please submit the following documents in the next review submittal: a. One (1) copy of the revised preliminary site plan; b. One (1) copy each of the revised SWMP, hydrology report, traffic report, and soils report update; and c. 1st review red-lined plans and all red-lined reports. Building Division: No comments at this time. Complete construction plans will be reviewed when submitted to Building Division. Fire Department: Fire Department comments will follow under separate cover. Police Department; For Police Department comments, please refer to the attached letter dated June 19, 2012. Speaker Slip City of Carlsbad Planning Commission Meeting I would like to address the Commission regarding an item that IS on the Agenda. The item number is ^ . The Topic is: /Aj/U^ i/Ar^g^y h)l /D/f V JAJA) • I would lil<e to address the Commission regarding an item that IS NOT on the Agenda. The Topic is: My Name: ^//(^ ,S>//rA CAA/% IVIy Address: :/ lO A Please place this slip in the clear tray marked Speaker Slips located on the wall next to the Minutes Clerk. Speaker Slip City of Carlsbad Planning Commission Meeting ^\ would lil<e to address the Commission regarding an item that jS on the Agenda. The item number is The Topic is: • I would like to address the Commission regarding an item that IS NOT on the Agenda. The Topic is: My Name: l^UbV Qc \^X2X) My Address: 13 Uhef-ly ft^Cf-^ Corlsh^ Please place this slip in the clear tray marked Speaker Slips located on the wall next to the Minutes Clerk. C-S^ CITY OF ^ CARLSBAD Memorandum July 10, 2013 To: Planning Commission From; Jason Goff, Associate Planner Via Don Neu, City Planner Q,^ Re: Planning Commission Agenda Item No. 5 - Alps Innovation Staybridge Suites and Alps Innovation Holiday Inn The applicant for the Alps Innovation Staybridge Suites and Holiday Inn project (CUP 12-05/CUP 12-06) has provided the attached reports for your information. DN:JG Community 8i Economic Development 1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax RECEIVED JUL 1 0 2013 Summary of Reports dry OF CARL9 1. PKF Consulting USA Market Analysis '^^ANN/NG DlVl<^irP 2. Kallenberger Jones & Co. Market Study '^^ 3. Smith Travel Research (STR) Reports a. STR "Carlsbad Analysis" report looks at comparable upscale 3-star properties b. STR "Carlsbad, CA Selected Properties" report looks at comparable luxury Hotels in the Carlsbad area c. STR "Innovation Bordering Hotels - San Marcos" report looks at 3- star properties in Vista, San Marcos, and Oceanside These reports can be technical in nature and difficult to digest. We have summarized the findings in the reports for you below. We have also attached the reports if you want to take a closer review. These reports analyze the mid to upper midscale "3 Star" properties in Carlsbad and its neighboring cities in the categories of Occupancy and Revenue. The Kallenberger Jones Report also assesses and forecasts the strength of the market to 2020. Additionally, the STR "Carlsbad, CA Selected properties" report also analyzes the luxury hotel segment in Carlsbad. /. The average occupancy rate in Carlsbad for this market segment is 79%. This occupancy rate exceeds San Diego, California, and National Averages. (STR Carlsbad Analysis) 2. The projected occupancy rates will continue to remain stable despite the addition of one additional hotel each year after 2015. (Kallenberger Jones) 3. Forecasted Occupancy Rates for this Project is expected to be 78-79% from 2016 to 2020, after the 2015 ramp up period. (Kallenberger Jones) 4. Mid-level hotels, catered to price conscious business and leisure travelers, had an aggregate occupancy rate of approximately 78.1% in 2012. It is estimated that the Project can achieve an occupancy rate of 76%, a healthy occupancy level for a lodging market. The Proposed Holiday Inn and Staybridge Suites will NOT negatively impact the overall Carisbad lodging market. (PKF Consulting USA) 5. The demand is strong in Carisbad for this segment, and as Carisbad Hotels sell out three to four days during the week, hotels in neighboring cities of San Marcos, Vista, and Oceanside are benefiting from those sold out nights. They have an average 72% occupancy rate (STR Innovation Bordering Hotels) 6. The occupancy rates for luxury properties in the Carisbad area has improved every year since 2009. The RevPar, or "revenue per available room", improved 14.7% in 2012 and 9.4% in Year To Date 2013. At the current rate, occupancy is expected to be 69% for 2013. (STR Carlsbad, CA Selected Properties) 7. Major developments including the future expansion of the Palomar Airport, the continued absorption of office and industrial space in the region, the construction of the $1 Billion Carisbad Desalination Plant, and the development of soccer complex will boost the local economy and increase demand for hotel room. (Kallenberger Jones) PKf MaY^4,20^3 CONSULTING USA Prime Group Construction, Inc. Attention: Mr. Ken Payne 3045 Wilson Road Bakersfield, CA 93304 RE: Carlsbad Hotel Market Dear Mr. Payne: As per your request, this letter provides you with a brief overview of the different types of hotels that currently exist in the City of Carlsbad and our opinion of the impact that the proposed Holiday Inn and Staybridge Suites hotel may have in the city's lodging market. This letter serves as an addendum to our previously completed market study dated September 4, 2012, in which we analyzed the potential market demand for the proposed 133-room Holiday Inn and 106-room Staybridge Suites hotels to be located at the intersection of Palomar Airport Road and Innovation Way. The Carlsbad lodging market consists of several types of hotel product including full-service, select- service, limited-service, extended-stay, and resort properties. Demand in the overall market is primarily generated by corporate business, followed by leisure and group travel. The hotels in the full-service and resort category are those with more extensive facilities, including large meeting space, full-service restaurants, and amenities such as full-service spa. This group includes the Hilton Carlsbad, La Costa Resort, Park Hyatt Aviara, and Sheraton Carlsbad. In 2012, these properties had an aggregate average daily rate of approximately $214. The properties in this group cater mostly to high end business, leisure, and group travelers. With the exception ofthe Sheraton Carlsbad, these properties tend to perform below the overall market average in terms of occupancy rate due to their higher ADR and larger room-counts. The Sheraton Carlsbad, although within the higher rated properties, maintains a very high occupancy due to the high level of redemptions from the Starwood Preferred Guest loyalty program as well as its extensive conference facilities which allows it to accommodate larger corporate and social groups. The hotels in the select-service, limited-service, and extended-stay categories offer limited facilities and have smaller room counts. These hotels cater mostly to corporate travelers visiting the many office and industrial parks located in Carlsbad, and to a lesser extent to leisure and group travelers. These properties include the Homewood Suites, Hampton Inn, Courtyard, Residence Inn, Grand Pacific Palisades, Hilton Garden Inn, Carlsbad by the Sea, Hyatt House, and West Inn & Suites. In 2012, these properties had an aggregate occupancy rate of 78.1 percent at an average daily rate of $135.27. Guests of these hotels are generally more price conscious and the hotel's rate plays an important role when selecting accommodations. Based on our experience in the lodging industry and our knowledge of the Carlsbad and Greater San Diego hotel markets, it is our opinion that the hotels in this second group do not directly compete with the full-service and resort properties as guests that would stay in the full-service and resort hotels would not generally stay at these hotels due to the level of service and amenities which they seek while selecting hotel accommodations. In turn, guests that stay in the properties within this second group would generally not stay at the higher rated hotels due to price PKF Consulting USA | 865 S. Figueroa Street, Suite 3500 | Los Angeles, CA 90017 TEL: 213-680-0900 jFAX; 213-623-8240 |www.pkfc.com Page I 2 constraints. As a group, approximately 57.0 percent of these properties' demand emanates from the office and retail space, research and development, biotech, and service firms located in Carlsbad and North San Diego County. These corporations generally have price caps and thus would not cover expensive hotel accommodations for most of their business travelers. This segment of demand continues to strengthen in the Carlsbad market, with hotels in this group having to turn away demand due to sell-out nights. The Holiday Inn & Staybridge Suites brands are mid-level full-service and extended-stay brands that cater mostly to price conscious business and leisure travelers as well as long-term visitors. Based on their anticipated market positioning and proposed facilities and amenities as well as their location proximate to the corporate demand generators in Carlsbad, these hotels are anticipated to compete with the other mid-level select-service, limited-service, and extended-stay properties in the market. As previously mentioned, this group of hotels had an aggregate occupancy rate of approximately 78.1 percent in 2012. This market has recovered quickly from the recent recession as corporate travel has resumed, and continues to demonstrate healthy growth. Based on the characteristics of this competitive market, we estimate it can achieve an occupancy rate of 76.0 percent as stabilized, including the addition of the proposed subject hotels as well as the 99-room Fairfield Inn by Marriott hotel that is expected to break ground in the near term. Our opinion of stabilized occupancy for this competitive market is based on its sources of demand, which are forecasted to continue to exhibit healthy growth, thus creating unsatisfied demand. As the existing hotels sell out on a large number of nights during the year, this demand is then displaced to other markets as hotels can't fulfill demand. In our opinion, a 76.0 percent stabilized occupancy rate is a healthy occupancy level for a lodging market. Based on the aforementioned, it is our opinion that the proposed Holiday Inn & Staybridge Suites hotel will not negatively impact the overall Carlsbad lodging market as they will be catering mostly to the growing mid-level corporate demand in the market as well as to the more price conscious leisure and group travelers. In addition, these hotels are not anticipated to compete with the higher- end full-service and resort hotels in the City due to their price positioning and sources of demand. Further, the subject hotels are not anticipated to negatively affect the occupancy level of the Sheraton Carlsbad due to this hotel's higher rate, more extensive facilities, and ability to maintain high occupancy levels through the chain's guests reward program. We appreciate the opportunity to be of assistance to you. Should you have any questions, or if we can be of further assistance, please do not hesitate to contact us. Yours sincerely, PKF Consulting USA By: Bruce Baltin Senior Vice President Proposed Holiday Inn & Staybridge Suites, Carlsbad, California MARKET STUDY: PROPOSED HOLIDAY INN AND STAYBRIDGE SUITES HOTELS IN CARLSBAD, CALIFORNIA Prepared for: Mr. Sharad Khandwala ALPS Group of Hotels 621 S. Highway 101 Solana Beach, CA 92075 July 2013 KALLENBERGER JONES & CO. KALLENBERGER JONES & CO. 245 Fischer Ave., Suite A-7 Costa Mesa, CA 92626 fax (888) 433-4452 tel (714) 433-2020 Julys, 2013 Mr. Sharad IChandwala ALPS Group of Hotels 621 S. Highway 101 Solana Beach, CA 9207.5 Dear Mr. Khandwala: The accompanying report presents our research and analysis of the potential market support for two hotels proposed in Carlsbad, California: a 133-room HoUday Inn and a 106-room Staybridge Suites. Included herein are analyses of the site, the hotel market in the region, and the market position of the proposed hotels. These analyses contribute to estimates of dieh: occupancies and average room rates. The findings and conclusions contained in this report are based on interviews witli hotel executives and others witli knowledge of the office, industrial, and hotel markets in the region. Information from a vanety of other sources was also gathered. We do not make any assurance as to tlie accmacy of such information, nor do we make any warranties that the estimated operating results will be realized. Further, we have no obligation to update our smdy and work for changes in market conditions which occur subsequentiy. Tliis report is for your use in evaluating the market potential of the proposed hotel. Its use and interpretation is subject to the restrictions set forth in the engagement letter for our consulting services. Neither this report nor our name may be used in connection with any financing plan classified as a public offering under any securities rules or statutes. We have enjoyed working widi you and we would be pleased to assist you in the interpretation and application of our findings. Yours very truly. uLk KaUenberger, ISHC INTRODUCTION Background Alps Group, Inc. is developing a 133-room Holiday Inn and a 106-room Staybridge Suites on a site located southeast ofthe intersection of Palomar Airport Road and Innovation Way in Carlsbad, Califomia. Both of these hotels would be affiliated with the Intercontinental Hotel Group ("IHG") and are hereinafter referred to as the Proposed IHG Hotels. As part of the development process, Kallenberger Jones & Co. was engaged to prepare a study of the potential market demand for these hotels, which would support a forecast of their occupancies and average room rates. The Scope of the Assignment The scope of the assignment included the following key tasks: Site Evaluation. An evaluation of the proposed site in terms of access, traffic levels, visibility, ambience, relationship to demand generators, and other relevant factors to determine how the location is likely to affect the market appeal of the hotels planned on the property. Area Review. An analysis of the relevant general economic and tourism conditions in the region as they relate to hotel demand at the proposed site. Competitive Supply. An assessment of the hotels which are likely to be the primary competitors ofthe Proposed IHG Hotels. Market Demand. An analysis and forecast of demand pattems in the defined competitive market, including market segmentation, seasonality, timing and unsatisfied demand. Market Penetration Analysis. An assessment of the prospective market position of the Proposed IHG Hotels, including analyses of their relative market appeal,which would incorporate assumed strategies of fi-anchise affiliation, quality of development, room rates, services and amenities. Estimated Occupancy and Average Rate. A forecast by market segment of the occupancy and average daily rate attainable by the proposed hotels in their first five years of operation. Use Restrictions This report and the contents thereof do not constitute a recommendation that might affect a decision whether or not to finance or invest in the proposed hotels. Any such decision is the sole responsibility of any such financier or investor. Moreover, the scope of the assignment did not include a comprehensive assessment of the feasibility of the project, which would require an analysis of the projected financial performance and the development costs of each hotel. EXECUTIVE SUMMARY Site Evaluation The site of the Proposed IHG Hotels is well-suited to the development of the Proposed Holiday Inn and Staybridge Suites hotels due primarily to its location in the midst of significant existing and planned office and industrial development and to its proximity to Palomar Airport. Although most of the nearby tourist attractions are 4-to-5 miles from the Hotel Site, many similarly-located hotels in the area fill during peak weekend periods, especially in the summer. Economic Outlook The local economy is in a developing recovery, as unemployment rates have dropped significantly and office and industrial net absorption has exhibited regular increases. The forces behind much ofthe growing local economy appear to be the expanding national and state economies and particularly the flourishing high-tech and tourism sectors. Major underway or imminent local developments that should boost the local economy and increase the demand for hotels rooms include: • the impending surge in passenger arrivals at Palomar Airport from new airhne service. • continued absorption of office and industrial space in the region. • continued addition of attractions to Legoland. • the construction of the $ 1 billion Carlsbad Desalinization Plant. • the development ofthe 20-field soccer complex in Oceanside. In addition, the planned extension ofthe runway at Palomar Airport and the proposed Caruso entertainment complex should promote the demand for hotel rooms in the long term. The Hotel Market The eleven hotels that would be competitive with the Proposed IHG Hotels realized an aggregate occupancy of almost 76 percent in 2012 and continued to increase in 2013. This strong market should continue to register rising demand for hotel rooms, generated primarily by the aforementioned favorable economic outlook. Some new hotel development is to occur in this market and one property, the Carlsbad by the Sea Hotel, is to be demolished. The forecast contained in this study concluded that the market occupancy would remain high and would stabilize at 77 percent from 2013 through 2020. Forecast Performance - Holiday Inn The forecast of the occupancy and average room rate of the Proposed Holiday Inn is presented below. FORECAST: HOLIDAY INN Year Occuoancv Averaae Room Rate 2014* 54% $116.00 2015 73% $127.00 2016 78% $135.50 2017 78% $139.00 2018 78% $142.50 2019 78% $146.00 * 4 months only In conclusion, the projected occupancies and average room rates should support the development of the Proposed Hohday Inn if development and financing costs are reasonable. Forecast Performance - Staybridge Suites The forecast of the occupancy and average room rate of the Proposed Staybridge Suites is presented below. FORECAST: STAYBRIDGE SUITES Year Occu Da nev Averaae Room Rate 2015 69% $133.00 2016 79% $139.50 2017 79% $145.50 2018 79% $149.50 2019 79% $153.00 2020 79% $157.00 In conclusion, the projected occupancies and average rooms rates should support the development of the Proposed Staybridge Suites if development and financing costs are reasonable. -3 SITE EVALUATION Location The site of the Proposed IHG Hotels ("Hotel Site") is located in Carlsbad, which is a coastal city in northem San Diego County. It is approximately 35 miles north of San Diego and 4 miles east ofthe Pacific Ocean and Carlsbad State Beach. The neighboring cities include Oceanside to the north, Vista and San Marcos to the east, and Encinitas to the south, as shown in the map below. REGIONAL MAP SJin MAfcos Lak» Sail Mdl. As depicted in this map, the Hotel Site is approximately equidistant from two freeways in the region. Interstate 5 (1-5), which runs in a north/south direction and is the major coastal route in the region, is approximately four miles west of the Hotel Site. State Route 78 (SR-78), which is a short freeway that extends from Oceanside to Escondido and passes through the cities of Vista and San Marcos, is located roundly 6 miles to its east. Palomar Airport Road is a major thoroughfare in the region. It is lined with business parks, retail centers, and other major commercial and residential developments. The terrain in much of this region consists of gently rolling hills. The Hotel Site is situated on the southeast comer of the intersection of Palomar Airport Road and Innovation Way in the Bressi Ranch master-planned community development. -4- Neighborhood The neighborhood is dominated by McClellan-Palomar Airport ("Palomar Airport"), which is located one mile west of the Hotel Site, as shown in the map below. NEIGHBORHOOD MAP Cr e, <" Palomar Ranory, g..'*- Rrt yl* Camino de iss '-»a St c»'^' •Onicomio St pi,jv> <2 San M»ri The Hotel Site is in the 585-acre Bressi Ranch community, which includes seven major residential tracts and a 132-acre business park, the Bressi Ranch Corporate Center. Bressi Ranch is a relatively new community, and a number of significant vacant parcels are yet to be developed. In general, the homes in Bressi Ranch command high prices and therefore attract affluent families. The Hotel Site is surrounded by business parks and undeveloped land that is zoned for commercial development. Abutting the Hotel Site on its southem side is the 21-acre Towers at Bressi Ranch business park. Two established business parks (El Fuerte and Carlsbad Oaks Commerce Centre) and the new 414- acre Carlsbad Oaks North Business Park are situated north of the Hotel Site. Undeveloped vacant commercial parcels are located east and west of the Hotel Site. Residential land uses begin on secondary streets located one block south of the Hotel Site and are located in more distant areas ofthe neighborhood. Access and Visibility Air Access. The Proposed IHG Hotels would be only one mile west of Palomar Airport, which is accessed from Palomar Airport Road. Therefore, arriving air passengers would find access to and from the Proposed IHG Hotels to be very convenient, which should contribute to the market appeal ofthe hotels. Surface Access. The Proposed IHG Hotels would be located four miles east of 1-5, which would limit their appeal to "impulse customers" on long-haul trips. However, most hotel customers make reservations and would not be overly resistant to driving four miles on Palomar Airport Road, which is a major arterial in the region. -5- Visibility. The Proposed IHG Hotels would be readily visible from Palomar Airport and other surface streets nearby. Relationship to Demand Generators At present, the most prominent generators of demand for hotel rooms in the vicinity of the Hotel Site are the many office and industrial tenants that populate the surrounding business parks. Also, the Carlsbad Oaks North business park, shown in the map below, should provide many new demand generators. Once the planned increase in air service at Palomar Airport is implemented (as will be discussed subsequently), this facility should also be a significant demand generator. Other major existing and proposed demand generators are presented in the following table. MAJOR DEMAND GENERATORS Demand Generator Distance from Hotel Site Direction Various business parks abutting to 4 miles all directions Palomar Airport 1 mile west Carlsbad Premium Outlets 4 miles west Interstate 5 4 miles west Legoland 5 miles west Flower Fields 5 miles west Carlsbad State Beach 5 miles west Oceanside Soccer Complex 8 miles north -6- These demand generators will be described in greater detail in the Area Review section on the following pages. Conclusion The Hotel Site is well-suited to the development ofthe Proposed IHG Hotels due primarily to its location in the midst of significant existing and planned office and industrial development and to its proximity to Palomar Airport. Although most of the nearby tourist attractions are 4-to-5 miles firom the Hotel Site, many similarly-located hotels in the area fill during peak weekend periods, especially in the summer. AREA REVIEW The Proposed IHG Hotels should attract most of their customers from businesses located in the North San Diego County area, and especially the cities of Carlsbad, Vista, and San Marcos. Therefore, the analysis in this section focuses on this trade area. Demograp/7/cs The cities of Carlsbad, Vista, and San Marcos have similar populations, but the development of a number of new residential communities in Carlsbad and San Marcos have fostered much faster population growth than in Vista. Also, the demographic characteristics of each city differ significantly. Carlsbad has a residential base with very high median household income and education levels and a low poverty ratio. San Marcos has demographic characteristics similar to state averages, and those of Vista are below state averages, as shown in the following table. DEMOGRAPHIC INDICATORS: 2010 CENSUS Carlsbad Vista San Marcos California Population 105,328 93,834 83,781 — Population change (2000 to 2010) 34.6% 4.4% 52.4% 10.0% Median household income $85,743 $50,777 $55,815 $60,883 Bachelor's degree or higher 51.3% 19.7% 29.3% 30.1% Percent below poverty level 6.8% 11.2% 8.7% 13.7% Source: U.S Census Bureau Regional Development Patterns Downtown San Diego has been the focus of much new development in recent years due largely to the expansion of the very successful San Diego Convention Center, the revitalization of the Gaslamp Quarter and other entertainment districts, and the constmction of new high-rise housing projects. In particular, the increased activity in Downtown has promoted the tourist appeal of the area. The most prominent suburban commercial zone in San Diego County consists of University Town Center, Sorrento Mesa, and adjoining neighborhoods. This zone surrounds the University of Califomia, San Diego and is populated with many high-tech companies. As Sorrento Mesa has developed and its commercial rents have increased, the North County area, which is located approximately 20 miles north of Sorrento Mesa, has emerged as a secondary location for high-tech companies. The Local Economy The economy of the North County area is dominated by the office and industrial development in the business parks that surround McClellan-Palomar Airport ("Palomar Airport".) The major industry clusters in this area include biotechnology, information and communications, eco-technology, and sports equipment and apparel manufacturing. In addition, the North County area benefits fi'om the established tourism flow to San Diego and major tourism attractions are in Carlsbad, including beaches, the Legoland theme park, and attractive flower fields. -8 Employment Trends As with most of Califomia, the job market in Carlsbad collapsed in 2009 but has improved in subsequent years. The economic recovery appears to be gathering steam, as evidenced by recent employment trends and unemployment rates in Carlsbad, Vista, and San Marcos, which are presented below. LOCAL EMPLOYMENT TRENDS Carlsbad Vista San Marcos Year Emolovment Chanae Unemo. Rate Emolovment Chanae Unemo. Rate Emolovment Chanae Unemo. Rate 2006 45,300 2.6% 44,500 4.4% 28,600 4.0% 2007 45,500 0.4% 3.0% 44,800 0.7% 5.1% 28,800 0.7% 4.6% 2008 45,700 0.4% 3.9% 45,000 0.4% 6.7% 28,900 0.3% 6.0% 2009 44,200 -3.3% 6.4% 43,400 -3.6% 10.7% 27,900 -3.5% 9.6% 2010 44,300 0.2% 7.0% 43,500 0.2% 11.7% 28,000 0.4% 10.5% 2011 44,700 0.9% 6.7% 44,000 1.1% 11.1% 28,300 1.1% 10.0% 2012 45,800 2.5% 5.9% 45,000 2.3% 9.9% 28,900 2.1% 8.9% 2013 May 47,100 2.8% 4.4% 46,300 2.9% 7.5% 29,800 3.1% 6.7% Source: California Errptoyment Development Department As indicated in the previous table, the unemployment rate in Carlsbad increased from 2.6 percent in 2006 to 7.0 percent in 2010 but then declined to 4.4 percent in May 2013. Unemployment rates in Vista and San Marcos exhibited similar pattems. As mentioned previously, Carlsbad has an affluent and educated population that has contributed to unemployment rates that are much lower than those of Vista, San Marcos, and most cities in Califomia. MAJOR PRIVATE EMPLOYERS: CARLSBAD Emplover Emplovees product Callaway Golf 1,600 golf equipment, apparel Lifetech 1,300 research & development Gemological Institute of America 800 education, manufacturing Legoland 700 amusement park TaylorMade Golf Company 645 golf equipment La Costa Resort 604 resort hotel Park Hyatt Aviara 603 resort hotel Acushnet 535 golf equipment ViaSat, Inc. 450 communications Zimmer Dental 400 dental implants Beckman Coulter, Inc. 300 biomedical testing equipment Ortho Organizers, Inc. 250 orthodontic supplies Modern Postcard 250 postcard printing Source: Carlsbad Chamber of Commerce Office Market North County. The defined North County office market encompasses Carlsbad, Vista, San Marcos, Oceanside, and Escondido. This market has exhibited consistent aimual increases in net absorption since 2003, with the sole exception of 2008. The vacancy, while still high, has dropped from its peak of 22.5 percent in 2010 to its current level of 16.8 percent. This drop is due not only to continued absorption but also the lack of new office development since 2010. In spite of the falling vacancy rate, there exists sufficient rentable office space to accommodate new tenants for several years. Trends in the North County office market are presented in the following table and subsequent graph. OFFICE TRENDS: NORTH COUNTY Year Available* Vacancy Netabsorotion* Under Construction* 2003 6,917,498 10.7% 333,884 192,894 2004 7,859,879 9.2% 139,523 80,821 2005 8,203,741 8.1% 266,035 232,398 2006 9,195,107 12.8% 155,903 600,605 2007 9,942,033 17.7% 424,316 895,143 2008 10,203,152 20.9% (113,155) 260,709 2009 10,198,365 22.0% 108 90,000 2010 10,306,982 22.5% 110,637 162,143 2011 10,335,690 18.5% 290,350 0 2012 10,224,908 16.9% 168,553 0 2013** 10,225,001 * square feet of rentable space ** year-to-date March Source: Cushman & Wakefield 16.8% (21,110) 0 2,500,000 2,000,000 1,500,000 ll ,000,000 0 I— 1500,000 CO (500,000) j (1,000,000) • 14% 12% 10% 8% o 1 c i cc 1 6% I ^ 4% 2% 0% 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 i NET ABSORPTION » CONSTRUCTION COMPLETIONS -©-OVERALL VACANCY Carlsbad. The office market in Carlsbad, which encompasses approximately 5.1 million square feet of rentable space, accounts for about half of the office space in the North County area. While the vacancy rate in Carlsbad is higher than that in the North County area, the trends in absorption and construction in the two areas are very similar. Typically, high vacancy rates precipitate lower rental rates, which then induces new leasing and higher net absorption. This outcome would cause concomitant increases in the demand for hotel rooms. Trends in the Carlsbad office market are presented in the following table and subsequent graph. 900,000 800,000 700,000 600,000 1500,000 £400,000 0300,000 OFFICE TRENDS: CARLSBAD Year Available* Vacancy Net absorotion* Under Construction* 2003 3,340,483 16.7% 202,017 49,013 2004 3,443,552 12.1% 123,885 0 2005 3,531,552 8.0% 141,062 50,000 2006 4,194,409 17.7% 74,807 469,825 2007 5,116,109 24.8% 366,359 767,936 2008 5,166,689 25.7% (42,819) 50,580 2009 5,111,789 27.0% 7,741 40,000 2010 5,165,525 26.9% 68,153 79,238 2011 5,181,188 22.0% 196,055 0 2012 5,107,867 19.4% 126,032 0 2013** 5,107,960 * square feet of rentable space ** year-to-date March Source: Cushnnan & Wakefield 19.4% (12,827) 0 30% 25% 20% >. i o I 15% § I CO i > ! 10% i 5% 1 0% 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 • NET ABSORPTION —CONSTRUCTION COMPLETIONS -•-OVERALL V7K0ANCY - 11 - Industrial Market North County. This industrial market is large, as it encompasses approximately 52.9 million square feet of space. Key indicators of this industrial market are presented in the following table. INDUSTRIAL TRENDS: NORTH COUNTY Year Available* Vacancy Net absorotion* Under Construction* 2007 50,347,642 9.1% 583,445 1,306,796 2008 50,727,881 10.4% 155,813 357,073 2009 51,317,120 12.5% (552,103) 557,655 2010 51,872,206 11.5% 291,709 286,770 2011 52,304,650 11.2% 103,929 211,976 2012 52,933,160 11.0% 135,242 0 2013** 52,895,073 * square feet of rentable space ** year-to-date March Source: Cushman & Wakefield 10.3% 303,800 0 As shown in this table, the vacancy rate increased only slightly in the recent recession, and has fallen steadily since reaching its peak of 12.5 percent in 2009. While net absorption has increased regularly since 2009, the vacancy rate has also been affected by the lack of new construction since 2011. The net absorption in the first quarter of 2013 surges, as it was higher than that in all calendar years since 2007. Carlsbad. The industrial market in Carlsbad, which encompasses approximately 14.4 million square feet, accounts for about 27 percent ofthe industrial space in the North County area. Key indicators of this market are presented in the following table. INDUSTRIAL TRENDS: CARLSBAD Year Available* Vacancy Netabsorotion* Under Construction* 2007 13,833,413 15.9% 178,273 523,969 2008 13,957,299 16.8% 163,717 123,886 2009 14,017,540 17.4% 106,429 113,535 2010 14,077,984 14.9% 19,023 0 2011 14,310,280 14.6% (54,090) 176,000 2012 14,395,856 14.4% (38,721) 0 2013** 14,398,427 * square feet of rentable space ** year-to-date March Source: Cushnnan & Wakefield 13.5% 112,313 0 As shown in this table, the industrial vacancy rate in Carlsbad, while still higher than that in the North County area, has declined to 13.5 percent, which is lower than the pre-recession level of 15.9 percent in 2007. As in the North County area, the constraction of new industrial space has stalled in recent years, and a surge in net absorption occurred in the first quarter of 2013. 12 Development Outlook Most of the major business parks that surround Palomar Airport have vacant parcels that are zoned and suitable for office and industrial development. Local real estate brokers estimated that several hundred acres of such developable parcels are available, and they expect that development will resume in a few years. In general, Carlsbad, Vista, and San Marcos welcome the commercial development that supports the local economy, and these cities have identified preferred development areas. The most prominent public development project in North County is the $1 billion Carlsbad Desalinization Plant, which is imder construction and due to be completed in 2016. This project should continue to generate some demand for hotel rooms from visiting administrators, engineers, constraction personnel, and others involved in the project. Caraso Affihated, a commercial developer known for The Grove in Los Angeles and The Americana at Brand in Glendale, has announced the intended purchase of a 48-acre parcel located northeast of the intersection of 1-5 and Cannon Avenue in Carlsbad. Since the seller is San Diego Gas & Electric, the sale requires the approval of the Califomia Public Utilities Commission subsequent to public hearings and other regulatory steps. It appears that the plans for this project will involve an entertainment retail complex, which is the specialty of Caraso Affiliated. Plans are underway to raze the existing Carlsbad by the Sea Hotel, with its distinctive freeway-side windmill, and develop a retail complex in its stead. This project is in its early stages. Palomar Airport Palomar Airport, which is located one mile west of the Proposed IHG Hotels, is a small regional airport that serves northem San Diego County. Its new terminal, which contains customs and immigration facilities, opened in 2009. Its ranway is only 4,897 feet in length, which limits its landings to 72-seat airplanes. The airport authority has commissioned a study ofthe potential lengthening of the runway, but the required extension would be on a landfill; consequently, it would require a lengthy evaluation and permit process and, if all went well, would probably not be completed for five-to-six years. At present, Palomar Airport accommodates general aviation aircraft and one commercial airline. United Express. General aviation accounts for approximately 142,000 take-offs and landings each year, each of which carries an average of 2.9 passengers. United Express uses 30-seat aircraft and operates eight flights per day on weekdays and fewer on weekends. The general manager of the airport estimated that United Express delivered 45,000 to 50,000 arriving passengers in 2012, which amount is probably a small increase from the 45,518 in 2011 and a significant jump from the 28,355 in 2010. A new carrier, Califomia Pacific Airlines, intends to make Palomar its main base and to operate 72- seat Embraer 170 aircraft on routes to and from Sacramento, San Jose, Oakland, Las Vegas, Phoenix, and Cabo San Lucas. Califomia Pacific is awaiting approval from the Federal Aviation Administration and hopes to begin operations by January 2014. It plans 15 departing flights per day, which should yield 250,000 to 300,000 arriving passengers per year and is at least five times the number of passengers that arrived in 2012. Tourism The North County area benefits from the many tourism resources and attractions in San Diego County. A large number of tourists travel from Los Angeles and Orange Counties to San Diego, and most use Interstate 5, which passes through Carlsbad. As a result, tourists patronize hotels, restaurants, and the major attractions in Carlsbad. The major tourist attractions in the North County area are the Legoland theme park in Carlsbad and the local beaches, including Carlsbad State Beach. - 13- Legoland. This 128-acre amusement park, which is located northeast of the junction of Palomar Airport Road and Interstate 5 in Carlsbad, opened in 1999. It is geared to young children, and it has 21 rides and numerous sculptures constracted of Lego blocks. It has been regularly expanded and improved in recent years, which has promoted regularly increasing attendance. Its recent and planned new rides and attractions are as follows: 2008: Sea Life Aquarium, Land of Adventure 2009: Dune Raiders 2010: Legoland Waterpark 2011: Star Wars Miniland, Splash Zoo 2012: Pirate Reef, Star Wars Miniland Expansion, Claws exhibit at Sea Life Aquarium 2013: Legoland Hotel, LEGO Legends of China, Junior Concierge Contest Legoland management does not release attendance data, and the last published estimate of Legoland attendance was for 2006, when the Themed Entertainment Association reported it to be 1.66 million. In 2009, a Legoland executive indicated that the park had recorded six straight years of increasing attendance. He cited a 28 percent increase in 2008 due to the opening of the $15 million aquarium, another increase of 6 percent in 2009, and a likely jump in attendance in 2010 resulting from the opening of the Legoland Waterpark. Based on this information, it appears that the annual attendance was more than 2 million in 2012. Beaches. Expansive beaches line the coast of northem San Diego County, and Carlsbad State Beach is one of these attractive recreation areas. Local beaches are regularly patronized by area residents and tourists who swim, surf, scuba dive, fish, and simply enjoy the coastal scenery. Also, a number of quaint beach communities enhance the tourist appeal of this region. Other Local Attractions and Events. The Carlsbad Flower Fields and the Carlsbad Premium Outlets are secondary tourist attractions that cater primarily to day visitors. The Flower Fields, which are located northeast of the intersection of 1-5 and Palomar Airport Road, bloom from March to May and reportedly draw 200,000 visitors. The Carlsbad Premium Outlets, which reportedly attract more than 8 million shoppers per year, are an 85-store complex located near the Flower Fields; the great success of this outlet mall has encouraged other retail developments, including the aforementioned Caraso project and the redevelopment of the Carlsbad by the Sea Hotel. A number of special events are held in Carlsbad and surrounding cities, the most prominent of which is Art Splash, which occurs over two days each autumn and reportedly attracts 30,000 attendees. This event, which features sidewalk chalk drawings of classical paintings, is located on Armada Drive, near Palomar Airport Road. A new 20-field soccer park is under constraction in Oceanside. As planned, this venue would host 23 major sports tournaments, including 16 soccer events. Major youth soccer tournaments can draw hundreds of teams, the majority of which require ovemight lodging. As a result, this facility should boost the occupancy of hotels in not just Oceanside but also Carlsbad on select weekends. Other Regional Attractions. Other more distant tourist attractions include the Del Mar Fairgrounds and Race Track, which is 15 miles south of Carlsbad, and the San Diego Zoo Safari Park, which is 25 miles east of Carlsbad. 14 Economic Outlook The local economy is in a developing recovery, as unemployment rates have dropped significantly and office and industrial net absorption has exhibited regular increases. The forces behind much of the growing local economy appear to be the expanding national and state economies and particularly the flourishing high-tech and tourism sectors. Major underway or imminent local developments that should boost the local economy and increase the demand for hotels rooms include: the impending surge in passenger arrivals at Palomar Airport from new airhne service, continued absorption of office and industrial space in the region, continued addition of attractions to Legoland. the constraction ofthe $1 billion Carlsbad Desalinization Plant, the development ofthe 20-field soccer complex in Oceanside. In addition, the planned extension of the ranway at Palomar Airport and the proposed Caraso entertainment complex should promote the demand for hotel rooms in the long term. 15 THE HOTEL MARKET Competitive Hotels The two Proposed IHG Hotels would primarily compete with eleven existing hotels that are located in Carlsbad, Vista, and San Marcos ("the competitive set"). Maps showing the locations ofthe competitive hotels and the site of the two Proposed IHG hotels are presented on the following page, and a summary of selected major attributes of these properties is presented in the following table. COMPETITIVE HOTELS Hotel Tvpe of Hotel Year Opened Rooms Extended-Stay: Residence Inn Carlsbad upscale extended-stay 1999 121 Homewood Carlsbad upscale extended-stay 2007 145 Residence Inn San Marcos upscale extended-stay July 2010 112 Hyatt House Carlsbad upscale extended-stay July 2010 97 Se/ecf-Serv/ce; Hilton Garden Inn Carlsbad select-service 2000 161 Courtyard Carlsbad select-service 2000 145 Hyatt Place Vista select-service July 2012 150 Carlsbad bythe Sea Resort select-service 1983 146 Midscale: Hampton Inn Carlsbad limited-service 2008 94 Hampton Inn San Marcos limited-service 2001 69 TownePlace Suites Vista extended-stay June 2010 94 total rooms 1,334 As indicated in this table, this competitive set consists of four upscale extended-stay hotels, four select- service properties, and three midscale hotels. Four of the thirteen hotels have opened since June 2010. All except the Hampton Inn San Marcos are medium-sized (between 94 and 161 rooms.) Upscale extended-stay hotels have full kitchens and guest rooms that are larger than standard hotel rooms. They are designed to appeal to guests that stay for long periods, and extended stays are commonly defined as five nights are longer. On average, chain-affiliated extended-stay hotels have consistently achieved higher occupancies and profit margins than other types of hotels. Select-service hotels are designed to appeal to individual business travelers on short stays. These hotels typically have limited food, beverage, and meeting facilities. Often, parking, Intemet, and other hotel services are complimentary. Their room rates are typically lower than fiill-service hotels. Midscale hotels usually have limited food, beverage, and meeting facilities and are smaller than select- service properties. Most of the chain-affiliated midscale hotels offer a complimentary breakfast and free Intemet and parking. The room rates of midscale hotels are usually lower than those of select-service hotels. - 16 COMPETITIVE HOTELS IN CARLSBAD COMPETITIVE HOTELS IN VISTA AND SAN MARCOS Oceanside 'rv Or ^Buena £0 Vista ^ 78 I TownePlace Suilres | ^ •'V^- W Borden "a CC tx Faraday 0 Residence Inn San Marcos 6c# ;.,..11B San Marcos Hyatt Place Palopar—iimcid ^ Palopar I Site of Proposed IHG Hotels | •atew-.- Hampton Inn | Carlsbad isioj Lake San Marcos Q La Plaza Or '^Sj Xana ^ '''•'eirose Dr San Elij o __ - 17- Supply Forecast Hotel Projects. Three projects other than the proposed Holiday Inn and Staybridge Suites hotels have progressed through the entitlement process in Carlsbad. These three planned hotels are discussed in the following paragraphs. A 99-room Fairfield Inn & Suites is under constraction on a site located near the intersection of Palomar Airport Road and Palomar Oaks Way. This hotel brand is in the upper midscale classification of Smith Travel Research and would compete primarily with the nearby Hampton Inn & Suites. The developer reported that this project would be completed by July 2014. A 104-room SpringHill Suites by Marriott has been proposed by DKN Hotels on a site located at 3136 Carlsbad Boulevard, which is one block east of Carlsbad Beach. This project involves razing the existing Surf Motel, which would significantly increase the overall costs of this development. Although it is fully entitled, this hotel project has not made significant progress since its municipal approval in 2008, and the entitlements were extended for a second two-year period in November 2012. At present, no grading or other building permit applications have been submitted to Carlsbad authorities. This project is somewhat tenuous due to its higher development costs and the lack of progress in recent years. Nevertheless, it is assumed herein that it would open in January 2016. A 39-room hotel project, which would include 12 condominiums and a restaurant, is proposed on a site in Carlsbad Village. This project received the necessary entitlements in 2008, but has remained dormant since then. It is assumed herein that this project would not be built in the next few years. The existing 146-room Carlsbad by the Sea Hotel, which occupies a large parcel of land, is the subject of redevelopment plans that would involve demolishing the existing hotel and replacing it with a retail complex. While local real estate executives and city officials are aware of this project, the owner has not fully embarked on the necessary entitlement process. The hotel opened in 1983, has a dated two-story design, and is exhibiting signs of its age. This redevelopment project appears to be sound due to the advanced age of the hotel and its proximity to existing and planned retail developments in the neighborhood, including the nearby outlet mall and the presumed Caraso entertainment project. It is assumed herein that this hotel would be razed in 2015. Planning executives of the cities of Vista and San Marcos reported that no hotel projects appear likely to be built soon in their cities. Supply Forecast. As in any forecast, future development is uncertain, and even hotel projects that receive entitlements are often delayed and/or occasionally abandoned due to such obstacles as cost increases, changing market conditions, and financing difficulties. Nevertheless, the aforementioned Fairfield Inn & Suites, the SpringHill Suites, the two Proposed IHG Hotels, and the razing of the Carlsbad by the Sea Hotel are included in the forecast presented on the following page. Also, "uncertain additions" equivalent to 340 new hotel rooms were assumed to open after 2017, which allow for hotel projects such as the 39-room Carlsbad Village project and others that may surface in the future. -18 ALPS Group Estimated Competitive Rooms Supply MarlcetArea: Carlsbad, Califomia RooriB Opening Total Available Additions ta Average Dailv Roons Avaiiabie Competitive Hotels Y»ar 2012 2013 2014 201S 2016 2017 2018 2019 2020 Residence Inn Carlsbad 1999 121 121 Homewood Carisbad 2007 145 145 Residence Inn San Marcos July 2010 112 112 Hyatt House Carisbad 2001 97 97 Hilton Garden Inn Carisbad 2000 161 161 Courtyard Carisbad 2000 145 145 Hyatt Place Vista July 2012 150 70 80 Carisbad by the Sea Resort 1983 0 146 (146) Hampton Inn Carisbad 2008 94 94 Hampton Inn San Marcos 2001 69 69 TownePlace Suites Vista June 2010 94 94 Proposed Hotels Fairfield Inn Carisbad July 2014 99 50 49 Holiday Inn Carisbad Sept 2014 133 44 89 Staybridge Suites Carisbad Jan. 2015 106 106 Spring hill Suites Jan. 2015 104 104 Uncertain additions 2017-2020 340 85 85 85 85 Change in Supply 80 94 98 104 85 85 85 85 AVERAGE DAILY ROOMS AVAILABLE 1,630 1,254 1,334 1,428 1,526 1,630 1,715 1,800 1,885 1,970 % Change in Supply 6.4% 7.0% 6.9% 6.8% 5.2% 5.0% 4.7% 4.5% ANNUAL SUPPLY (room nighte) 457,710 486,910 521.220 556,990 594,950 625,975 657,000 688,025 719,050 Hotel Market Trends and Characteristics Historical Trends. The historical occupancies, average room rates (ADRs), and revenues per available room (RevPARs) ofthe 11 hotels in the competitive set are presented below. HISTORICAL PERFORMANCE OF COMPETITIVE HOTELS Year Occuoancv Averaae Room Rate RevPAR Rate Chanae Amount Chanae Amount Chanae 2007 81.0% — $148.10 — $119.92 — 2008 74.0% -8.6% $143.65 -3.0% $106.28 -11.4% 2009 75.6% 2.1% $131.40 -8.5% $99.28 -6.6% 2010 75.6% 0.1% $123.18 -6.3% $93.14 -6.2% 2011 75.6% 0.0% $127.09 3.2% $96.11 3.2% 2012 75.5% -0.1% $126.45 -0.5% $95.49 -0.6% YTD May2013 75.3% 1.8% $116.32 -3.7% $87.55 -2.0% YTD May2012 73.9% $120.83 $89.34 Source: Smith Travel Research As indicated in this table, the occupancies of the competitive set have remained high, even through the recent recession. The average room rate has dropped, but much of this trend is due to the opening of three lower-priced hotels in recent years: the TownePlace Suites in Vista in June 2012, the Residence Inn San Marcos in July 2010, and the Hyatt Place in Vista in July 2012. None of these hotels were in Carlsbad, where ADRs are higher, and all three hotels realized lower ADRs than the previously existing competitive - 19 hotels. Moreover, the ADRs of the TownePlace Suites and the Hyatt Place have been substantially lower than competitors in Carlsbad. Even though the overall ADR fell in 2013, about half of the competitive hotels realized higher room rates than in the same period in 2012. Performance by Hotel Type. Key performance measures of the three defmed hotel classifications (extended-stay, select-service, and midscale) are presented in the following table. PERFORMANCE BY HOTEL TYPE: 2012 Extended-Stay Select-Service Midscale Total Numberof Rooms 475 602 257 1,334 Room Nights Available 173,375 192,580 93,805 459,760 Share of Supply 38% 42% 20% 100% Occupancy 78.2% 71.4% 78.9% 75.5% Total Room Nights Captured 135,630 137,578 73,967 347,176 Share of Room Nights 39% 40% 21% 100% Average Room Rate $129.29 $130.55 $113.64 $126.45 RevPAR $101.14 $93.26 $89.60 $95.49 Source: Kallenberger Jones & Co. As shown in this table, the extended-stay hotels realized a very healthy occupancy (78.2 percent) and the highest RevPAR ($101.14) in 2012. The Proposed Staybridge Suites would be an extended-stay hotel and would primarily compete in this market segment. The select-service hotels realized the lowest occupancy (71.4 percent) due partly to the impact of the Hyatt Place, which is still in its "ramp-up period," when occupancies of a hotel are usually low. Also, the Courtyard and the Carlsbad by the Sea hotels are old and are losing market share. The Proposed Holiday Inn would mainly compete in this select-service market segment. The midscale hotels realized the highest occupancy and the lowest room rate. The Fairfield hm & Suites that is under constmction will compete in the midscale market segment. Seasonality. Hotel occupancies and average room rates of the competitive hotels are very high in the summer months of June, July, and August, when tourist travel is heaviest. During this period, many of the hotels are full and prospective customers are forced to fmd lodging in hotels outside of the trade area. Also, the competitive hotels perform well in March, April, May, August, and September, when business travel is consistent and unintermpted by holidays, and when some leisure travel occurs, especially on warm days. The market is weakest fi'om October through Febmary, when leisure travel abates due to cold weather and when commercial travel slumps during winter holidays. Even in this slow season, monthly occupancies were higher than 60 percent, which provides evidence of the strength of this market. These seasonality pattems are evident in the monthly occupancies, average room rates, and RevPARs presented in the table on the following page. 20 PERFORMANCE OF COMPETITIVE HOTELS BY MONTH Jan Feb Mar Apr May Jun Jul Aug Seg Oct Nov Dec Occupancy 2011 58.7% 69.8% 78.6% 80.0% 73.6% 86.0% 92.8% 91.2% 73.7% 69.9% 66.2% 66.6% 2012 64.1% 68.1% 81.7% 80.8% 74.6% 91.3% 89.9% 88.6% 70.7% 71,3% 64.0% 61.3% Average Rate: 2011 $119.98 $119.77 $120.14 $118.80 $123.76 $134.90 $153.94 $145.20 $122.68 $119.24 $118.12 $111.48 2012 $118.06 $119.92 $122.34 $121.53 $121.56 $137.00 $158.26 $144.51 $115.69 $115.56 $111.69 $109.15 RevPAR: 2011 $70.37 $83.65 $94.41 $95.02 $91.03 $115.98 $142.88 $132.37 $90.46 $83.37 $78.17 $74.22 2012 $75.69 $81.61 $99.98 $98.20 $90.74 $125.08 $142.25 $127.97 $81.84 $82.35 $71.53 $66.94 Source: Sm'th Travel Research Day-of-Week Patterns. As in most hotel markets with a large share of corporate customers, the occupancies and average room rates ofthe competitive hotels are highest on Tuesdays and Wednesdays. At the same time, the occupancies in this market are also high on Saturdays, which is due to the very strong tourist appeal of Carlsbad. Even though occupancies on weekends are high on Fridays and Saturdays, many hotels offer discounted room rates, especially in the winter, which results in room rates that are significantly lower than mid-week periods. As is typical, RevPARs are lowest on Sundays, when leisure travel is particularly weak; however room rates remain high because most of the Sunday customers are commercial travelers that visit local offices on Monday moming. These market pattems are evident in the table below, which presents the results of a survey of the competitive hotels for two twelve-month periods ending in May 2013. PERFORMANCE OF COMPETITIVE HOTELS BY DAY OF WEEK Sundav Mondav Tuesdav Wednesdav Thursday Friday Saturday Occupancy: 2011 63.0% 74.8% 81.4% 82.3% 76.0% 75.3% 81.7% 2012 63.1% 73.3% 77.7% 79.1% 75.7% 78.7% 84.4% Average Rate: 2011 $119.01 $127.74 $129.91 $128.92 $124.03 $116.25 $115.82 2012 $124.52 $130.63 $131.67 $131.70 $127.49 $121.75 $121.51 RevPAR: 2011 $72.22 $94.92 $103.30 $103.31 $91.36 $84.12 $88.86 2012 $78.47 $97.76 $107.21 $108.40 $96.89 $91.63 $99.23 Source: Snrith Travel Research Reconciliation of Supply and Demand The estimated demand, expressed in room nights, is compared to the room nights available from the existing and proposed hotels in the table on the following page. The estimates of the fiature supply of hotel rooms were discussed previously in this section. This analysis concludes that the aggregate (market) occupancy will increase slightly in 2013 based largely on the year-to-date results, and thereafter stabilize at an occupancy of 77 percent. 21 - ALPS Group Estimated Growth In Lodging Supply and Demand (in room nights) IVIarltet Area: Carlsbad, Califomia Compound Annual Growth 2012 2013 2014 2015 2016 2017 2018 2019 2020 (2012-2020) Commercial 4.0% 8.0% 5.0% 4.0% 4.0% 4.0% 4.0% 4.0% Tolal Gross Demand 265,400 276,000 298,100 313,200 325,900 339,100 352,800 367,100 382,000 Less: Unsatisfied Demand 17,400 12,000 15,000 12,000 9,000 7,000 3,000 500 500 Net Demonstrated Demand 248,000 264,000 283,100 301,200 316,900 332,100 349,800 366,600 381,500 Plus: Induced Demand 0 1,500 3,200 5,400 7,300 8,800 10,300 11,800 13,300 TOTAL DEMAND: Commercial 248,000 265,500 286,300 306,600 324,200 340,900 360,100 378,400 394,800 5.3% Growtti over Previous Year 7.1% 7.8% 7.1% 5.7% 5.2% 5.6% 5.1% 4.3% % ofTotal MarketDemand 71% 71% 71% 71% 70% 70% 71% 71% 71% Leisure 4.0% 4.0% 3.5% 3.0% 3.0% 3.0% 3.0% 3.0% Gross Demand 111,100 115,500 120,100 124,300 128,100 132,000 136,000 140,100 144,400 Less:Unsatisfied Demand 11,900 9,500 8,000 5,000 2,500 1,000 1,000 1,000 1,000 Net Demonstrated Demand 99,200 106,000 112,100 119,300 125,600 131,000 135,000 139,100 143,400 Plus: Induced Demand 0 1,200 2,600 5,600 10,900 11,900 12,900 13,900 14,900 TOTAL DEMAND: Leisure 99,200 107,200 114,700 124,900 136,500 142,900 147,900 153,000 158,300 5.3% Growth over Previous Year 8.1% 7.0% 8.9% 9.3% 4.7% 3.5% 3.4% 3.5% % ofTotal MarftetDemand 29% 29% 29% 29% 30% 30% 29% 29% 29% TOTAL MARKET DEMAND Total Gross Demand 376,500 391,500 418,200 437,500 454,000 471,100 488,800 507,200 526,400 Less: Unsatisfied Demand 29,300 21,500 23,000 17,000 11,500 8,000 4,000 1,500 1,500 Net Demonstrated Demand 347,200 370,000 395,200 420,500 442,500 463,100 484,800 505,700 524,900 Plus: Induced Demand 0 2,700 5,800 11,000 18^00 20,700 23,200 25,700 28,200 TOTAL MARKET DEMAND 347,200 372,700 401,000 431,500 460,700 483,800 508,000 531,400 553,100 5.3% Growth overPrevious Year 7.3% 7.6% 7.6% 6.8% 5.0% 5.0% 4.6% 4.1% SUPPLY (Room Nights) 457,710 486,910 521,220 556,990 594,950 625,975 657,000 688,025 719,050 5.1% Growth overPrevious Year 6.4% 7.0% 6.9% 6.8% 5.2% 5.0% 4.7% 4.5% MARKET OCCUPANCY 76% 77% 77% 77% 77% 77% 77% 77% 77% As indicated in this table, a significant increase in demand is projected in 2014 due largely to the increased air service at Palomar Airport, but hotel rooms entering the market would satisfy this demand. Similarly, rising levels of demand are forecast to be counterbalanced by the new hotels that are due to open, thereby resulting in occupancies of 77 percent from 2015 to 2020. -22- THE HOTEL FACILITIES The Proposed Holiday Inn Hotel Concept. The Proposed Holiday hm is to be a 133-room fiill-service hotel that is commonly classified as an Upscale property (by Smith Travel Research) or its equivalent 3-star (by Expedia). The Holiday Inn brand is the oldest of the Upscale brands of the major hotel chains, but IHG recently launched a brand revitalization program that includes a prototype design that features new sleek architectural elements, new guest room fiimishings and decor, public areas that encourage social interaction, and other modem design features. Planned Facilities. The Proposed Holiday Inn is to be a three-story building with interior corridors, and it would adhere to the new design standards of Holiday hm. As is typical of this hotel brand, its ground floor would contain a restaurant, lounge, various lobby social spaces, meeting rooms, a business center, a fitness facility, and a sundries store. Key services of the hotel would be complimentary wireless Intemet service and moming newspaper, and free meals for children (the Kids Stay and Eat Free program). Guest rooms. As planned, the Proposed Holiday hm would have 133 guest rooms. The planned mix of guest rooms is set forth in the following table. ROOMS MIX: HOLIDAY INN Room Tvpe Number Share Standard King 82 62% Standard Double Queen 51 38% totai rooms 133 100% Source: Prime Group Construction Each guest room would have a triple-sheeted plush bed, a desk, a flat-screen television, and customary guest room furniture and fixtures. Meeting space. The hotel would have approximately 4,000 square feet of meeting space. The ballroom is designed to accommodate a variety of social events and large gatherings. The several function rooms are intended to cater primarily to local corporate groups. Parking. The hotel is to have 163 parking stalls, which would be in surface parking lots surrounding the hotel. Recreation amenities. Recreation amenities would include an outdoor pool, whirlpool spa, and a fitness center. Management. The developer, Alps Group, Inc., will manage the proposed hotel. Alps currently owns and operates four hotels in the San Diego region, including the Hampton Inn and the Holiday Inn Express properties in Carlsbad. Marketing. The Proposed Holiday Inn would be affiliated with Intercontinental Hotel Group and therefore would have the benefits of the marketing and name recognition of this prominent hotel chain and brand. In addition, the developer intends to implement a variety of effective pre-opening and ongoing -23 marketing programs, including a productive Intemet marketing effort, consumer advertising, community and other public relations, direct sales efforts by management personnel, and other appropriate marketing. The hotel is to be listed in a variety of published and Intemet hotel directories. The estimates of the performance of the hotel contained herein assume that the aforementioned marketing program will be implemented. The Proposed Staybridge Suites Extended-Stay Concept. The Proposed Staybridge Suites would be a 106-room extended-stay hotel that is commonly classified as an Upscale property (by Smith Travel Research) or its equivalent 3- star (by Expedia). In general, extended-stay hotels have a number of characteristics that often contribute to their market appeal, including the following: • Many successfiil extended-stay hotels are not located near major freeways or busy thoroughfares because most long-staying guests prefer peaceful, residential settings, especially in upscale neighborhoods. • Extended-stay hotels are often able to achieve high occupancies on weekends because of the high proportion of guests that stay seven days or longer. • In general, extended-stay hotels realize higher profit margins than most other types of hotels because they have significant market appeal, they often realize higher occupancies, and their operating expenses can be lower due to many cost savings that accme from extended-stay guests. • Most extended-stay hotels have grounds that include a significant pool, a sports court, a barbeque area, and other amenities. Planned Facilities. The Proposed Staybridge Suites is to be a three-story building with interior corridors. It would adhere to the design standards of the Staybridge Suites brand, which emphasize elegant fumishings in a residential style. As is tj^ical of this hotel brand, its ground floor would contain a lobby, various social spaces surrounding an interior fireplace, a meeting room of approximately 700 square feet, a fitness center, and a pantry (sundries store) adjacent to the front desk. In keeping with the residential character of the lobby spaces, the hotel would contain outdoor patio and lawn areas that would have barbeque facilities and seating areas. The principal services of the hotel would be a complimentary buffet breakfast, an evening reception featuring snacks and drinks on Tuesdays through Thursdays, and complimentary wireless Intemet service. Guest rooms. As planned, the Proposed Staybridge Suites would have 106 guest rooms. The planned mix of guest rooms is set forth in the following table. ROOMS MIX: STAYBRIDGE SUITES Room Tvpe Number Share Studio Suite 48 45% One-bedroom Suite 52 49% Two-bedroom Suite 6 6% total rooms 106 100% Source: Prime Group Construction All of the guest room suites would have a fiill kitchen with a dining table, cooking utensils, china, silverware, and other cooking and dining amenities. Each suite would also have a desk, a flat-screen 24 television, and customary guest room furniture and fixtures. Each of the one-bedroom and two-bedroom suites would have separate bedroom and living areas. Meeting space. The hotel would have a meeting room of approximately 700 square feet, and the lobby social spaces would be available for the occasional small casual meeting. Parking. The hotel is to have 142 parking stalls, which would be in surface parking lots surrounding the hotel. Recreation amenities. Recreation amenities would include an outdoor pool, whirlpool spa, and a fitness center. In addition, the patio and lawn areas would be available for certain recreation activities. Management. The developer, Alps Group, Inc., will manage the proposed hotel. Marketing. Like the Holday Inn, the Proposed Staybridge Suites would be affiliated with Intercontinental Hotel Group and therefore would have the benefits of the marketing and name recognition of this prominent hotel chain. Also, the developer intends to implement a variety of effective pre-opening and ongoing marketing programs, including a productive Intemet marketing effort, consumer advertising, community and other public relations, direct sales efforts by management persormel, and other appropriate marketing. The hotel is to be listed in a variety of published and Intemet hotel directories. The estimates of the performance of the hotel contained herein assume that the aforementioned marketing program will be implemented. -25- MARKET PENETRATION ANALYSIS Occupancy Penetration Methodology This analysis uses the concept of "fair" share and market penetration. In this analysis technique, a hotel is evaluated compared to the competition, and its potential market share is calculated on the basis of its relative appeal to each type of guest. A hotel's "fair" share of market demand is said to be equal to its share of supply, i.e., a lOO-room hotel in a market of 1,000 rooms would have a fair share of demand equal to ten percent. A "market or occupancy penetration" of 100 percent indicates a property is capturing its "fair" share of demand. Penetration in excess of or lower than 100 percent indicates a hotel is likely to be viewed more or less favorably than competition by that market segment of guest. Projected Market Penetration - Holiday Inn The quantitative analysis of the estimated market penetration of the Proposed Holiday Iirn by market segment is presented in the following table. Proposed Holiday Inn Penetration Analysis Carlsbad, California 9/1 - 12/31 2014 2015 2016 2017 2018 ANNUAL SUPPLY (room nights) 172,003 556,990 610,463 641,488 672,513 ROOMS IN SUBJECT PROPERTY 133 133 133 133 133 SHARE of SUPPLY 9.4% 8.7% 8.0% 7.6% 7.2% Commercial Total Demand 94,479 306,600 332,550 350,500 369,250 FairShare of Demand 8,888 26,722 26,445 26,524 26,654 Penetration Rate 75% 100% 105% 105% 105% Demand Captured 6,700 26,700 27,800 27,900 28,000 % ofTotal Demand Captured 76% 75% 74% 74% 74% Leisure Total Demand 37,851 124,900 139,700 145,400 150,450 FairShare of Demand 3,561 10,886 11,109 11,003 10,860 Penetration Rate 60% 80% 90% 90% 90% Demand Captured 2,100 8,700 10,000 9,900 9,800 % ofTotal Demand Captured 24% 25% 26% 26% 26% TOTAL MARKET DEMAND Total Demand 132,330 431,500 472,250 495,900 519,700 FairShare of Demand 12,449 37,608 37,554 37,528 37,514 Penetration Rate 71% 94% 101% 101% 101% Demand Captured 8,800 35,400 37,800 37,800 37,800 ESTIMATED OCCUPANCY 54% 73% 78% 78% 78% MARKET OCCUPANCY 77% 77% 77% 77% 77% -26- The rationale for the estimates by market segment follows. Commercial. The Proposed Holiday hm will benefit from its proximity to Palomar Airport and business parks in the region and from its new facilities. Based on these factors, the penetration rates of the Proposed Hotel in this segment are forecast to stabilize at 105 percent, which indicates that commercial individuals would provide approximately 74 percent of its room nights in a stabilized year. Leisure Travelers. The Proposed Holiday Inn should reahze a market penetration below its fair share due largely to its distance from 1-5 and major tourist attractions in the region. On the other hand, its moderate room rates and Holiday hm brand would be popular with leisure travelers. The penetration rate of the Proposed Hotel in the leisure market segment is forecast to be 90 percent upon stabilization, which indicates that leisure guests would provide 26 percent of its room nights in a stabilized year. Projected Market Penetration - Staybridge Suites The quantitative analysis of the estimated market penetration of the Proposed Staybridge Suites by market segment is presented in the following table. Proposed Staybridge Suites Hotel Penetration Analysis Carlsbad, California 2015 2016 2017 2018 2019 ANNUAL SUPPLY (room nights) 556,990 610,463 641,488 672,513 703,538 ROOIVIS IN SUBJECT PROPERTY 106 106 106 106 106 SHARE of SUPPLY 6.9% 6.3% 6.0% 5.8% 5.5% Commercial Total Demand 306,600 332,550 350,500 369,250 386,600 FairShare of Demand 21,297 21,076 21,140 21,243 21,260 Penetration Rate 100% 115% 115% 115% 115% Demand Captured 21,200 24,200 24,300 24,400 24,400 % ofTotal Demand Captured 79% 80% 80% 80% 80% Le is ure Total Demand 124,900 139,700 145,400 150,450 155,650 FairShare of Demand 8,676 8,854 8,770 8,655 8,560 Penetration Rate 65% 70% 70% 70% 70% Demand Captured 5,600 6,200 6,100 6,100 6,000 % ofTotal Demand Captured 21% 20% 20% 20% 20% TOTAL MARKET DEMAND Total Demand 431,500 472,250 495,900 519,700 542,250 FairShare of Demand 29,973 29,930 29,909 29,899 29,820 Penetration Rate 89% 102% 102% 102% 102% Demand Captured 26,800 30,400 30,400 30,500 30,400 ESTIMATED OCCUPANCY 69% 79% 79% 79% 79% MARKET OCCUPANCY 77% 77% 77% 77% 77% -27 The rationale for the estimates by market segment follows. Commercial. The Proposed Staybridge Suites will benefit from its extended-stay facilities, which are particularly attractive to commercial travelers on assignments of 5 days or more. Other attributes of the hotel that would appeal to commercial travelers include its proximity to Palomar Airport and business parks in the region and its new facilities. Based on these factors, the penetration rates ofthe proposed hotel in this segment are forecast to stabilize at 115 percent, which indicates that commercial individuals would provide approximately 80 percent of the room nights of the proposed hotel in a Leisure Travelers. The Proposed Staybridge Suites should realize a market penetration below its fair share due largely to its distance from 1-5 and major tourist attractions in the region. On the other hand, its large guest rooms should appeal to fraveling families. The penefration rate of the Proposed leisure guests would provide approximately 20 percent of the room nights of the proposed hotel in a stabilized year. Estimated Average Room Rate - Holiday Inn An estimate of the average room rate (ADR) ofthe Proposed Holiday Inn in current (2013) dollars by market segment and by type of guest room is presented in the following table. Proposed Holiday Inn Hotel Estimated Average Daily Room Rate At a Stabilized Occupancy of 78 Percent In a Representative Year (in current dollars) standard King Standard Double-Queen Weighted Average Weekday Weeltend Weel(day Weekend Rate Commercial Percentof Segment Demand Estimated Room Nights Estimated Rate Rooms Revenue 53.0% 14,734 $120.00 $1,768,080 12.0% 3,336 $110.00 $366,960 30.0% 8,340 $135.00 $1,125,900 5.0% 1,390 $125.00 $173,750 100.0% 27,800 $123.55 $3,434,690 Leisure Percentof Segment Demand Estimated Room Nights Estimated Rate Rooms Revenue 25.0% 2,500 $130.00 $325,000 30.0% 3,000 $120.00 $360,000 20.0% 2,000 $145.00 $290,000 25.0% 2,500 $135.00 $337,500 100,0% 10,000 $131.25 $1,312,500 SUMMARY Total Estimated Rooms Revenue Total Estimated Room Nights Estimated Average Daily Rate $2,093,080 17,200 $121.69 $726,960 6,300 $115.39 $1,415,900 10,300 $137.47 $511,250 3,900 $131.09 Round to: $4,747,190 37,700 $125.92 $126.00 As shown in this table, this analysis yields an overall ADR of S126 in a representative year (in current dollars in a stabilized year). This estimated ADR is slightly lower than the average of the four competitive select-service hotels in 2012 (S 130.55). -28 The estimated average room rates of the Proposed Holiday Inn in its first six years of operation are presented in the following table. ESTIMATED AVERAGE ROOM RATE: HOLIDAY INN * 4 months only Inflated Discount Adjusted Rounded Year Rate Factor Rate (50 cents) 2013 $126.00 2014* $129.15 (10.0%) $116.24 $116.00 2015 $132.38 (4.0%) $127.08 $127.00 2016 $135.69 0.0% $135.69 $135.50 2017 $139.08 0.0% $139.08 $139.00 2018 $142.56 0.0% $142.56 $142.50 2019 $146.12 0.0% $146.12 $146.00 In this analysis, the estimated ADR of $126 in current dollars was adjusted by an assumed inflation rate of 2.5 percent per annum to arrive at the ADR in 2014, when the hotel is expected to open. In addition, the average rate in 2014 was discounted by ten percent to reflect the infroductory rates that are typical of a new hotel and the customary low room rates in September, October, November, and December. The final estimates ofthe ADRs ofthe hotel were rounded to the nearest fifty cents. Estimated Average Room Rate - Staybridge Suites An estimate of the average room rate (ADR) of the Proposed Staybridge Suites in current (2013) dollars by market segment and by type of guest room is presented in the following table. Proposed Staybridge Suites Estimated Average Daily Room Rate At a Stabilized Occupancy of 79 Percent In a Representative Year (in current dollars) studio Suites One-bedroom Suites Two-bedroom Suites Weighted Average Weekday Weekend Weekday Weekend Weekday Weekend Rate Commercial Percentof Segment Demand Estimated Room Nights Estimated Rate Rooms Revenue 36.0% 8,784 $120.00 $1,054,080 10.0% 2,440 $115.00 $280,600 38.0% 9,272 $140.00 $1,298,080 10.0% 2,440 $130.00 $317,200 5.0% 1,220 $165.00 $201,300 1.0% 244 $155.00 $37,820 100.0% 24,400 $130.70 $3,189,080 Leisure Percentof Segment Demand Estimated Room Nights Estimated Rate Rooms Revenue 25.0% 1,500 $130.00 $195,000 25.0% 1,500 $120.00 $180,000 22.0% 1,320 $150.00 $198,000 22.0% 1,320 $140.00 $184,800 2.0% 120 $180.00 $21,600 4.0% 240 $170.00 $40,800 100,0% 6,000 $136.70 $820,200 SUMMARY Total Estimated Rooms Revenue Total Estimated Room Nights Estimated Average Daily Rate $1,249,080 10,300 $121.27 $460,600 3,900 $118.10 $1,496,080 10,600 $141.14 $502,000 3,800 $132.11 $222,900 1,300 $171.46 $78,620 500 $157.24 Round to: $4,009,280 30,400 $131.88 $132.00 29 The estimated average room rates of the Proposed Staybridge Suites in its first six years of operation are presented below. Inflated Discount Adjusted Rounded Year Rate Factor Rate (50 cents^ 2013 $132.00 2014 $135.30 2015 $138.68 (4.0%) $133.14 $133.00 2016 $142.15 (2.0%) $139.31 $139.50 2017 $145.70 0.0% $145.70 $145.50 2018 $149.35 0.0% $149.35 $149.50 2019 $153.08 0.0% $153.08 $153.00 2020 $156.91 0.0% $156.91 $157.00 In this analysis, the estimated ADR of $132 in current dollars was adjusted by an assumed inflation rate of 2.5 percent per annum to arrive at the ADR in 2015, when the hotel is expected to open. In addition, the average rate in 2015 was discounted by four percent to reflect the introductory rates that are typical of a new hotel. The final estimates of the ADRs of the hotel were rounded to the nearest fifty cents. 30- Carlsbad, CA Selected Properties February 2009 to May 2Q13 Cuff ency; USD •:US;0ol!t3r Table of Cbntants P^^rc^ra.Charg,*© by Yea? Twniilve ^(om^1 Warylna Avtjrnijr- .Ternia'a nd .Ceratillcifi'9 United Kingdom Blue Fin Building 110 Southwark Street London SE1 OTA Phone: +44 (0)20 7922 1930 Fax: +44 (0)20 7922 1931 www,slrglobal.com United States 735 East Main Street Hendersonville TN 37075 Phone; +1 (615) 824 8664 Fax: +1 (615) 824 3848 www.str.com gli^MliiiPiifi^PiPIIVT Staff: KO Crea Tab 2 - Data by Measure Carlsbad, CA Selected Properties Job Number: 504888_SADIM Slaff; KD Created; June 27,2013 j January Fabruary March April May Juno July August Octotiar hiovembe? December Tola^ Vanr May YTD 2008 63.7 72,4 68.4 66.7 71.2 74.5 62.0 60.6 57.7 45.0 36.2 2009 44 7 58.9 54,8 61.9 46 5 58,2 69.2 74,8 548 52,8 41,1 32.6 54 2 53,2 2010 47.7 51.3 54,6 56.2 S1.5 59.1 78,5 76.2 54.4 53.1 45,7 37.5 SSI? 52.7 2011 3S3 46.7 58,4 60,1 58,7 63,1 81,8 77,8 58,2 54,6 50,1 45 0 57.5 52,1 2012 54.7 65.6 66.1 67.7 60.8 73.9 80.5 79.7 60.0 63.3 47.4 41.4 83 4 62.9 2013 565 52.0 65,5 70,2 62,9 61.B Avg 48 2 56 1 61.9 64,7 58,0 65,3 77,0 78 1 57,6 56 5 45.9 38.6 57,9 56.7 . -- • • .-• . J January February March April May June July August September Oclpb^r-Novomtifl'' December Totai Year May YTD 20oe ' 242.41 247.09 236,65 249.83 246.47 256.46 259,10 221.04 212.78 204.80 193.99 2009 206.54 228.25 204.75 214.38 199,32 20516 225,18 229,42 202.72 194,07 182.00 178.19 208,66 211,13 2010 1Bg.4g 192.63 196.58 193.58 193.25 184.12 221.94 216.32 168.65 184.25 160.57 163.33 193.54 193.22 2011 163.73 169.65 185 50 189.50 179,95 193,47 220,98 226.39 186.23 174 69 174,76 167.25 190,11 179,39 2012 179.97 193.20 193.94 188.62 182.42 198,55 236.02 230.41 187.88 194,48 173.38 176.66 198,19 187.68 2013 186.04 190,23 191.60 197,51 199,99 193.74 Avg 185.80 203,67 203.27 203 20 201,58 206,29 232,02 232,58 197 18 192 41 178,69 175.42 197 S3 193.00 RevPAR'fS) ^^^^^^^^^^^^^^^^^^^^^^^^ -"'^^^^^^^ ^ . \ Januaiy Febmaty Mareh April May June July August September October Novembor December To.l»1 Yeisr May YTD 2008 t&«.51 178.92 161.90 166,36 175.61 tS1 M 212.47 133.87 122.81 92.16 70.17 2009 92.40 134,47 112 27 132.71 92 72 119,46 155,88 171,71 111.15 102,53 74,82 58.14 113,05 112,35 2010 90.40 98.75 107.42 112.65 99.59 108.76 174.28 164.75 102.56 97.89 73,43 61.17 107.80 101.75 2011 59.40 79,18 108.39 113.91 105,61 122.11 180,84 176,02 108 30 95,30 87,52 75.28 109.58 93,44 2012 98.37 126.82 128.28 127,61 110.94 146.68 190.00 183.62 112.72 123.17 82.11 73.08 125.74 118.16 2013 105.15 98.83 125,42 138.69 125,65 119.76 Avg 89.58 114,30 125,76 131.42 117,02 134,77 178,70 181,71 113,65 108,71 82,01 67.71 114.28 109.51 _„•,.,,; . •,,. - --; _ . t -~ -• - - -January February March April May June July Augual Soptombor October November December ToiaJ Year May YTD 200B 38,528 42~856 44,910 46,407 46,170 47,709 "47,709 46,170" 47,709' 46,620 48.174 2009 48.174 43,512 48.174 46,620 48,174 46,620 48,174 48,174 46.620 48,174 46.620 48.174 567,210 234,654 2010 48,174 43,512 48,174 46,620 48,174 46.620 48.174 48,174 46.620 48,174 46,620 48,174 567,210 234.654 2011 48.174 43,512 48.174 46,620 48.174 46,620 48.174 48,174 46.620 48,174 46.620 48,174 567,210 234.654 2012 48,174 43,512 48,174 46,620 48.174 53.070 54.839 54,839 53.070 54,839 53,070 54,839 613,220 234,554 2013 54.839 49,532 54,839 60,570 62.589 282.369 Avg 49,507 43.685 48.365 48.660 50.282 47,820 49.414 49,414 47.820 49.414 47,910 49,507 578.713 244,197 . . 1 January February March April May June July August September October November December Total Year May YTD 2008 24,557 30,887 30,738 30,940 32,896 35.S4S 39,123 27,962 27,536 20,979 17,426 2009 21.551 25,634 26,415 28,859 22,409 27,145 33.348 36.056 25.562 25,450 19.166 15,717 307,313 124,868 2010 22,983 22,306 28,325 27,128 24,826 27.540 37.829 36,689 25,345 25,595 21.320 18,042 315,928 123.568 2011 17.476 20.309 28,149 28,024 28,271 29.423 39.423 37.456 27,112 26,281 23,347 21,683 326,954 122,229 2012 26,331 28,561 31,863 31,541 29,299 39.205 44.145 43,703 31,839 34.731 25.133 22,685 389,036 147,595 2013 30.997 25,734 35.898 42,532 39,366 174.547 Avg 23.868 24,517 29.923 31.470 29,189 31,242 38,058 38.605 27,564 27,919 21.989 19,111 334.808 138,561 Revemie'iS ~--"ir.,r . ' ..... r...... January Fobniary April May Juno Jirfy August September Oeteber December Total Year May YTD 2008 5,952.795 7.631,901 7.270,951 7,729,608 8,107.826 10,136,837 6.180.647 5.859,109 4,296,509 3,380,467 2009 4,451.062 5.851,032 5.408,511 6,186,751 4.466,476 5.569,323 7,509.163 8,271,843 5.181,894 4,939,135 3.488,236 2.800.567 64,'124.09,3 26,363,832 2010 4,355,138 4,296,725 5,174,990 5.251,563 4,797,606 5,070.585 8,395,714 7.936.617 4,781.277 4.715,812 3,423,276 2,946,819 6i;i«6:^ 23,876,022 2011 2,B61.360 3,445,335 5,221,688 5.310,573 5,087,492 5.692.556 8,711,798 8,479.537 5,049.028 4.591.120 4,080.217 3,626.435 62;:157.ll9 21,926,448 2012 4.738.840 5.518,116 6.179,559 5.949,332 5,344,639 7,784.252 10,419,241 10,069,440 5.982,002 6.754.354 4,357,656 4,007,428 773(5i,S59 27.730,486 2013 5,766.582 4,695.412 6,878.171 8.400.317 7,876,797 33,817.279 Avg 4.434,596 4.993.235 6.082,470 6,394,915 5.883,770 6,444.909 8,830,386 8,978,855 5,434,970 5.371,906 3,929.179 3,352,363 66,133,053 26.7J2.B13 SmilVi Travel Research's Trand Report is a pubicalion Q( Smith Travel Research and is intended solely tor use by paid subscribers. ReproduduDn or distribution of the Trend Report, in whole or part, without wntten permission of Smilh Travel Research is prohibited and subject to legal action Sile licenses aro available. Ownership, dislnbuUon and use of the Ttand Report and ils oontsnts are subject lo Ihe lerms set forth in lha conlract you hava entered into wilh Smilh Travel Research. Source 2013 Smilh Travel Research, Inc. Tab 3 - Percent Change from Previous Year - Detail by Measure Carlsbad, CA Selected Properties Job Number 504888 SADIM Slaff; KD Created: June 27. 2013 :. ^;,„ ,. .,, ., .. —^ January February Man* April May June July August September Ol!tOt»» NoViHnSHJT Oecnmhcr Totiil Year May YTD 2009 -7.6' -24.3 -9 5 -30,2 -18.3 -7,1 -6.7 -9,5 -8.5 -8,6 -9.8 2010 5,6 -13,0 -03 -60 108 1 5 13 4 1.8 -0,8 06 11,2 14 8 2.8 -1 0 2011 -24,0 -9.0 6.9 3.3 13,9 6,8 4 2 2.1 7,0 2.7 9.5 202 3.5 -1.1 2012 50,7 40,6 13.2 12 5 36 17 1 -1,6 2.5 32 16,1 -54 -8,1 10 1 20 8 2013 3,4 •20.8 -1.0 3,8 3.5 -17 Avg 92 -1,9 -1 1 08 0,3 1 8 2,2 -06 -0,0 2-7 1 7 43 5.5 4,2 f:^?:fe . -. .,/|.. '^«,..J*: February Man;h April May Ju« July August SoDt^mliaT October Ouctrl?it3Br Total Y«a' May YTD 2009 -5.8 -17.1 -9,4 -20.2 -16.8 -122 -11.6 -8.3 •8,8 -11.1 '•^i 1 2010 -8,3 -15,6 -4.0 •9 7 -3,0 -10.3 -1 4 -5.7 -6,9 -5.1 -11 8 -8,3 -7.2 -8.5 2011 -13.6 -11.9 -5.6 -2.1 -6,9 5.1 -0,4 4,7 -1.3 -5.2 8.6 2.4 -1.8 •11 2012 99 13,9 4.5 -0,5 14 2.6 6,8 1.8 0.9 11.3 -0,8 5.6 4.3 4 7 2013 3.4 -1.5 -1.2 4.7 9.6 3.1 Avg -2,1 -4,2 -4 7 -3,4 -3,8 -4.8 -1 8 -2.7 -3.9 -1.9 •3,7 -21 -16 -1 g iRevPARHI January February March April May June July August September October November Oei>4mb»r Total Ycaf May YTD 2009 -13.0 -37.3 -18.0 -44.3 -32,0 -18,4 -19.2 -17.0 -16,6 " -18.8 -17.2 2010 -2,2 -26,6 -4.3 -15 1 7,4 -9,0 11 8 -4.1 -7.7 •4 5 -1.9 5,2 -4.6 -9.4 . 2011 -34.3 -19.8 0.9 1.1 6,0 12.3 3.8 6,6 5.6 -2.6 19.2 23.1 1 7 -8.2 2012 65.6 60.2 18.3 120 5 1 20,1 5 1 4.3 4.1 29,2 -6.2 -2,9 14 7 26.5 . '2013 6.9 -22.1 •2.2 8.7 13,4 1.3 Avg 9,0 -4.3 •A 9 -2.3 -25 -2,1 0,6 -3.0 -3.8 1 4 -19 2 1 3.9 2.6 '~ " ' " . .... ., , ^..^^^ ..... .... ^ January February March April May June July August September r3ctoif9i December Tjil.ll Yoa,' May VT 0 2009 12.9 12.9 3,8 3.8 1.0 1.0 1.0 1.0 1.0 0.0 0,0 2010 0,0 0.0 0.0 0,0 0.0 0,0 00 0.0 0.0 0.0 0.0 0,0 0,0 0.0 2011 0.0 0.0 0.0 0.0 0.0 0,0 0.0 0.0 0.0 0.0 0.0 Q.O 0.0 0.0 2012 0,0 0.0 0,0 0.0 OO 13,8 13.8 138 13.8 13.8 13.8 138 8,1 0.0 2013 13.8 13.8 13.8 29.9 29.9 20.3 Avg 3,5 5.4 54 67 6.7 3,7 37 3.7 3.7 37 3.5 3,5 2,7 5.1 \ January Febraary March April May Jun* July August Septambar Oclohcr November December Te.tij.1 y«<iif May YTD 2009 4.4 •14.5 -6,1 -27.6 -17.5 -6.2 -7 8 -8.6 -7.6 -8.6 -9.8 2010 6,6 -13.0 -0.3 -6.0 10.8 1.5 134 1,8 -08 0.6 11.2 14 8 2 8 -1 0 2011 -24.0 -9.0 6.9 3,3 13.9 6.8 4,2 2.1 7.0 2.7 9,5 20.2 3.5 -1,1 2012 50,7 40.6 132 12,5 36 33.2 12.0 16,7 17.4 32.2 7,6 4 6 19,0 20 8 2013 17.7 -9.9 12.7 34.8 34.4 18,3 Avg 12,8 2.6 3.6 7,7 7.0 6.0 5.9 3,2 3.7 7.0 4,9 74 8,4 92 January February MaTCh April May June July August September October Novftmbe^ OffsxmsoT Total Year May YTD 2009 •1 7 -291 -14,9 -42,2 -31.3 -17.6 -18,4 -16.2 -15,7 -18.8 -T7 2 ZD10 -2.2 -25.6 -4.3 -15,1 74 -9,0 11.8 -4 1 -7 7 -4 5 -1,9 5,2 -4,6 •9.4 2011 -34.3 -19.8 0.9 1.1 6.0 12.3 3.6 6.8 56 -2.6 19.2 23,1 1.7 -8.2 2012 65.6 60 2 18.3 12,0 5,1 36,7 19.6 18,7 18,5 47 1 6,8 10.5 J4 0 2013 21.7 -11.3 11.3 41,2 47,4 Avg 12.7 0.2 -0.6 4,9 4,7 2,2 44 0,8 0,0 6 1 1 3 5.4 7.0 Smith Travel Research's Trend Report is a publication of Smilh Travel Research and is intended solely for usa by paid subscribers Reproduction or dislnbulon of the Trend Report, in whole or part, without written permission of Smith Travel Research is prohibited and subject lo legal action Site licenses am available. Ownership, distribution and usa of Ihe Trend Report and its conlanls are subject lo tha tenms sel forth in Ihe conliacI you have entered into wilh Smith Travel Research. Sourcn 2013 Smilh Travel Research, Inc. Tab 4 - Percent Change from Previous Year - Detail by Year Carisbad, CA Selected Properties Job Nutnber: 504888_SADIM Staff: KD Created; June 27,2013 ..iiism::::::;:.B3iD. mm: EMS Total Year Occ -7.B -24,3 -S.6 -30,2 -18,3 -7 1 -8.? -9.6 -8,6 -8.6 -9.8 ADR -5,8 -17,1 •9,4 •20 2 -16,8 -IZZ -11 5 .8.3 -88 -11 1 -8 1 RevPAR -13,0 •37.3 -18,0 -44.3 -32,0 -18 4 -19.2 -17.0 -16,5 -1B.B -17.2 Supply 12,9 12 9 3,8 3,8 1.0 1 0 1.0 1 0 1.0 0.0 0.0 Demand 4,4 -14,5 -6.1 -27.6 -17.5 -6.2 -7.8 -6.6 -7.6 -8.6 -9.8 Revenue -1,7 -29,1 -14 9 -42 2 -31.3 -17 6 -18.4 -16.2 -15.7 -18 8 •17.2 MsPfflf I'l -I-: H Fab ID m l>',nflli|' ' • l-'-TiH'— : l.'.PfKlil MavYTD Occ 6,6 -13,0 -0,3 -6,0 10.8 1.5 i:t.J 1-8 -0,8 O.a 11.2 14.8 2.8 -1.0 ADR -8,3 -15,8 -4,0 -9,7 -3,0 -10.3 •1.4 -5,7 -6,9 -51 -11.8 -8.3 -7.2 -8.5 RevPAR -2.2 -26.5 -4,3 -15.1 7.4 -9,0 11.8 -4.1 -7.7 -4.5 -1.9 5,2 -4,6 -9.4 Supply 0,0 0,0 0,0 0,0 0,0 0.0 00 0.0 0.0 00 0.0 0.0 0.0 00 Demand 6,6 -13,0 .0.3 -6,0 10.8 1.5 13.4 1.8 -0.8 0.6 11.2 14.8 2.8 -1.0 Revenue -2,2 -26,6 ^,3 -15,1 7,4 -9.0 11.8 -4.1 •7.7 -45 -1.9 5.2 -1 6 -9.4 s§i Jan ii«l*ss#i M"" llinaSllf's.: smmnm mmseamm • m^m' m^oecri'mi: «.Total'Yeafl Occ -24-0 B-3 3,3 ta.a 6,8 4.2 7.0 2-7 9.5 20.2 3.S -1.1 ADR -13-6 -11.9 -5,6 -2.1 -6,9 5,1 -0,4 4,7 -1.3 -5,2 8,8 2.4 -1.8 -7.2 RevPAR ^,3 -19,6 0.9 1.1 6.0 12.3 3,8 6,8 5.6 -Z6 19.2 23.1 1.7 -8.2 Supply 0,0 0 0 0,0 OO 0,0 0,0 0,0 ao 0,0 00 0,0 0.0 00 0.0 Demand -24.0 -9.0 6.9 3.3 13.9 e.B 4,2 2.1 7.0 2.7 9.5 20.2 3.5 -1.1 Revenue -34.3 -19.8 0,9 1,1 6,0 123 3,8 6.8 56 -2 6 19.2 23 1 1.7 -8.2 fSi Aug 12 Occ ADR RevPAR Supply Demand Revenue 3.3 65.6 0,0 50.7 65,6 40.6 13,9 60.2 0,0 40.6 60,2 13,2 4,5 18.3 0,0 13.2 18,3 12,5 •0,5 12.0 0,0 12.5 12.0 3.6 1.4 5,1 0.0 3.6 5,1 if 1 2,6 20,1 13,8 33,2 36,7 -1,6 6,8 5,1 13,8 12.0 196 10,1 4,3 14.7 8,1 19.0 24,0 20,8 47 26.5 0.0 20.8 26,5 Occ ADR RavPAR Supply Oeflmnd Revenue 3.4 3,4 8.9 13 8 17.7 21,7 1 Feb'13 ;SS«Hari3l • -20.8 -1.5 -22.1 13,8 -9.9 -11,3 -1.0 -1.2 -2.2 13,8 12.7 11,3 3.8 4,7 8.7 299 34.8 41.2 3,5 96 13,4 299 34.4 474 -1.7 3.1 1.3 20.3 18.3 21.9 Smith Travel Research's Trend Report B a publication of Smilh Travel Research and is inlended solely for use by paid subscnbera. Reprodudjon or dislnbuuon of the Trend Report, in wtioie or pail, without written permission of Smith Travel Research is prohibited and subject lo legal action. Site licenses are availabte. Owneiship, dislnbulion and use of the Trend Report and its contents are subject to the tenns sel forth in the contract you have entered into with Smilh Travel Roseareh. Source 2013 Smith Travel Resean*, Inc. Tab 5 - Twelve Month Moving Average Carisbad. CA Selected Propeities Job Number: 504888_SADIM Slaff: KD Created: June 27, 2013 2009 2010 2011 2012 2013 54.4 54.7 592 63,S February 61.4 S3.8 54.4 60 7 62.4 Ma«tit 60,0 S3.a[ 54,7 61,3 62,4 April 59,5 53,5 54,9 61,9 62.8 May 57.8 54,0 55,5 62,1 62.9 June 56.7 54.0 5S,8 63,1 July 56.3 54,6 56.1 63,2 August 5S,7 54,9 56,2 63.6 SBpSl?l*l8M!* 55.2 54.9 S6.S 63 7 r October 54,8 54.9 S66 64 4 I Novum bcr 54,5 55.3 57,0 64,0 December 54,2 55 7 57,6 634 2009 2010 2011 2012 2013 J*«ui«y 207,38 192.17 190,69 198.46 Tei>iuary 234 .43 [ 190.65 192 14 198.30 March 231.00 203,85 189.68 192,84 198,04 April 229,06 201.93 189,32 C 192-73 198,72 May 225.05 201-42 18B .17 I 192,90 199.99 June 221 17 199,53 189,02 193,46 July 217.65 199,51 189,06 195,63 August 213,85 198,02 190.31 196,61 September 212,30 195,88 190.10 196 62 October 210,76 196,07 189.30 197 92 November 209,38 194,51 190.15 197,72 December 208,68 193.54 190.11 198,19 RevPAR:($)i 2009 2010 2011 2012 2013 January 112,88 10S.17 [| 112.89 126.04 February 143,93 I 110,14 ?03-$7 I 118.55 123.84 March 138.55 109.73 103.75 118 24 123.64 AprtI 136.21 108,08 103.85 119,36 124.76 May 130.00 108 67 104.36 119.82 125.87 June 125.41 107.79 105.48 122.12 July 122.47 109.35 108.02 123 66 August 119,07 108.76 106.98 124.96 Saptemtwr 117.22 108 05 107.45 12517 Octolaer 115.50 107,66 107.23 127,39 Novemljer 114,07 107,54 108.39 126 49 December 113,05 107,80 109.58 125,74 2008 2010 2011 2012 2013 January [ 567,210 567,210 567,210 619,885 547.310 567,210 567.210 625,905 March 561,438 567.210 567,210 567,210 632,570 April 563,148 567.210 567.210 567,210 646,5201 May 564,915 567,210 567,210 567.210 660.9351 June 565,385 567.210 567.210 573.660 July 565.830 567,210 567,210 580,325 August 566,2fi5 567,210 567,210 586,990 Scnttombpr 568,745 567,210 567,210 593,440 October 567.210 567.210 567,210 600.105 Novembor 567.210 567,210 567,210 606.555 DecemtMr 567.210 567,210 567.210 513,220 riTCTirriB 2009 2010 2011 2012 2013 January 308,745 310.421 335.609 393.702 Februttiy 341,217 305,417 308,424 344,061 390.875 March 336,745 305,327 [ 310,248 347,775 394,910 April 334,666 303.596 I 311,144 351,292 405,901 I May 326.335 306,013 314.589 352,320 June 320,585 306.407 316.472 362,102 July 318,388 310,888 318.066 366,824 August 315.321 311,521 318,633 373.071 5eptomt>er 312.921 311,304 320,600 377.798 October 310,835 311,449 321.286 386,248 November 309.022 313.603 323,313 388,034 December 307,313 315,928 326,954 389,036 415,9881 Revenue($ 2009 2010 2011 2012 2013 January 64,028.169 59.652.344 C 64,034,619 78.132,601 February 80.011.963 52473,862 58,800,954 I 66.107.400 77.509.697 Man;h 77.788.573 62.240,341 58.847.652 67,055,271 78,208.509 April 76.704,373 61,305,153 58,906,662 67,704,030 80,659,494 [ May 73,441,241 61.636.283 59,196,548 67,961.177 83!l8r6S2l Jun* 70,902,736 61,137,545 59,818.519 70,052.873 July 69.295,887 62,024.096 60.134.603 71,760,315 August 67.430.893 61.688,870 60,677.523 73,350,219 September 66,432,140 61,288,253 60,945,274 74,283,193 Oeitibw 65.512.166 61.064.930 60,820.582 78,446.427 Novemt>er 64.703.893 60,999.970 61.477.523 76,723.866 December 64 124,093 61,146,122 62.157,139 77,104,859 High velue is tioxed. Low value is boxed and italicized. Smilh Travel Research's Trend Report is e publication of Smith Travel Research and is inlended solely for use by paid subscntseis. Reproduction or distribution of the Trend Report, in wtKJle or part, wilhoul wntten permission of Smilh Travel Researcb is prohibited and subfeo 10 legal action. Sue licenses are available. Ownership, dislnbulion and use of Ihe Trend Report and ils contents ere subject to the temis sel forth m the conlract you have entered into wilfi Smith Travel Research Source 2013 Smilh Travel Research. Inc Tab 6 - Day of Week Analysis Carlsbad, CA Selected Properlies Job Number: 504888 SADIM Slaff: KD Created; June 27. 2013 1 Occupancy (%) Sun Mon Tue Wed Thu Fri SatI Total Month Jun -12 62,7 67,7 B0.4 804 68,2 76,4 79 3! 73.9 Jul-12 75.7 79.8 8Z2 79,3 76.9 82.0 88,6' 80.5, jAue-12 70.2 73,5 71 8 78,1 81,7 87,4 93.2! 79 7^ Sep-12 57.6 47.4 53,3 58.5 57.9 63.0 78,3! 60.0 Oct-12 46,3 58,4 655 58,8 70,8 69,8 7S.6: 63 3 iNov-12 32.2 35.9 46.4 53.7 49.1 53.6 58,5: 47.4 'Dec-12 34 0 40 0 39.2 44,7 43,2 42 8 467! 41.4 i Jsn -13 48.4 61.9 83.9 65.7 56.3 43.9 51.3| 56.S iFeb -13 39 1 47,5 54.4 61,2 588 50,3 52-2j • 52.0, Mar-13 53.5 64.8 68,3 67.5 70.4 66.1 69.5 65,5 |Apr-13 58,5 665 59.0 74,9 73,1 72.7 78 0 70.2 iMay13 64.7 54.2 58.3 58.0 57.8 67.4 81.5^ 62.9 Total Year S3.9 SS.4 63,3 65.1 63.5 6S.2 71.01 i 62.8 iJun10-May11 Jun 11 - May 12 Jun 12-May 13 Total 3 Yr Sun Mon Tue Wed Thu Fri SatJ Tolol Year 46.B 50.6 54,9 57.2 • 65.6 " " 59,9 63,6 55,5 52.2 55.8 60.6 63.6 64.8 66,4 71 3| 62 1 S3.9 58.4 63,3 65.1 63,5 65,2 71.0 62,9 51.1 55.1 59.7 62.1 61.4 63-9 G8,a 60,3 Three Year ADR Man Tuc Wild Thu Fri Sat • Total Month Sun Mon Tue Wed Thu Fri Sat! ' Total Year Jun-12 193,37 2ni2a *9Q 99 -as.-! 7" 192.35 199.06 209.09 'l'98.55-ijun 10 -MayTl 186.03' 182.S4 181,98 184,52 "187.57 •' 195.15 196,81j " 18817 Jul-12 221.23 221.29 224.76 235.37 241.00 257.77 257.61 236,02 jJun 11 -May 12 188.48 186.62 187.97 189,11 193.39 200.64 201,00 192.90 Aug -12 218.77 223.64 221.28 220.42 230.08 245.58 244,58 230,41 lJun 12 •May 13 196.58 195,16 194,12 193,75 197.67 208,70 211,43' , 199.99 Sep-12 191.26 176.25 175.47 174.71 177.68 191.98 209.08 187,88 Total 3 Yr 190.91 188,80 188.60 189.56 193.36 202,09 203.74; 194.25 Oct-12 192.18 191.20 192.13 183,42 193.59 202.16 208,09 194,48, Nov-12 160,77 156.11 170.63 169.51 175.79 181.65 178,54 173.38 Dec-12 177.40 176.68 174.72 170.58 174.52 180.40 180,88 176,66! Jsn-13 188.68 191.71 184.41 185.99 183.48 177.60 190.03 186.04' Feb-13 182.85 185.68 186.93 193 56 197.56 189.11 192.26 19023! Mar-13 186,39 192.53 193.11 181.06 190.81 197.08 197,38 1B1.6Q! Apr-13 189.98 186.34 188.67 192.51 196.75 215.11 211,78 197.51 May-13 204,69 184.16 193.11 193.32 186.44 210,54 21876 199.99 Total Year 196.58 195.18 194.12 193.75 197.67 208.70 211.43 199.S9 Sun Mon Tue Wed Thu Fri Sat! iJun -12 124"29 138,39 ' 153,49""" 155.35 131,10 152,11 165.861 Jul-12 167.47 176.63 184.66 186,63 185,37 211.38 228,15 Aug -12 153,56 164,40 158,82 17211 187,95 214,64 227,881 |SBP-12 110.14 83,52 93.61 102.16 102.96 120.95 163.B2| lOct-12 89.00 111,60 125,82 107.93 137,03 141,01 155,75 Nov-12 51,81 59,66 79.25 91.03 86,31 97.39 104.46 Dec -12 80.24 70.62 68.51 76,21 75,34 77,16 84.43 Jan-13 91.40 11B.7S 117.77 12Z27 103.37 77,99 97.54 Feb-13 71,45 88,38 101,65 118,55 116,16 95,19 100,45 Mar-13 99.68 124.73 131.94 122.27 134.31 130.19 137.16 Apr -13 111,11 125 32 130,16 144.24 143,85 156,35 165,27] lMay-13 132.36 99.85 112,67 11Z04 107.80 141.94 178.22, Total Year 105.88 114.07 _ 122.91 126.11 125.57 136.17 150.201 Tofa[ Month ~ 146,68 190,00 183,62 112.72' 123,17' 82.1i; 73 08 105.16 98 83 125,42 138,69! 125,85 125,87 . Three Year'RevPAR • m Sun Mon Tue Wed Thu Fri Satj ' Total Year! iJun 10- May 11 87,12 92.43 " 90 27 '"T0562 104.27 116.81 125-1.3, 104.36 Ijun 11 - May 12 98,37 104 19 113 92 120.25 125.29 133 23 I43.35I 119 82 :Jun 12-May 13 105.88 114.07 122.91 126.11 125.57 13517 150.20' 126.87: i Total 3 Yf 97.57 104.12 112.52 117.80 118.79 1ZS.17 140.111 • 117.16, Smilh Travel Research's Trend Repoit is a publication of Smilh Travel Research ond is intended solely for use by paid subsaibers. Reproduction or dislnbulion of the Trend Report, in wtrale or part, wilixxil wntten pennissjon of Smith Travel Research is pnthibiled and subjact lo legal action. Site licenses ere available. Ownership, distribulion snd use of Ihe Trend Report and its conlenls aro subject lo Ihe lerms sol forth In Ihe oonlfBct you have entered into wilh Smilh Travel Reseaich, Source 2013 Smilh Travel Research, Inc Tab 7 - Raw Data Carlsbad, CA Selected Properties Job Number: 504888 SADIM Staff: KD Created: June 27, 2013 RevPar Supply Demand Revenue Cisristts & Sample'% This 1 This This 1 1 1 % Rooms STAR Year % Chg • Year %Chg i Year % Chg This Year % Chg This Year %C_hg 1 This Year %Chg Census Props i Census Rooms i Participants Feb 08 63.7 242.41 154.51 38.528' 24.557 5,952,795 9 1.376 95.9 Mar 08 72.4 247.09 178.92 42,656 30,887 7,631.901 9 1,376 95.9 Apr 08 68.4 236.55 161.90 44,910 30,738 7.270.951 9 1,497 96.3 May 08 66.7 249.83 166.56 46,407 30,940 7,729,608 9 1,497 96.3 Jun 08 71.2 246.47 175.61 46.170 32,896 8,107,828 9 1.539 96.4 Jul 08 74.5 256.46 191.08 47,709 35,545 9,116.012 9 1.539 96.4 Aug 08 82.0 259.10 212.47 47,709 39,123 10,136,837 9 1,539 96.4 Sep 08 60.6 221.04 133.87 46.170 27,962 6,180.647 9 1,539 96.4 Oct 08 57.7 212.78 122.81 47.709 27,536 5,859,109 9 1,539 96.4 Nov 08 45.0 204.80 92.16 46,620 20,979 4,296.509 9 1.554 96.4 Dec 08 36.2 193.99 70.17 48.174 17,426 3.380.467 9 1,554 96.4 Jan 09 44.7 206.54 92.40 48,174 21,551 4,451.062 9 1,554 96.4 Feb 09 58.9 -7.6 228.25 -5.8 134.47 -13,0 43,512 12.9 25,634 4.4 5,851,032 -1.7 9 1,554 93.3 Mar 09 54.8 -24.3 204.75 -17.1 112.27 -37.3 48,174 12.9 26,415 -14.5 5,408,511 -29.1 9 1,554 93.3 Apr 09 61.9 -9.6 214.38 -9.4 132.71 -18.0 46,620 3.8 28,859 -6.1 6,186,751 -14.9 9 1,554 93.3 May 09 46.5 -30.2 199.32 -20.2 92.72 -44.3 48,174 3.8 22,409 -27.6 4,466,476 -42.2 9 1,554 93.3 Jun 09 58.2 -18.3 205.16 -16.8 119.46 -32.0 46,620 1.0 27,146 -17.5 5,569,323 -31.3 9 1,554 93.3 Jul 09 69.2 -7.1 225.18 -12.2 155.88 -18.4 46,174 1.0 33,348 -6.2 7,509.163 -17.6 9 1,554 93.3 Aug 09 74.B -8.7 229.42 -11.5 171.71 -19.2 48,174 1.0 36,056 -7.8 8,271,843 -18.4 9 1.554 96.4 Sep 09 54.8 -9.5 202.72 -8.3 111.15 -17.0 46,620 1.0 25,562 -8.6 5,181.894 -16.2 9 1,554 96.4 Oct 09 52.8 -8.5 194.07 -8.8 102.53 -16.5 48.174 1.0 25.450 -7.6 4.939,135 -15.7 9 1,554 96.4 Nov 09 41.1 -8.6 182.00 -11.1 74.82 -18.8 46,620 0.0 19.166 -8.6 3,488.236 -18.8 9 1,554 96.4 Dec 09 32.6 -9.8 178.19 -8.1 58.14 -17.2 48,174 0.0 15,717 -9.8 2.800,667 -17.2 9 1.554 96.4 Jan 10 47.7 6.6 189.49 -8.3 90.40 -2.2 48,174 0.0 22,983 6.6 4,355,138 -2.2 9 1,554 96.4 Feb 10 51.3 -13.0 192.63 -15.6 98.75 -26.6 43.512 0.0 22,306 -13.0 4.296.725 -26.6 9 1.554 96.4 Mario 54.6 -0.3 196.58 ^.0 107.42 -4.3 48.174 0.0 26,325 -0.3 5,174,990 -4.3 9 1,554 96.4 Apr 10 58.2 -6.0 193.58 -9.7 112.65 -15.1 46,820 0.0 27,128 -6.0 5,251,563 -15.1 9 1,554 96.4 May 10 51.5 10.8 193.25 -3.0 99.59 7.4 48,174 0.0 24,826 10.8 4,797,606 7.4 9 1.554 96.4 Jun 10 59.1 1.5 184.12 -10.3 108.76 -9.0 46.620 0.0 27,540 1.5 5,070,585 -9.0 9 1,554 96.4 Jul 10 78.5 13.4 221.94 -1.4 174.28 11.8 48,174 0.0 37,829 13.4 8,395,714 11.8 9 1.554 96.4 Aug 10 76.2 1.8 216.32 -5.7 164.75 -4.1 48,174 0.0 36,689 1.8 7,936,617 -4.1 9 1.554 96.4 Sep 10 54.4 -0.8 188.65 -6.9 102.56 -7.7 46,620 0.0 25,345 -0.8 4,781,277 -7.7 9 1.554 96.4 Oct 10 53.1 0.6 184.25 -5.1 97.89 -4.5 48.174 0.0 25.595 0.6 4,715,812 -4.5 9 1,554 96.4 Nov 10 45.7 11.2 160.57 -11.8 73.43 -1.9 46,620 0.0 21,320 11.2 3,423,276 -1.9 9 1,554 96.4 Dec 10 37.5 14.6 163.33 -8.3 61.17 5.2 48,174 0.0 18.042 14.8 2,946,819 5.2 9 1,554 96.4 Jan 11 36.3 -24.0 163.73 -13.6 59.40 -34.3 48,174 0.0 17,476 -24.0 2,861.360 -34.3 9 1,554 96.4 Feb 11 46.7 -9.0 169.65 -11.9 79.18 -19.8 43,512 0.0 20,309 -9.0 3.445.335 -19.8 9 1,554 96.4 Mar 11 58.4 6.9 185.50 -5.6 108.39 0.9 48,174 0.0 28,149 6.9 5,221,688 0.9 9 1.554 96.4 April 60.1 3.3 189.50 -2.1 113.91 1.1 46,620 0.0 28,024 3.3 5,310,573 1.1 9 1,554 96.4 May 11 58.7 13.9 179.95 -6.9 105.61 6.0 48,174 0.0 28.271 13.9 5,087,492 6.0 9 1.554 96.4 Jun 11 63,1 6.8 193.47 5.1 122.11 12.3 46,620 0.0 29,423 6.8 5,692.556 12.3 9 1,554 96.4 Jul 11 81.8 4.2 220.98 -0.4 180.84 3.8 48,174 0.0 39,423 4.2 8,711.798 3.8 9 1.554 96.4 Aug 11 77.8 2.1 226.39 4.7 176.02 6.8 48,174 0.0 37,456 2.1 8,479,537 6.8 9 1.554 96.4 Sep 11 58.2 7.0 186.23 -1.3 108.30 5.6 46,620 0.0 27,112 7.0 5,049,028 5.6 9 1,554 96.4 Oct 11 54.6 2.7 174.69 -5.2 95.30 -2.6 48,174 0.0 26,281 2.7 4,591.120 -2.6 9 1,554 96.4 Nov 11 50.1 9.5 174.76 8.8 87.52 19.2 46,620 0.0 23,347 9.5 4,080,217 19.2 9 1,554 96.4 Dec 11 45.0 20.2 167.25 2.4 75.28 23.1 48,174 0.0 21,683 20.2 3,626,435 23.1 9 1.554 96.4 Jan 12 54.7 50.7 179.97 9.9 98.37 65.6 48,174 0.0 26.331 50.7 4.738,840 65.6 9 1,554 96.4 Tab 7 - Raw Data Carlsbad, CA Selected Properties Job Number: 504888 SADIM Staff: KD % Chg ' 40.6 13.2 12.5 3.6 17.1 -1.6 2.5 3.2 16.1 -5.4 -8.1 3.4 -20.8 -1.0 3.8 3.5 Created: June 27, 2013 Oate This Year Feb 12 65.6 Mar 12 66.1 Apr 12 67.7 May 12 60.8 Jun 12 73.9 Jul 12 80.5 Aug 12 79.7 Sep 12 60.0 Oct 12 63.3 Nov 12 47.4 Dec 12 41.4 Jan 13 56.5 Feb 13 52.0 Mar 13 65.5 Apr 13 70.2 May 13 62.9 RevPar Supply Demand Revenue This This 1 % Rooms STAR Year % Chg ; Year % Chg 1 This Year % Chg 1 This Year % Chg This Year % Chg CenstJs Props: Census Room? i Participants 193720" 13.9 126.82 60.2 43.512 0.0 " 28,561 ^ 40.6 5,518,116 60,2 9 1,554 '96.4 193.94 4.5 128.28 18.3 48.174 0.0 31.863 13.2 6,179,559 18.3 9 1,554 96.4 188.62 -0.5 127.61 12.0 46.620 0.0 31,541 12.5 5.949.332 12.0 9 1,554 96.4 182.42 1.4 110.94 5.1 48,174 0.0 29.299 3.6 5,344.639 51 9 1,554 96.4 198.55 2.6 146.68 20.1 53,070 13.8 39,205 33.2 7.784.252 36.7 10 1,769 64.7 236.02 6.8 190.00 5.1 54.839 13.8 44,145 12.0 10,419,241 19.6 10 1.769 96.8 230.41 1.8 183.62 4.3 54,839 13.8 43.703 16.7 10,069,440 18.7 10 1.769 96.8 187.88 0.9 112.72 4.1 53,070 13.8 31,839 17.4 5,982,002 18.5 10 1,769 96.8 194.48 11.3 123.17 29.2 54,839 13.8 34,731 32.2 6,754,354 47.1 10 1,769 96.8 173,38 -0.8 82.11 -6.2 53,070 13.8 25,133 7.6 4,357,656 6.8 10 1,769 96.8 176.66 5.6 73.08 -2.9 54,839 13.8 22,685 4.6 4,007.428 10.5 10 1,769 96.8 186.04 3.4 105.15 6.9 54,839 13.8 30.997 17.7 5,766,582 21.7 10 1,769 96.8 190.23 -1.5 98.83 -22.1 49,532 13.8 25,734 -9.9 4,895.412 -11.3 10 1,769 96.8 191.60 -1.2 125.42 -2.2 54,839 13.8 35,898 12.7 6,878,171 11.3 10 1,769 96.8 197.51 4.7 138.69 8.7 60.570 29.9 42,532 34.8 8,400,317 41.2 11 2.019 97.2 199.99 9.6 12585 13.4 62,589 29.9 39.386 34.4 7,876.797 47.4 11 2,019 97.2 Smith Travel Research's Trend Report is a publication of Smith Travel Research and is intended solely for use by paid subscribers. Reproduction or dislribution of the Trend Report, in whole or part, without written permission of Smith Travel Research is prohibited and subject to legal action. Site licenses are available. Ownership, distribulion and use of the Trend Report and its contents are subject tc the terms set forth in the contract you have entered into with Smith Travel Research. Source 2013 Smilh Travel Research, Inc. Tab 8 - Classic Carlsbad, CA Selected Properties Job Number; 504888_SAD!M Staff: KD Created: June 27, 2013 Supply Feb 08 Mar 08 Apr 08 May oa Jun 08 Jul 08 Aug 08 Sep 08 Oct 08 Nov 08 •ec OS Jan 09 Feb 09 Mar 09 Apr 09 May 09 Jun 09' Jul09i Aug 09 Sep 09 Oct 09 Nov 09 Dec 09 Jan 10 Feb 10 Mario Apr 10 May 10 Jun 10 Julio Aug 10 Sep 10 Oct 10 Nov 10 n?r in " jVnll Feb 11 Mar 11 April May 11 Jun 11 Jul 11 Aug 11 Sep 11 OcHI Nov 11 ThisYear 63.y' 72,4 68.4 66.7 71.2 74.5 82.0 60.6 57.7 45.0 36.2 44.7 58.9 54.8 61.9 46.5 58.2 69.2 74,8 54.8 52.8 41.1 32.6 47.7 51.3 54.6 58.2 51.5 59.1 78.5 76.2 54.4 53.1 45.7 37 5 36.3 46.7 58.4 60.1 58.7 63.1 81.8 77.8 58,2 54.6 50.1 -7.6 -24.3 -9.6 -30.2 -18.3 -7.1 -8.7 -9.5 -8.5 -8.6 -9.8 6.6 -13.0 -0.3 -6.0 10.8 1.5 13.4 1.6 -0.8 0.6 11.2 14 8 -24.0 -9.0 6.9 3.3 13.9 6.8 4.2 2.1 7.0 2.7 9,5 242.41 247.09 236.55 249.83 246.47 256.46 259.10 221.04 212,78 204.80 193.99 154,51 178.92 161.90 166.56 175.61 191.08 212.47 133.87 122.81 92.16 70.17 This Year 42.656 44,910 46,407 46,170 47,709 47,709 46.170 47.709 46.620 48.174 Demanij Revenue Census & Sample % Tl-ila Year 30.887 30,738 30,940 32.896 35.545 39.123 27.962 27.536 20.979 17,426 % Chg ^tiis Year S",95'2,795 7,631.901 7,270,951 7,729,608 8,107,826 9,116,012 10,136,837 6,180,647 5,859.109 4,296.509 3,380,467 % Chg ^ensus Props; g' 9 9 9 9 9 9 9 9 9 9 Census Rooms -"1.376 1,376 1,497 1.497 1.539 1.539 1.539 1.539 1,539 1,554 1,554 % Rooms STAR Participants 'S59 95.9 96.3 96.3 96.4 96.4 96.4 96.4 96.4 96.4 96.4 206.54 92.40 48.174 21,551 4,451,062 9 1,554 96.4 228.25 -5.8 134.47 -13.0 43,512 12.9 25,634 4.4 5,851,032 -1.7 9 1,554 93.3 204.75 -17.1 112.27 -37.3 48,174 12.9 26,415 -14.5 5,408,511 -29.1 g 1.554 93.3 214.38 -9.4 132.71 -18.0 46,620 3.8 28,859 -6.1 6,186.751 -14.9 9 1.554 93.3 199.32 -20.2 92.72 -44.3 48.174 3.8 22,409 -27.6 4,466,476 -42.2 9 1.554 93.3 205.16 -16.8 119.46 -32.0 46.620 1.0 27.146 -17.5 5,569,323 -31.3 9 1.554 93.3 225.16 -12.2 155.88 -18.4 48.174 1.0 33.348 -6.2 7,509,163 -17.6 9 1,554 93.3 229.42 -11.5 171.71 -19.2 48.174 1.0 36.056 -7.8 8.271,843 -18.4 9 1.554 96.4 202.72 -8.3 111.15 -17.0 46,620 1.0 25,562 -8.6 5,181,894 -16.2 9 1,554 96.4 194.07 -8.8 102.53 -16.5 48.174 1.0 25,450 -7.6 4,939,135 -15.7 9 1.554 96.4 182.00 -11.1 74.82 -18.8 46.620 0.0 19.166 -8.6 3.488,236 -18.8 9 1,554 96.4 178.18 -8.1 58.14 -17.2 48,174 0.0 15717 -9.8 ?,8tl0.667 -17.2 9 1,554 96.4 189.49 -8.3 90.40 -2.2 48.174 1).0 22,983 6.6 4.355,138 -2.2 9 1,554 96.4 192.63 -15.6 98.75 -26.6 43.512 0.0 22,306 -13.0 4.296,725 -26.6 9 1,554 96.4 195.56 -4,0 107.42 -4.3 48.174 0.0 26.325 -0.3 5.174.990 •4.3 9 1,554 95.4 193.58 -9.7 112.65 -15.1 46,620 0.0 27.128 -6.0 5,251,563 -15.1 9 1,554 96.4 193.25 -3.0 99.59 7.4 48.174 0.0 24.826 10.8 4,797,606 7.4 9 1,554 95.4 184.12 -10,3 108.76 -9.0 46,620 0.0 27,540 1.5 5,070,585 -9.0 9 1,554 96.4 221.94 -1.4 174.28 11.8 48,174 0.0 37.829 13.4 8,395,714 11.8 9 1.554 96.4 216.32 -5.7 164.75 -4.1 48.174 0.0 38,889 1.8 7,936,617 -4.1 9 1,554 96.4 188.65 -6.9 102.56 -7.7 46,620 0.0 25,345 -0.8 4,781,277 -7.7 9 1,554 96.4 184.25 -5.1 97,89 -4.5 48,174 0.0 25,595 0.6 4,715,812 -4.5 9 1,554 95.4 160.57 -11.8 73.43 -1.9 46.620 0.0 21,320 11.2 3,423,276 -1.9 9 1.554 96.4 1P3 33 S3 S1.17 S2 48,1/4 0.0 ia.oi52 14S 2.946,619 5,2 9 1.554 96.4 163.73 -13.6 59.40 -34.3 48.174 0.0 17,476 -24.0 2,861,360 -34.3 9 i.554 96,4 169.65 -11.9 79.18 -19.8 43,512 0.0 20,309 -9.0 3,445,335 -19.8 9 1.554 96.4 185.50 -5.6 108,39 0.9 48,174 0.0 28,149 6.9 5,221.688 0.9 9 1,554 96,4 189.50 -2.1 113.91 1.1 46,620 0.0 28,024 3.3 5.310.573 1.1 9 1,554 96.4 179.95 -6.9 105.61 6.0 48.174 0,0 28,271 13.9 5,087.492 6.0 9 1,554 96,4 193.47 51 122.11 12.3 46,620 0.0 29,423 6.8 5,692,556 12.3 9 1,554 96.4 220.98 -0.4 180.84 3.8 48,174 0.0 39,423 4.2 8,711,798 3.8 9 1.554 96.4 226.39 4.7 176.02 6.8 48,174 0.0 37.456 2.1 8.479,537 6.8 9 1.554 96,4 186.23 -1.3 108.30 5.6 46,620 0.0 27,112 7.0 5,049,028 5.6 9 1,554 96.4 174.69 -5.2 95.30 -2.6 48.174 0.0 26,281 2.7 4,591,120 -2.6 9 1.554 96.4 174.76 8.8 87.52 19.2 46,620 00 23,347 9,5 4,080.217 19,2 9 1,554 96,4 Tab 8 - Classic Carlsbad, CA Selected Properties Job Number: 504888_SADIM Staff: KD Created: June 27, 2013 'ThisYear %Chg Th its Year % Chg This Ywr % Chf i ThisYear % Chg Dec 11 45.0 20:2 187,25 >, 4 75.28 23.1 48.174 (10 This Year 21,683 % Chg 20 ? This Year 3,626 435 % Rooms STAR % Chg I Census Props Census Rooms Parlicipants 23,1 1,.5S4 96,4 Jan 12 54.7 50.7 179.97 9.9 98.37 65.6 48,174 0.0 26,331 50.7 4.738,840 65.6 9 1,554 96.4 Feb 12 65.6 40.6 193.20 13.9 126.82 60.2 43,512 0.0 28,561 40.6 5.518,116 60.2 9 1,554 96.4 Mar 12 56.1 13.2 193.94 4.5 128.28 18.3 48.174 0.0 31,863 13.2 6.179.559 18.3 9 1,554 96.4 Apr 12 67.7 12.5 168.62 -0.5 127.61 12.0 46.620 0.0 31.541 12.5 5.949,332 12.0 9 1,554 96.4 May 12 60.8 3.6 182.42 1.4 110.94 5.1 48.174 0.0 29.299 3.6 5,344,639 51 9 1,554 96.4 Jun 12 73.9 17.1 198.55 2.6 146.68 20.1 53,070 13.6 39.205 33.2 7,784,252 36.7 10 1,769 84.7 Jul 12 80.5 -1.6 236.02 6.8 190.00 5.1 54,839 13.8 44.145 12.0 10,419,241 19.6 10 1.769 96.8 Aug 12 79.7 2.5 230.41 1.8 183.62 4.3 54,839 13.8 43,703 16.7 10,069,440 18.7 10 1.769 96.8 Sep 12i 60.0 3.2 187.88 0.9 112.72 4.1 53,070 13.8 31.839 17.4 5.982,002 18.5 10 1,769 96.8 Oct 12 63.3 16.1 194.48 11.3 123.17 29.2 54,839 13.8 34,731 32.2 6,754,354 47.1 10 1,769 96.8 Nov 12 47.4 -5.4 173.38 -0.8 82,11 -6.2 53,070 13.8 25.133 7.6 4,357.656 6.8 10 1.769 96.8 Doc 17 41.4 -8.1 176.66 5-5 73-08 -2.9 54.839 22,68£i 4.6 •:,L>07.42S! 10.5 10 1,769 96.8 Jan 13 56.5 3.4 186.04 3.4 105.15 6.9 54,83'9 13.8 30,997 17.7 5,766,582 21.7 10 1,769 96.8 Feb 13 52.0 -20.8 : 190.23 -1.5 98.83 -22.1 49,532 13.8 25,734 -9.9 4.895.412 -11.3 10 1,769 96.8 Maria: 65.5 -1.0 191.60 -1.2 125.42 -2.2 54,839 13.8 35.698 12.7 6.878,171 11.3 10 1,769 96.8 Apr 13 70.2 3.8 197.51 4.7 138.69 8.7 60,570 29.9 42,532 34.8 8.400,317 41.2 11 2,019 97.2 _May 13: 62.9 3.5 . 199.99 9.6 126.85 13.4 . 29.9 39,386 34.4 7,876,797 47.4 11 1 2,019 97.2 iff • 'af •HP'? • iipjrv 2,019 Smith Travel Research's Trend Report is a publication of Smith Travel Research and is intended solely for use by paid subscribers. Reproduction or distribution of the Trend Report, in whole or part, wrthoul written pemiission of Smilh Travel Research Is prohibited and subject to legal action. Site licenses are available. Ownership, distribution and use of the Trend Report and ils contents are subject to the terms set forth in the contract you have entered Into with Smilh Travel Research. Source 2013 Smilh Travel Research. Inc, Tab 9 - Response Repoit Carisbad. CA Selecled Properties Job Number 504888 SADIM Staff-KD Crealed: June 27.2013 STR Cba rrr Cod« H»m» of ERtabltfhment Cily & Slala Zip Coda Clue AH Dale Open Osis RrxMna . Rms BZ25Z Cailshad.CA 92008 Luxury Class Apf 2013 Apf2013 250' 26665 Tamar3d( B«ach Resorl Carfsliad. CA 9:!aoa Luxury Claiui Jun138« Jun 1986 23 56428 Sheoton Hot«l Coitstaij Rason j Spa Caifebaif.CA 92008 Upper Upscale Ciass Fab 2008 Fab 2008 250 y 388S7 Gmnd Paafc PalaeiSm Rssort Carl&baiJ. CA 32008 Upper Upscale Class Jun 1998 Jun 1998 90 lua S«aGhTe(rBc«lnn CsiM)«l,CA 62008 Luxury Class Jan 2006 Jun 1872 48 75476 Carlsbad Inn Beach Rmod Csrlsbatl, CA 92008 Luxury Class Mar198S Manses 61 26663 Oooan Palms Bea* Rnsort CBitebaiJ,CA 92008 Upper Upscale Class MayiSSO May 1950 56 saaaa Weal Inn & Suitas @ Cartsbad Carlsbad. CA 92009 Ltoojry Class May 2006 May 2006 86 11470 LBCoslaRssact&Sps Cartsbad, CA 92009 Luxury Class Jun 1S6S Jun 196$ 511 Y 32693 Paris Hyati Aviam Resorl Carlsbad, CA 92011 Luxury Class Jun2O10 Aug 1997 329 61747 Hilton Cgrts&ad OceanliTMil Rasort A Spa Cartsbad, CA 92011 Upper Upsoala Class Jun 2012 Jun 2012 215 Tolal PrDpertiei. 11 2019 J f M A i ^ J .1 A. S 0 N D J •.fA A M J J A S O n.tiJ t- .m A f*. J J A s D w • - Woriihiy data received by STR • - Monihiy and dMy daia received by STR Blank - No data reccma by STR Y • (Chg in Rrm} Property has expenenosd B n^om eddrtMn ty drop durmg the Ivno pctrKxj of ihe report Simih TravBi RsMartii's Trwid Report is e pubiicaljoo oi Smith Trave! Rosoarch end i& uilerxi«d saieiy for use by paid wbscnbsrs. RepeodudiOfi Of dBttntuiKKi ci lha Trend Report, tn whole or part, wilhoul wntten pecmis**on ot Srmth Travel Rosaan:^ us prohibttod and fiubi«t to logal action. Stte bcansea ara avfltlab»a. Ownwuhip, disinbuBon and usa of tho Trortd Ropoft and rts contents am subjed to tha lerrrj^ set fonU m ihe cor/jact you have entered mto wi!h Snulh Travet Research Sourca 2013 Smiih Travet Rwwarch. (nc. Tab 10 - Help Methodology While virtually every chain In the United States provides STR with data on almost all of their properlies, there are still some hotels that don't submit data. But we've got you covered. Every year we examine guideboolc listings and hotel directories for information on hotels lhat don't provide us with data. We don't stop there. We call each hotel in our database every year to obtain "published" rates for mutUple categories. Based on this infonnation we group all hotels - those that report data and those that don't - into groupings based off of price level and geographic proximity. We then estimate Ihe non-respondents based off of nearby hotels with similar price levels. Similarly, we sometimes obtain monthly data from a properly, but not daily data. We use a similar process. We take the monthly data lhat the property has provided, and distribute it lo Ihe individual days based on the revenue and demand distribution pattems of similar hotels in the same location. We believe It imperative to perfomi Ihis analysis in order to provide interested parties with our best estimate of total lodging demand and room revenue on their areas of Interest. Armed wilh this information a more infomied decision can be made. Glossary ADR (Average Dally Rate) Room revenue divided by rooms sold, displayed as the average rental rate for a single room. Affiliation Date Dale the property affiliated with current chain/fiag Open Date Date the property opened as a lodging establishment. Percent Change Amount of growth, up, flat, or down from the same period last year (month, ytd, three months, twelve months). Calculated as ((TY-LY)/LY) * "100". Census (Properties and Rooms) The number of properties and rooms that exist wilhin the selected property set or segment. Change In Rooms Indicator of whether or not an individual hotel has added or removed rooms from their inventory. Exchange Rate The factor used to convert revenue from U.S. Dollars to the local currency. The exchange rate data is obtained from Oanda.com. Any aggregated number in the report (YTD, Running 3 month, Running 12 month) uses the exchange rate of each relative month when calculating the data. Extended Historical Trend Data on selected properties or segments starting in 2000, Revenue (Room Revenue) Totai room revenue generated from the sale or rental of rooms. RevPAR (Revenue Per Available Room) Room revenue divided by rooms available Sample % (Rooms) The % of rooms from which STR receives data. Calculated as (Sample Rooms/Census Rooms) * "100". Standard Historical Trend Data on selected properties or segments starting in 2005. STR Code Smith Travel Research's proprietary numbering system. Each hotel in Ihe lodging census has a unique STR code. Demand (Rooms Sold) The number of rooms sold (excludes complimentary rooms). Supply (Rooms Available) The number of rooms times the number of days in the period. Full Historical Trend Data on selected properties or segments starting in 1987. Occupancy Rooms sold divided by rooms available. Occupancy is always displayed as a percentage of rooms occupied. Twelve Month Moving Average The value of any given month is computed by talcing the value of that month and the values ofthe eleven preceding months, adding them together and dividing by twelve. Year to Date Tab. 11 - Terms and Conditions ' Before purchasing this product you agreed to the following terms and conditions. In consideration of the mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged. Smilh Travel Research, Inc, ("STR") and purchaser of this product ("Licensee") agree as follows: 1. LICENSE 1.1 Definitions. (a) "Agreement" means these Standard Terms and Condilions and any additional lenris specifically sel oul in writing in the document(s) (if any) lo which these Standard Terms and Conditions are attached or in which ihey are incorporated by reference, and. if applicable, any additional terms specifically set oul in writing in any Scheduie attached hereto. (b) "Licensed Materials" means the newsletters, reports, databases or other infomialion resources, and ali lodging industry data contained therein, provided to Licensee hereunder. 1.2 Grant of License. Subject lo Ihe terms and conditions of this Agreemenl, and except as may be expressly permitted elsewhere in this Agreement. STR hereby grants to Licensee a nor-excJusive, non-transferable, indivisible, non-sublicensable license lo use. copy, manipulate and extract data from the Licensed Materials for ils own INTERNAL business purposes only. 1.3 Copies. Except as expressly pemnitted elsewhere in this Agreement. Licensee may make and maintain no more lhan two (2) copies of any Licensed Materials. 1.4 No Service Bureau Use. Licensee is prohibited from using the Licensed Materials in any way in connection wilh any service bureau or similar services. "Service bureau" means the pnjcessing of input data that is supplied by one or more Ihird parties and the generation of oulput data (in the form of reports, charts, graphs or other pictorial representations, or the like) that is sold or licensed to any third parties. excerpts of the data and any manipulations of the data) available in any form whatsoever to any third party, other than Licensee's accountants, attomeys, marketing professionals or olher professional advisors who are iDound by a duty of confidentiality nol to disclose such information. 1.6 Security. Licensee shall use commerdally reasonable efforts to protect against unauthorized access lo the Licensed Materials, reserved to STR. 2. DISCLAIMERS AND LIMITATIONS OF LIABILITY 2.1 Disclaimer of Warranties. The licensed materials are provided to the licensee on an "as is" and "as available" basis. STR makes no representations or warranties of any kind, express or Implied, with respect lo Ihe licensed materials, the services provided or the results of use thereof. Without limiting Ihe foregoing, STR does nol warrant that the licensed materials, the ser^^ices provided or the use thereof are or will be accurate, enor- frae or uninterrupted. STR makes no implied wan-anlies. including without limitation, any implied warranty of merchantability, noninfringement or fitness for any particular purpose or arising by usage of trade, course of dealing, course of performance or otherwise. 2.2 Disclaimers. STR shall have no liability with respect lo ils obligations underthis agreement orotherwise for consequential, exemplary, spedal. Incidental, or punitive damages even if STR has been advised oflhe possibility of such damages. Furthenmore, STR shall have no liability whatsoever for any daim relating in any way to any dedsion made or action taken by licensee in reliance upon the licensed materials. 2.3 Limitation of Liability, STR's total liability to licensee for any reason and upon any cause of action Induding without limitation, infringement, breach of contract, negligence, sirict liability, misrepresenlalions. and olher torts, shall be limiied lo all fees paid to STR by the licensee during the twelve month period preceding the date on which such cause of action first arose. 3. MISCELLANEOUS 3.1 Liquidated Damages. In the event of a violation of Section 1.5 of these Standard Terms and Conditions, Licensee shall be required to pay STR an amount equal to the sum of (i) the highest aggregate price that STR. in accordance with ils then-current published prices, could have charged the unauthorized recipients for the Licensed Materials that are the subject of the violation, and (ii) the full price of the lowest level of republishing rights that Licensee would have been required to purchase from STR in order to have the right to make the unauthorized distribution, regardless of whether Licensee has previously paid for any lower level of republishing rights, and (iii) fifteen percent (15%) ofthe total of Ihe previous two items. This provision shall survive indefinitely the expiration or termination of this Agreement for any reason. all copies of the Licensed Materials and all olher Infomialion relating thereto in Licensee's possession or control as of the such date. This provision shall survive indefinitely the expiration or temiinalion of this Agreement for any reason. daims or actions regarding or arising out of this Agreement shall be brought exdusively in a court of competent jurisdiction located in Nashville. Tennessee, and the parties expressly consent to personal jurisdiction thereof. The parties also expressly waive any objections lo venue. 3.4 Assignment. Licensee is prohibited from assigning this Agreement or delegating any of its dules under this Agreement without the prior written consent of STR, venture relationship. * _. . g. ..... . , .ij . , .,, , ,, . w _ ' - . J . ..J ........ WW... w, J ,w-- w .......... , - , - mail, at the lime of transmission (provided, however, that notice delivered by facsimile transmission shall only be effective if such notice is also delivered by hand or deposited in the United States mail, postage prepaid, registered, certified or express mail or by courier service wilhin two (2) business days after ils delivery by facsimile transmission); iii) when delivered by a courier service or by express mail, at the time of receipt; or iv) five (5) business days after being deposited in the United States mail, postage prepaid, registered or certified mail, addressed (in any such case) to the addresses listed on the first page of this Agreemenl or to such olher address as either party may notify the other in writing. 3.7 Waiver. No waiver of any breach of this Agreement will be deemed to constitute a waiver of any subsequent breach of the same or any other provision. 3.B Entire-Agreement. This Agreemenl constitutes Ihe entire agreemenl of the parties wilh respect to the matters described herein, superseding in all respects any and all prior proposals, negotiations, understandings and other agreements, oral or written, between the parties. 3.9 Amendment. This Agreemenl may be amended only by the written agreement of both parties. of the provisions of this Agreement, the successful or prevailing party or parties shall be entitled to recover reasonable attorneys' fees and other costs incun-ed in that action or proceeding, in addition to any other relief to which il or Ihey may be entitled. St. t 1 ilijuiivil w r\0liei, I r lO ydl ucso a^icc: iiiai, rn auuriiuir ai ty uirror nxjirts* roiriourca VTI rtwi r rl lo uu lur vi o i r% irray ricrvo. any party aric^ii uioaor i ur un catai rcu ui cai.n ut true crct r ict rt wrrr CO rst iirtrcu tu SaKiK^ t equitable and injunctive relief as may be available from any court of competent jurisdidion to restrain the other from breaching or threatening to breach any of the provisions of this Seclion. without posting bond or other surety. 3.12 Notice of Unauthorized Access. Licensee shall notify STR immediately upon Licensee's becoming aware of any facts indicating that a third party may have obtained or may be about to obtain unaulhorizied access to the Licensed Materials, and shall fully cooperate wilh STR in its efforts to mitigate Ihe damages caused by any such breach or potential breach. 3.13 Conflicting Provisions. In the event that any provision of these Standard Terms and Condilions directly conRicts with any othar provision of the Agreement, the conflicting terms of such olher provision shall control. 3.14 Remedies. In addition to any other rights or remedies lhat STR may have, in the event of any termination by STR on account of a breach by Licensee, STR may, without refund, immediately terminate and discontinue any right of Licensee lo receive additional Licensed Materials from STR. Tab 3 - Percent Change from Previous Year - Detail by Measure Iraiwalim Boiteriiig Hotrsl;, Sm MarcoK.GA .r'tiEa Se&Lilffd F'-epuiiiBS Jeta Nymbft-: 4S4eC>S_.SAD M 5!s "f; SS Ceste!!: M-S,' 14.2013 0.T ,.._,.tE.'L "11"" <!.4. Jiily U :.i ft ^1 Kl OC 3 J JSfptiJTitwr I.:, I ""lO's" 1.1 E(5 VI 5 • 1 12 " "Sfil aif I mt L.Am., JfirtuHry y :i .t -I M.1Kl! Apdl yi; .1 r. :i >> 4 . '! Julf Augusi 5.1 ScrplombC" 1.3 -? fl II •S.O 0.5 '5.*! I Tatal Vt^r Jfipjarir' 3 0 F«bri»ry 11'. 1.1 •ii: :i.l July 13.1: - m •I i; •15,3 '.'1 nn CJijwmlJfr i l-fcf • .•l'l • an all ^ .Jsrnlliry i.:.D i:.D OC :> r: MMr<^lr .1 L sc .\,.-ii r:.,t '•'.1.1 OK .Irrnii C.I.I 0 0 m •:u: DC ' UO R.C o,:i .§(»Eili*m!wrr l.),U lii.^ijMr cb M3»,vi(i!l!Hr O.O |>flr::«f!lhs*rl DOj 'n 0; o.c i 11 "I I 2£41 10.fi 1 3 Ffrbri.)fy .12 •» .'i .s Mjrth VZ.- G.: 1,1 • 1 } , -.1 Jul),' O'd' 3 7 .iuguis-l 0.0 -1:7. 3' C k.f'C- i;iri i ' T.t. .:.r» De<>e«Tl:ior Trrlr^l Yi5-.ir 0.1 r.i jail -3.S J n ia ISi- . ...-SJ... •Juni? •Jy!V 13.2 2.i I'iA^l.Sl. I c i¥ SsfMmtflr B.3 V'^Kornbt-r lia O^iombET. ( -JO j • Vfi I mal Yr?!" •"•i 1.' ?' ;T SMJII 'iTfti* RK-ssttJ-'j traM HcfieRisa sutiiiia-«<) «1 Smih ~rar«l ^swRlt art Is n«n4«!l B3fc*j Isr use 1^ po*l sAscbtri. RcprodittUgn w «lstn».Hi)n oftKs Tmnil Kipart. Ir'M*** ijr pjtt, fvihoul vntlxn pvnristtsn of Stil* TwraiRwMW «»pf«W<i«s a-«J SEfcjKl« *«!aal.jcisi!, Si-j fcEi^E«i.are i'.':!**;, D.»-c-i4-ri!, rislrtr'ilonitnd .« (•'(te rnjnt; Rcccrt s-tl.Is.oanr.enl,sais siitjjKl l-'ltele-tas s«1 forlhk- f-*! ',*:<jf-a-*?'^ste-fCitibwl!i SmlhTw:! •-ieMwctt &:tr:«;cia ii.;"rii li;^** l-Vs*.!'*, t-c Tab 4 - Percent Change from Previous Year - Detail by Year m.-j'/aiion Bmtwng HoTfils - Sar M3r>aJS. CA A'ea Selected Prsf^iiea .Jos t'J'.CTit*', .t9'1S03_S'*iDlM Sis-' S3 Crsi:te-J: Wa,-14. 2;:i3 ulil A«l 11 w lO.J i..t Ji'i 1,9 a-a ' its ' ' ='199 • !|.S oc ID m 13J 'SS 18A ADR ftnPr^R 5<.»PPlir' ilrrj^Il^ rBI .•• &2 oa 3.1 •12 Jun 12 Jul M DBDIJI roiBiYaBr Mar ¥TD ^ .-32 . 9.1 4.1 , , .1.2.. 43 .2 8 -•S.Ii 2 II il S:l • -24 -' *Z M . • -Dfl: i.i J'l an .•>« c,;> OB <?.[! 00 0.5 00 oa lie S2 -m . $.1 •S.l ^,*» 37 13 Q.I &2 a,* -I V. -» ^ ^ 1 <^.<-Ofi 2 * 3,^ Jon 13 fab 13 • • lOefi ; r>£lR • ii ' Rair'PAR Al -S.1. Sills'!'^ CO OC JO Dsminif 12,S D.T It^v^irir.^i 4? 1 T.l •9 7 ,,1,1 a£ 7.1 S "Ml ~(ai,ui RsfeaMc'iS T«nK \tM\fit\ is. M pilifcjilkM rri ;;it!ih 1 i>f<^J ii(im,«iT:-> siirt Is linlirrtKl 9C*!f^ To' CMI W (MM subscrfclfs. REproCu^lki'i w d&jlU/tM crI Ifi-s «i>2 R€IK.II, n wfirita <n Wri -fAt-arJ i«ir!iii»icn nl Sm'li 1 R'SHSSfrS" * f v«i5f»-1 trd •5.tJ.o:ll.0kUClll!:l«'i aiBilii'SUi trtr w.'«ili<:h. i.:-s!Bl>ii|l. rUlif::iiric<i,il>: rr« -.t |-rr !r.)ri.1 -lerfliar.! !{. lasrtjrl! sro wttlnA t". I*-* sr. IWIl h CC-tfl»:l'/•:U tlilr'«'i! •|r;i-.:il t'l!> «I'l SriiS' T'i'.'Sl Rfc:*S£i ih riiiirSu 20'S Sisllr ra.n I.SIHWHII, |-r: Tab 5 - Twelve Month IVloving Average IrravaB&n Qwttorii'gi (tolEls > San Mis-wss, CA A-m SEIBCIKSI pKipertiea i»11 J012 'i::..23 '1S3* 1'2..48 "iM.7't '-'T; IE,. 112.58 ,.jrj 1 lumiitp- .iplll 1IE00 r,U'ii 112.1H 1 t}.i:. 3^ : itian •''111J2-' 1 -il 23 111 *l ' 1 t ISf- 1i4.;a ^14.i7 1 1 la.'ai 1 la.iiii 11:1 ."1 •. 15 Ifi .I»i*'..irji idll i'2l2 "MS Sift l^S.,>i':i 14ifi2a il'-tiv.ibit 1+5,523 2t'W ' **19 icri..'n;> ».KKI ;.J2C I • w, w;i O-ifliiiil 'M,a23 'K.l in E'Jiiic- "t-jr i;j.av;- I'M.l'H I'M.JlBS 1C>fi,1T4. l>Jl^!r!!^n'r f)14 •;i:' l.'ii J012 11 wnjm 11.S«i3(.1 I1,H38..1«3 ij.i2a|,te_ 11 »s7,in-i.C2S.«11 1JS2?,.*» i2i\aj.,i43 •i2.1.',S :U3 •j-i:i&i,?sti I,\Ji„.W-i.SSII 11 K4^.^if;^ i;a.4n) ltfs,>n>,<l>4r t t,V."j}.i§$ 1? lil?'!. m l.-i,.fi,,l;r,ri 1 ^.%<ia ! I Ife^M ',«Nl*f bt>>:'>l y-jvi ^8 lie ,s ti^K-i end hjfctes} t-m*h nmmiV'^ Tmii Rep^ l> -s piMfc^lcfl aiairlS' I'tstti asjoarcn a-rf Is. hVsndea 5<3ief^ for usa by ptiisl subJcutKra. RsprsAtdtai dslrfa'Jit?, af I'M TrerrS Hstfi'M, II!IWI!DI» m pit I «ir<iJ '(Wlhan fj*i-!«s*"«. u" RfitKi TIH.M I4#*i»aii;li li lsi»s Id Irjjg! KL^iri .Ete fcfffsjjs. Sim av3l3ln«. i>AT«iti-ip. «!5V-f».i>(j- if'!! it'."! Cf I't) "Kiii P,«p-:fi mni It to'tii'i; We !iul3.ie;l "01"^ icmtf le: Icfli >« (f«i ixfl&et ?£«,. te«- n 'Jo-*! IKO vAii S">h TM»I;!I Kmihwii. Smmcb 20' S a.-"Wi ~r»v«sl HiMiimti, i Tab 6 - Day of Week Analysis Jets Mi.riber 4&.<3C.e-^a'>.D' M SisP SS dmm: Msy 11, ?r 3 OCDUlMIICy 1 Thrgci 7(NV Dc«uiii, Will Thu Fri Taul Uuiilh S'.ir ItM W<irl riti! • rl Sni: 1iil<: 'fMrl At:r-1^ M.7 700 "'fS'f " "* Tii jiuHO-Hirll R2.C-m.; -1.1 m 1 «6.*l| Mar. 11 »1 • IJI.B mt' ?•«.# »,« m.n *pr11 M^rlZ :-,i 75 7 fj^.i IZS T-;.1i 71,1 Jim • 12 .sa. 1 l!4 r. IW.I r. s Hi?! iJiprlZ.MarH T*i,i. Ja.7 7?»« rT.7 gs,o| i 732 Mi>M ': • • 72 T ' B7B •*?)•• 3S|l 1 ToffisYf -g;r""' J7,9 TJ.-3 72,6 ?0.6j AMJ- 1.1 Ts.ri Ml W.'I 79 ' nj. B 32 C' :••-W-l, ?«J KS8 «C 03l.12 .'.A 5 MB 6:.i CJ 7 7^0 02 D ^*td¥-«*12 • • . m% 7I!.<I • BJ^ Dor - 13? :''7 r-r. n r.' tl («=•.' un 2 .J* - U (At-w« • mii • M» rih - n Kl -1 ,"*.:i • ;• :i f 1 4 7 (it [iyUr> 13 m n 00,5 ma 79,0 83.7 j Tnlst'r'iiirf r/l J 74,5 75 T T3 n .777 M4 -rhmi! ^r«r ADR Sufi Tliu Ffi Sit Tulil Uaiilh S'.ri I4uil iit^ (TI InlilYiur flpf. 1J ,....._..„„,.... " io'';« •)•:•! s? ICJOf •'frt.7r« JyllD-MlftI |i3?j(ij 1126? ii:-*2 iMJT •iJH.il t<M/Hji ifB.sa M»¥ ^« m.m ' MM 11 MS lOSJii l^'f.^t 1»67 Ojir 11 h'.ir 1 i 1' I' in,-ji I'J..W •ie.&7 • 12 'jD • W,i1 icseii •.12»'J Ju-i -11 i;'i.;:i • :.:i '.A ijiit.n l^!l^'.' VM S,' ' HI i:.', I7J"'; ;,ftpr1E-,R5sr„i? I'inii;. in 4H n* II r-r'!! 11'IW 10fJ>5O sio.ni 111.52 M-U iai*' IS? ii' m.m 13^.*4 Toisi 5 n 106,5? 11 i.o 11 4.5J 114.!.7 •11 09 Ke.i35! 111.14 fitt^ - 1! ly^ w • M 'M 'jr 1J r t:r. s,' • :.;i .,M nw 7^ 1:^4 i 1 -12 W'ifll •ii*s?.' . . :.;'19^3 •iifi.ia iaj52 loa.ifi tilM i'3;t • Vi It) 1 w ' :«.i M 1 :•(! 'ir. l <}4 M ' :<? ;ii K? 136 IM.Mi 1«fl«i. <-.:1#S!t,-: -imm IW 101,» 191« &it -12 : J' .CA 'JTM M.12 02 .ao |JNMrl3 «I>1 1&5;M 1!W.« .«JBI . ff7,B2 1.^1 44 FJb . 13 '37 7t •&• ,,M • D' ,C7 IS 1 £ M.77 9J.7;3 |Hw.ia iot .74 . 1Ca4S 107.21 ••io5i.cie t«t3I mm S05.07 ' .i.«-S 91l las.u 11J.M 11.i.lJ _ jia.M_ 110S5 ICri.KI 110.11 Sun Thu Fr S.5t T«3l Mo«l' iif^ - 12 ~'7H 3? (l,»"i)T. 70 •¥ mm- • • nu.: . nM • m«9'. rmM -mm. Jl»'i -12 TIM WJIA 1127i 1£|;^1« l'ai.7i 1 • a 27 Ml 81 WHJI,;..:\. ii*,M-.'.': : »»,?.< iaa4w •iilMiSlg AiS-i2 7.i.M 11fl.iD 1Sr!..67 12B2!. l»JJ AiS-i2 'i:-nm t4A3 ., 7a.T« : nM ; Ifl.TD Oot.12 B7.ifl 71 49 mm 7?,&2 32ja «lo»*U V . - •. Mm. : ».« • ••••'4ei» • .Bt;w .•• 7».12 (SK - ia •19 0? j<5.-ir. 51 rll 10.73^ mMB am-ft- .:. • mm- \ 3f»» • .-• »AT • :.e»3e Nh - IS 4^ m ';i Ji?.ii fj (li. ,f.S„q* T?.«1 BjjB? Ball" ' • - mm. m,m mm TwlPl Ywr 5^51 Tr.fj« mm <R81 B5.M fIJ4, puTlTrSS'rii l/tfir 11 ' Marl! T!!rt#IJ~fr" Sun H&'i Fr! £dl W6i~' "• nM WH "' WSf TStw. ta 711 •; 0i'.;« •n.V) TO K 7(104 iiBr/3 .»ML..._ VM ...... m^i .„j#..at. K1,S 75JT "' KA?'" 7T.51 ' 7»'M 9577 r2.i2j 70d.:i! ?f!tti\ Tr »'.'«l u«>MH»;h's 1-HJt) H»poi"! te a puMratwi ?' Srrtlfi rnr*H H^if^nii nn^l .s, tihn^M nrfftf Hr ly/ peW MJi;^^^l^^s 1e<i:4»!dutJ,ii!ri t*" ritsHbJkjr :f T'wid Rti>oft *i vilwSa cr pj'l, ""I'JS.I v,T:tMfi pcmiiisiofr airrti Tr4«i Rasesf^i is ptofiblwl sf»3 sifc'jacl, Srj U>)li* .S4H l:t>3!l?e#K MtM tra»felt4h I y^mw^im Et8l?4sifkHl arsi r.sa .:l 'Sw- Triil-:! l-:gp:^l wnl IK isirfstHy. Wf> fJih^H.^ |-J |r^? I?f?'r| fH| lrt"l' r| ISi^ tm-iiw:] JTr. -kl*-^ r?r4pt'?*| ir^y v.tti .S"4?l I mv^ ^.*:'5^.1til, :5*;ir:^ ;^''' 3 STT^*!'' T^S'.'SI R^^.^ftT'Th l^^r- »Tab 7 - Raw Data Innovation Bordering Hotels S,an Marcos Job Number 494308^SADIM Stall SS :OciHi|3it16y CA Affla SErlenti=-d PrDpertis'i Craatc-d:May 14, 2013 Thte This Tht5 Vt Rnnms STAR Year Yflar y&Br '/iChg , Tlii» Ynar % Chg This Year Thia Year Cefiaua Props Census Rooms j Participa (Its 1 ""'1211?" 102 '/iChg , 12 MS 10,737 1,'3ClT,5i> Cefiaua Props '408' 72.5 Aug 10 Sep i 0 170.1fi M m 9,-S82 j 1,190,'41.S m I 1K"j Aug 10 Sep i 0 BJ5.3 I-2.9.6I K'.14 1 n.?m im^ 809,531 5 4oa.' 1000 Oct 10' 60.6 106 ii 7? j 12,6'! 5 j 7 me 5 40S 1 DlpO ) Nwlp 65.7 ^Q2 2i sr.D'i t2,2'10 5 ^06 1QD.D ! Ooc 10 Bi.i 95 46 S2.61 1 1?,O40. 1 S 40B I 160.0 Jati 11 61,5 loa.iS' R%m 12,6'4B 7,762 S 406 WO 0 Feb 11 S7e 105.0^ 71.07 11,424 1 7,72? 5 4QS i':;o.o Mar 11 72.«l ias.i« 76.63 9^216 §69,163 5 4oe ivO 0 April ?^ 7 '05(55 76 .sa ' 2 240 S,9D' 040.3e'3 5 400 ' 1M.C1 May 11 ' 06.60 n,m nms ai1,B69 406 10i3,C Jdn 11 r&,o 117.9a i 12 240 g.674 1,U1,3D1 ; 5 4C3 1 m?.c Jiii 11 BD 127. lfl i.a 116.&I> 13.2 j 12,648 0.0 i 11.594 60 1,473,643' 13.2 5 iica ' Aug 11' 85.2 Sep 111 66.9 e.o 6.1 107 m> 13.5 12.643 0.0 1 10 77B BD 1.361,64* 13,6 m! lOC'C' Aug 11' 85.2 Sep 111 66.9 14.2 114 10 A.Q 76.S6 12.24Q 0.0 i 8 430 14.2 9131,93e 5 4M ; 1DD0 Ocllll 66.8 16.3 107 11 l.S 1 71.59 •3 J i 12,a4-5 0.0 1 a 4.53 10,5 5-65,^10 12,3 & 4&9 i lOC'D Nov 11 59,9 7.S 5 9 94.04 12,2.iS 0.6 ' 7 m 7.S 734.861 13.9 : 5 4Cia' 100 0 OM: 11 60,3 16.7 io'i.Bi 1 61.2/ 16.7 ! 12,04.". 0,Q j 7 516 107 77n,QQ4 '6 7 1 5 4Ci5 j 1DO-0 Jan 12 •^1 1 106,62 51-37 4.3 , 12,64B 0.0 i r.isa -3.1 776,234 -3 3 5 4Da 100 0 Feb 12 A 2 107,45 2,3 eg.6.i -2.0 11,424 00 i 7,402 -4.2 76-5 576 0 1 s iOiS 1 'fJO,0 Maria gae-lo.r ! iOf.m 2.7 fi7.Q4 13.6 12,«!48 ^ ,0.0 ! miP3 10.7 1,1 WMl 13,6 ; g '406 -m.o Apr 12 7.3 & M ' '.Q7.75 ?0 1 79 13 3,1 12,2-40 OD j B,9&S 1.1 246 3.1 i 6 1 •«oe' •'"0,0 May IE 6.2 ' 1Ga.S7 o.y 'm.m G.2 i2.64e 0,0 , 5 2 967.BC6 fi.2 S 408 I'uO.O Jim 12 62,5 4.4 : 123,3* 4,5 1 101 Bl 9,2 I 13240 D.D 1 1D,1D4 4.4 1,24o,213 9.2 ! 5 1 406 : iniTO Jul 12 ..1.7 i 155,04 6.2 I 11B.K 2.4 ! 12.648 0.0 11.170 -3.7" 1,50e,3S6 2.4 5 4oa 1W.C Am 12 j az.s •3.2 j I2r&.2) 2.3 j 106.57 -1,C- 1 12,S4« 0,0 10,43? •3 2 1,347,670 •1.0 K i 408 KCC Sep 12: 8Q.0 0.1 ; TO© -6.3 73,7! -6,2 : 11.246 0.0 i a;44l 902,223 '6.2 ; 408 IDC'O 69,8 ^.1 104,36 -26 I 72.59 14 1 12.64a 0,0 1 a,797 4 1 9-18.079 j i m 1 OD 0 63,,2 , 6,.5 102.SS -$C> Q5.09 : 0 ?; 12,243 0.0 i ; 7,740 B.S 786,70/ 02 10DD D« 12 62..5 3 7 97.34 -4.2 ! 60.68 -0.6 1 12.646 0.0 1 7 ©11 3 7 770,03& •o.a 1 ^ 1 ice 160,0 Jan 13 10 5 101.44 •6,5 3.3 i2,64& a.Q 1 ?.i«2 ID.5 * «<S1,60r 3.3 ! 5 m 10DO Feb 13 73 1 1?I5 99.73 -7.2 72.t1 4.7 11.424 6,C ! 12.6 1 M2,907 47 1 F, ! 4D8 irjo.D ••a.f 1 t03.se •3.7 M.37 -3.1 ia,64S 0.0' 0,7 1,«7.14B -3,1 B 'tos' 100,0 Srait*! TravftI RdSdarsh'^ TrftiwJ R^art is a pubtealior. el Srallfi Travel Reaaarcti and te intancted sdely for usa ta/ p^iid s jbscflbeis. R^prsxlucticin or dist/ibt/tioi' of 1h» Irerd Rapcifl, In v^hols or pari. •A't'hsut v^rllten pe'-mtaaon of Sniilh Tfaf<Bl R:#sea.'ch is srohfciiHd and 5i,ib|«l:1.o legiil aclfo'i. Site iitx:n«it?§ im avuitahte, Drf/«rs."'iip, .s slribistten arKj Lse of'.t-e Item Report aid ite rxiiteite am subjoci: lo lha tsrma sel for.b in tls contract V'ju hriw. ontorod inlo win .Smi^h Trw^Bl Res«.^ich. S&drce 2613 Smith Tra'i'el Resea/cfi Inc ^T^b 8 - Classic Innwaton Bcrdering Hotels - San Marcos, UA Area Selocted Properties Job No !T. bor 494 806 SAO IM Staff: SJj Qi eotetJ: M ay 14, ?013 lM.b2 feb 12: 6>1 H lO'.-in MarlZ^ 10.7 1p7.» Apr12j 73.S 1.1 Mayfti:; : tSS.ST Jm 12 4.4 m 34 ^tti m .-4,7 «04 Au§ 12-XJ2.6 3.2 12&-21 ' ' S«'p'l£" as.o 0,1 146 BS 69,6 4 1 i'}4.3e 55 ODC12; .1 >• 10.5 ! 1«1.44 12.C. W.73 or 103..93 -6.B •7.2 B01,Ql.i7 B32 9n-7 l.tMT.M'j '1 7 -J 1 'l ,. 4-„"l 5 'iCo 1 B . 4ca \ S' 4K 1 5 • •*06 i 5 f 1 !> , &| 4«1 ! & 4oa 409 S 1 409 o[ 4011 40D 5 1 •IOL J 40E H»;0 : 11X1.0 106.0 IMO 1CM.0 I 103 0 1t».0 1 rtt 6 lOSO ; •ODO tOBO •.'•ft., ' IflWI! 120.:: iflO.S: ino.s 1D0.D ICO.D ICCl.D 1CO.0 ItXJ.O ICO.O 100.0 i ii.>:i.M <or • 0': OL-O Sintn Travel Research s frer^J Reao-t ia a puMcalion ol Smiin TFB'.BI RasearcTi and Is Inclnded for uae tiy said aubBcnbers. Reproduc^or. or oiaMtujlian C ite TreficS R.s(>arl, in v/hcie or part '(VHhout v^liten PBfTnls&son uf Snitih. l ^avoi Hasoarch la priMfc^teu end 5.i.b|Baiu vjsa! arton. 8Uo lloan&as 3W avallabia, OmenhW, dlslPbutor iirfl usa 'Df tiio frerel Repcflar/J 11a ixir'jBnla ara suRl&y: loihe leirns Mt lo'll liviro cartwcl vou ns'.w ontorcd ir^c- wti STIIUI ^ra'jcs Hosc-arct- S<ii..rcij JOt3 Snilh rr<T/oi Hosrarch. Inc. Tl 11 ii 1 RIDGE SUITES INNOVATION WAY PERSPECTIVE VIEW :one 8 za "Studio" Nero" one 9 za "Studio" ibacco"