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Home My WebLink AboutLCPA 90-08B; Carlsbad Ranch Specific Plan; Local Coastal Program Amendment (LCPA)May 23, 1995 Deborah Lee California Coastal Commission San Diego Coast Area 3111 Camino Del Rio North, Suite 200 San Diego, CA 92108-1725 SUBJECT CARLSBAD RANCWLEGOLAND LOW INCOME TRANSIENT LODGING FACILITIES &WILLIAMSON ACT CANCELLATION ISSUES - SP 207(A) Dear Deborah: By this letter the City of Carlsbad is requesting direction as to how Coastal Staff will view two issues of major importance to the Carlsbad RanchLEGOLAND project. The specific issues are in regard to low income transient lodging facilities and the interpretation of Coastal Act Policies which may impact how the proposed Williamson Act Land Come rvat ion Con tract cancellation is considered. The first issue concerns the provision of low income transient lodging facilities. On April 6, 1995 Mike Howes of Hofman Planning Associates and I met with you and Bill Ponder to discuss this issue. You informed us that recent Coastal Commission actions on projects in areas outside of San Diego Count) included requirements for the provision of low income transient lodging facilities. It was determined that if it could be demonstrated that an adequate supply of affordable visitor accommodations existed in the City of Carlsbad Coastal Zone that this would not be an issue for this project. Attached is a letter dated May 16, 1995 from Mike Howes documenting the existing supply of lodging facilities in the City’s Coastal Zone. City staff is requesting that you review this information and provide a written determination that coastal staff will not be recommending that this project be required to provide low cost transient lodging facilities. The second issue concerns the proposed Williamson Act Land Conservation Contract and coastal staffs interpretation of Sections 30241, 30241.5, and 30242 of the Public Resources Code regarding agricultural lands. The project contains a request to cancel the Williamson Act Land Conservation Contract on areas of the property as well as to amend the Mello I1 Segment of the Local Coastal Program to permit development on areas presently limited to agricultural uses. The City of Carlsbad is requesting comments from the Coastal Staff as to any policies or issues you may have with the proposed contract cancellation which would assist us in our continued review of the project. 2075 Las Palmas Drive - Carlsbad, California 92009-1 576 - (61 9) 438-1 161 @ CARLSBAD RANCH/LEGdLAND LOW INCOME TRANSIENT LODGING FACILITIES & WILLIAMSON ACT CANCELLATION ISSUES - SP 207(A) MAY 23, 1995 On February 28, 1995 a copy of the project plans and documents were submitted for your review and comment. Because of the processing times associated with the actions requested for this project City Staff is soliciting direction from you so that issues identified by Coastal Staff can be addressed before the project is acted on by the city. This reduces the chances of the City taking action on the project and latter having to process revisions made to the project by the Coastal Commission. It would be greatly appreciated if you could provide a response no later than June 16,1995. Should you have any questions concerning this request please contact me at 438-1161, extension 4446. Sincerely, DON NEU Senior Planner Attachment C: Chuck Dam, California Coastal Commission Lauren Sevrin, CA Trade & Commerce Agency, Office of Permit Assistance Carlsbad Ranch/LEGO Team Chris Calkins, Carltas Company Bill Hofman, HPA . Hofmun Planning Associates 0 e 2. 1.1988 19:45 - May 16, 1995 Don Neu Carlsbad Planning Department 207s La Palmar Dnve Carlsbad, 0,92009 RE: HOTEUMOTEL UNITS IN THE COASTAL @NE OF CARLSBAD I On April 6, 1995 when we met with Debra Lee and Si Ponder, they nqu#tod that we provide information regarding the number of accommo$ations available h the portion of Carlsbad within the Coastal Zone, along with their ntds and their occupancy levels. The information in this letter was provided to me by Tim Stripe of Continental Commercial Corporation, who conducted an exhaustive study of the accommodations in the Coastal ponion of Carlsbad. This information was supplemen9 by additional information from the Carlsbad Visitors and Convention Bureau. We have qcluded the timeshare units at the Tamarack Beach Resort and the Carlsbad Inn, because Coastal staff indicated that timeshare uniu should not be included in the survey. I According to the information provided in the attachrnht from the Economic Research Bureau of the Greater San Diego Chamber of Commerce, Hotel and Motel rooms can be classified as follows: ( Up to $31.26 BUDGET I I I $3 1.27-$56.90 ECONOMY $56.9 1-$74.48 MID-PRICE I $74.49-$118.38 UPSCALE $118.39- LUXURY i I The information on the next page is based on the year'cnding of 1994. ADR stands for average daily rate. OCC stands for per cent occupan$. This is the most up to date and accurate information we were able to obtain. I P. 2 FROM 2. 1.1968 19145 - I P. 3 PROPERTY ADR BUDGET carlsbad Lodge S26.30 Motel 6 - Carhbad Village Drive $28.37 MOM 6 - Raintret $28.90 ECONOMY Inns of Amdca ’ $37.60 Travel Lodge $53.72 MID PRICE Ramada-Poinsettia S57.50 Occpn Mannor Lodge S67.42 Pca Soup Anderson’s $66.58 UPSCALE Carlsbad In S83.72 ,. Beach Terrace Inn S90.40 Beach View Lodge s77.90 Tamaxack Beach Resort $86.22 I I OCC I 53.7% 62.4% 61.7% 63.61 64.2 I 65.9k 59.4% S4.8% I I 76%’ 84.6% 72.4% 83.6% I ! I ! t OF ROOMS 55 109 1621 324 109 l26 23s 128 144 48 307 41 S8 23 49 171 1 TOTAL # OF ACCOMMODATIONS 1041 AVERAGE DAILY RATE $59.40 , AVERAGE OCCUPANCY 66.8% 1 Based on the information provided above, 550 or over half of the accommodations available . in the Coastal Zone of Carlsbad can be classified as be@g either budget or economy The remaining 491 units would fall into either the mid price or upscale category. None of the currently available accommodations would fall into the, luxury category. You should note that the upscale units have the highest occupancy rate. This would seem to indicate that there is more of a demand for the higher priced accommodations. Another &tor that should be kept in mind when reviewing these figures is that it costs approximately This chart dou not include the 226 spaces of the Carlsbad State Beach Campground. Thee apam rent fbr S14$21 a night depending on whether hey are on the ocean or street side. If these 226 spa were added to the total approximately 43% of the accommodations in the Coastal portion of Carlsbad would fall into the budget category. The accommodations being proposed by the Carlsbad kslleh will allow the City to increase the number of upscaIe units and provide some units that would fall into the luxury category. $lS-S20 to mica a mom each night. i 1 I I I I FROM 1 . 2. 1.1988 19:46 t A P. 4 Thir would be in accordance with the goals of CarlsbadCs General Plan which seeks to provide accommodations and recreational opportunities for all lwels of income. A8 shown above, Carlsbad doss not have any luxury accommodadpns in the Coastal area. The City has already pvidd a luge number of affordable accomdations in its Coastal area. It would be appropriate to provide some units at the other end of the spectrum. Hopefully this letter provides you with the information you need to address the Coastal Commiuion staffs concerns about affordable accommodations in the Coastal portion of Carlsbad. If you have any questions regarding the information in this letter please feel free to contact me. I f I Sinarely, 1 i I CC Cbri8CdkhS Tim Stripe Debra Leu Bill Ponder attachment ! 2. 1.1988 19~46 P. 5 I Pq 02 - FROR APR-11-95 TliE 1Ci18 CIT' :, CARLSBAD COtlll DE FA)! NO4 4380 nmirsioncd arch, found ,tors 10 san a, Incluaing California. ! other 19 wer degree 5 Western ul visitors hut heir he repon.' qh Field arrivals in :rs of he is millioll icy of be' y is being c year the rcccssjon s rcachcd oom rates d profit i'3 supply '5 couor). cdes. no cniory of build ins .is wa a Neve;, 35 hoccls to mc.y race escd 73 no new vrcy raw percent, cy lcvcls *aim YC ted, Sur e brrIsnct ! dcmznd : hlghhwr SM Plcro e& in *e UHM 7% c 01 ?O ___ ar major San Diego i c) : s, RAGE SAN DIEGO COUNW HOTEL AND modeSt 1.4 pcrccat rise in Mid-Prlw average prlces, while chs avcragt for economy md budget haiels declined. The CtnuaJ aod the IolluPoint Lorna submarkcu, wbrc Ult majority of luxury and lucrred, hid -Uic highat avet3ds rooin rates; the averzge rate for the Central arc3 was S97.5G, wliile'" La JoWPoint Lorna avcr3ged 584.94. The North arm had Ole highest pcrceslags gain rising 3.0 prrcenr 10 SSO. 17. The South submuh rcrahed the '' lowest average at 538.11. Rcwnues collected from tr.ursient mcu?ancy wc5 (TOT) clhbcd 1.8 percent to SGO milliqa during the Rscd year coding 1994. The city of Sa Di ego accounted . for. threeqwe rs of- -all --TOT- rcvenucs collected within rhc County.' Thc TOT' is R IU added to hotel and mote1 room rata, me exprw purpow for the ~bx is to proiuuis touzism, economic dtveIopment, urd olber promo- , lional activities bemfitjng Ibe viritnr industry. , A mtionwido dUdy of TOT WCS fouud Iho 9 percent rnte admiaistcred by he City of Sin Diego was one of the lowest unone tnaJor W.S. cities, To gcnerae additional rcvcnucs, the Cily raiscd the TOT to 10,s percent beginning b August 1994, but still remalotd among chc lower nlcs chtugcd. rZlir nlative bargain helps San Ulcgo position itself favorrbly in the competition for visitor dollars among city destinations. New Ywk led he nation with a comblncd 19.3 percent room ux r8le (nor Includjng a $2 flat fer). bs hgclcs bad I 14 The San Diego Cmvcntion Center hosted 48 convenlions, expositions md tradestraws in 1394, with total drlrptu attrndaace of 232,660. WhiIc both of lhtse figures were slightly less th2n in 1793, told delegatc rpnding in Sap Dicgo juqcd consider~bly. Dclcgatc eymdimrcs rcs: 3 I .4 perrcnt for 3 (0131 of S232.6 million. percent ax mc, while Ansheim's \vas 13 perccnt.' Ana Park. O!d Town Sure Park, Cabrillo Natid hfommcw, and the Mirsion Day Visitor Cenw-roached 16.9 ai!lion in 1991. Th% WJS Sower tlm 1992's reCOrU 17,l m!i!1on, but l.Y pcrcent higher than in 1993. Ateodulcc at major SUI Dirgo yt and museum facilitks dropped considerably Porn more ban 2. I DIULion LO less than 1.9 million. The closing of rhc 4 Jolh Mweum ol Contemporary Am for - remod(lin8 was thc Yujer reson for the daclin6 in IOU ~useurn ntteothaco, One walysb LS 1 o found pnicululy po3r walltar in curly 1993 apparently lrpurnd greater museum zttcsdance 01 he the, Bequsc of a 5Wc law Sa?3ing gambling on cmiw ships stopphg in more than ope Cdifomja port 00 trip$ (0 foreign desdtrtio~, Sur Diego'c cruise ship indwrrj rmffmj. The m&isure '&g effect in January 1993 signifimtly reduced the n- of lines., cdls and pusecgcri to San Diego. ! '.\ li I Of I994 employment had fallen 10 linlo more than lO.000. a loti of rlinost 17.000 ?Olative\y high-paying. Cor0 positions in the 'resbn. fhe repcr- cusslan from the displacement of these worken \vas felt *roughour the local I .. iost iieraspecz zild Ctkr da'enoe- relotad industry, , SL~I Diego's tec:'lnolo&y indus"q smpioymcnt fell froz SS.750 in 1993 :o 79,390 in 1F9.I. Since 1991 technoIogy ~rnploy;ne~t in San Dicgo OccretSed hy 17.G40; ihut cze out cf cvcy five high-tech Jobs cxictiq itr San Diego in 1991 havc dhxppeand. HIGH TECHNOLOGY EMFLOYMENT For ~hc flnt time in [!vet year) !hers 14's optimism nuted, hcl wcr. lor Sa? Diapo'r Iilgh-tcchnoloa Industries. Tho downsizing uf local bwinesscs "amem :o have bottomed out rand new tnukct GroAh omant; other high-tech industrlcs ~e surtfng to rnake,up far the IOSS~I in the tnditiod core stctcre of acmrpace and defcnsc hls:oric~lly dominating Dicgo'g ecanomy. Thr 5.2 pwoont loss In tcchnohgy erripluyment dai.ir12 1991 the srnxllcst dcc:c!s: of the pwt rhxe years. The loss inclcdcd ncarlp 4,8GO workeis dirrctiy involved is the srlc and schedu!ed closure of fhr la: two General Cgndcr;' (C'D) Ihcilitirs in Silt\ DirSo. If bot for !!IC loss of:hae jobs, there would ham been a net incrciirc of a( Iciui 450 fobs in S3n cconnorny md in rqrgc ncasurc brought about and prolonged San Diego's three. ytu mession. San Diego's rcchnology Industry fnrgely evolved through he buildup of Fadcd govcrnmept cxpcndinrnc 10 devclop and praduca defcnse weaponry and quipmcnt durtnp the Cold War. Foilodnq the Soviet Union's hgmeftUtIon and easing of Cold WY tensions, the government's doWsitiny in defcnsr rpending had of Southern Cat ifosia defense-based indurtict. u much m 20 perc Sur Dicgo can and ftturr rest with severe nmiflc&w on San Dicgo, as well as the rest companies to CarQ For rhe first tho in recent history, the maJor' cutbackr in the aerrdpxcc IndWy !en Son Uiego with so-slr& lugt-*cJo.jcdustryA.At SNCC ,Allem ofd. Technolow Directory Publications SW, "San Dicgo is a &ne eompwry tdvn. That company is the Federal Govtmmmt. Over the last 50 years San Diego has llved off the Federal Government for most of Itr incornc ...with 01e sols cvccption of Washington. n.C, no large cities arm s dependent on thc Fcdcd Oovernment as San,Dlcgo. No orherscity has such E high percentage of its employment and Income linked to the "he technology-based companies rcrn~ng in San Uicgo arc mostly sir id1 fins N Irh an sverip el 8- I 1, employees, produciq smaller component products or software, Over the past thrw yean, the cornpanics 4th more than 250 cmployect reduced their sfaff by . in new and evdvltq Te!~unieori r5ltcrt growing hd: "-mvolved-h the dc cclrphone znd nd\o hard-' hiismis: vviw mmis tclec~mmunicationc Diego durtng 199~ Industry Report. Tbc combined F industry employs 7 increase of 1,635 j Aur!! 189s