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HomeMy WebLinkAbout2016-06-01; Planning Commission; ; SP 181(H)/CUP 15-06 HOME2 CARLSBAD SUITESThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ltemNo. 8 P.C. AGENDA OF: June 1, 2016 Application complete date: N/A Project Planner: Jason Goff Project Engineer: Tecla Levy SUBJECT: SP 181(H)/CUP 15-06 -HOME2 CARLSBAD SUITES -Request for a recommendation of approval for a Specific Plan Amendment and Conditional Use Permit to allow a 142-room business hotel on a 3.8 acre previously graded infill site generally located north of Palomar Airport Road, south of Wright Place and east of Palomar Oaks Way on Lot 12 of the Carlsbad Airport Centre Specific Plan in Local Facilities Management Zone 5. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on th,e environment, and it is therefore exempt from the requirement for the preparation of environmental documents pursuant to CEQA Guidelines Section 15061(B)(3) (General Rule) and Section 15332 (In-fill Development Projects). I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 7170 and 7171 RECOMMENDING APPROVAL of Specific Plan Amendment SP 181(H) and Conditional Use Permit CUP 15- 06, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The proposed project is located on a 3.8 acre parcel located along Wright Place, bounded by Palomar Airport Road to the south and Palomar Oaks Way to the west. More specifically, the site consists of Lot 12, a previously graded development pad located within the Carlsbad Airport Centre Specific Plan (CACSP). The CACSP is a comprehensively planned industrial/business park that is generally sandwiched between the McClellan-Palomar Airport to the north, Palomar Airport Road to the south, and the Carlsbad Municipal Golf Course to the west (see Attachment No. 3). The business park contains a mixture of industrial, research and development, professional office, commercial and open space type uses. The original Specific Plan {SP 181) was adopted in 1982 and has since been revised several times over the years to reflect changing uses, development patterns and regulatory standards. The CACSP originally contained 333 acres of land when first approved in 1982; however, the most recent amendment (SP 181(G)) in 2010 reduced its size by 118 acres when the City of Carlsbad acquired Phase 3 of the Specific Plan to be developed as a portion of the Carlsbad Municipal Golf Course. Table "A" below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Planned Industrial (PI) Planned Industrial (P-Vacant, graded pad M) North Planned Industrial (PI) Planned Industrial (P-Business/Professional Office M) South Planned Industrial {PI) Planned Industrial (P-Fairfield Inn & Suites M) SP 181(H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 2 TABLE A (CONTINUED) Location General Plan Designation Zoning East Planned Industrial (PI) Planned Industrial (P- M) West Planned Industrial (PI) Planned Industrial (P- M) Current Land Use Business/Professional Office Business/Professional Office In addition to the above, the CACSP includes its own Land Use Plan (Figure 7), which fUirther assigns an "Area 1" or "Area 2" designation over various lots within the specific plan. Area 1 is designated for light and medium industrial uses, research and development uses, industrial support and service uses, and business and professional office uses. Area 2 is designated for industrial support uses, business and professional uses, and certain retail uses supporting the business park. Similar to the underlying P-M zoning, the "Area 2" designation conditionally permits hotels pursuant to Chapter 21.42 of the Carlsbad Municipal Code (C.M.C.). Lot 12 is presently designated as an "Area 1" land use within the CACSP. The a ppiicant is requesting to change Lot 12 from "Area 1" to an "Area 2" designation in order to develop a 142-room, three-story extended-stay business hotel. A market study has been included (see Attachment No. 9) to describe the market environment and demonstrate the viability of a business hotel use on Lot 12. The proposed business hotel, a 142 hotel rooms Home2 Suites by Hilton, is 86,886 square feet in total floor area and will also include a small meeting room (420 square feet approx.), an exercise room (950 sq. ft. approx.), a large lobby area with registration and a small breakfast lounge. The hotel is sited in the center of the lot with 158 parking spaces oriented along the periphery. The hotel is accessE!d from a single entrance off of Wright Place. The main entrance into the hotel faces Wright Place and includes a separate drive-under porte cochere for passenger pick-up and drop-off. The hotel footprint is oriented around a landscaped courtyard that includes a pool with sun deck surrounded by a fenced enclosur<e, patio seating area with fire pit and a small play area. The hotel is three stories tall (35 feet roof peak/44'-8" architectural towers) and includes a modern industrial architectural style that is designed to blend with the industrial/office buildings predominating the CACSP business park. The building provides architectural variation through a variety of paint colors, material changes (i.e., painted stucco, corrugated metal, glass and natural finished aluminum accent bands), and incorporation of projected and recessed building elements that help to create plane changes along the building edges. Overall, the design elements incorporate a variety of accent features to improve the visual aspects of the proposed project, including textured materials, building accent features and varying roof heights to break up the massing of the building. All roof equipment and outdoor storage areas will be screened from Palomar Airport Road and surrounding properties through architectural parapets, towerfeatures, on-site landscaping (proposed and existing), and building orientation. As recommended, approval of the hotel use on Lot 12 of the CACSP requires City Council approval of a Specific Plan Amendment and Conditional Use Permit. The proposed changes to the CACSP is shown on the Figure 7-Land Use Plan attached to the draft City Council ordinance as "Exhibit SP 181(H)". The proposed changes to this exhibit include the addition of an "Area 2" cross-hatch over Lot 12, previously shown as "Area 1". Ill. ANALYSIS The project is subject to the following plans, ordinances and standards: SP 181(H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 3 A. Planned Industrial (PI) General Plan Land Use Designation; B. Carlsbad Airport Centre Specific Plan and Planned Industrial (P-M) Zone (Chapter 21.34 of the Carlsbad Municipal Code) C. Title 21 of the Carlsbad Municipal Code (Zoning Ordinance) 1. Chapter 21.42-Conditional Use Permits 2. Chapter 21.44-Parking D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and E. Growth Management The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the following sections. A. General Plan The project site has a Planned Industrial (PI} General Plan Land Use Designation; and General Plan Land Use Policy No. 2-P.29 for Industrial and Office allows service and support uses in areas designated Planned Industrial (PI}, which include commercial/retail uses, short-terrm lodging and other service uses that support planned industrial areas of the city. The proposed business hotel is considered short-term lodging as listed above and would therefore support the surrounding planned industrial uses by supplying short-term lodging to business travelers in very close proximity to major transportation. Consistent with this policy, the Carlsbad Airport Centre Specific Plan (CACSP} provides an "Area 2" land use designation for purposes of allowing certain retail uses supporting the business park as listed in the Specific Plan. Hotels are listed as permitted uses in "Area 2" of the Specific Plan with the approval of a conditional use permit. The hotel use is necessary and desirable for this location in that the proposed hotel would be located within a very close proximity (1.4 miles) to the McClellan- Palomar Airport's main terminal. Business travelers connecting from flights through Los Angeles International Airport or private jet carriers would find access to and from the proposed hotel very convenient. The hotel use would provide short-term lodging for business people traveling into the area to do business within the Carlsbad Airport Centre Business Park as well as those other nearby businesses and business parks located within the surrounding area. Additionally, its location fronting directly along the Palomar Airport Road corridor provides direct convenient access to other adjacent business parks, as well as local beaches, dining, shopping and LEGOLAND California. Moreover, the CACSP was found to comply with the various elements and objectives of the General Plan. The project is in conformance with the Specific Plan, and therefore is also in compliance with the General Plan. B. Carlsbad Airport Centre Specific Plan (SP 181) and the Planned Industrial (P-M) Zone (Chapter 21.34 of the Carlsbad Municipal Code) The Carlsbad Airport Centre Specific Plan (CACSP) presently lists all the uses that are permitted within the boundaries of the Specific Plan. The permitted uses are listed under either an "Area 1" or "Area 2" designation with their specific area locations depicted on Figure 7 (pg. 30} of the CACSP. Area 2 lots as depicted in Figure 7 are identified by a cross-hatch pattern covering the lot. Area 1 in the CACSP is designated for light and medium industrial uses, research and development uses, industrial support and service uses, and business and professional office uses, while Area 2 is designated for industrial support uses, business and professional uses, and certain retail uses supporting the business SP 181{H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 4 park. Each of the above includes a list of specific uses allowed within each area. Similar to and consistent with the underlying P-M zoning, the "Area 2" designation conditionally permits hotels pursuant to Chapter 21.42 of the Carlsbad Municipal Code (C.M.C.). The proposed Specific Plan Amendment (SP 181(H)) is requesting to change Lot 12 on Figure 7 from an "Area 1" designation to an "Area 2" designation for purposes of allowing a hotel use subject to the approval of a Conditional Use Permit (CUP) in accordance with the provisions of C.M.C. Chapter 21.42. By formally amending the CACSP to allow for there-designation of Lot 12 to an "Area 2" designation and requiring a CUP for the proposed hotel use, compatibility with other uses in the Specific Plan can be addressed and compliance with all provisions and standards of the Specific Plan can be ensured. Table "B" below provides a summary of the previous amendments to the CACSP: TABLE B-CARLSBAD AIRPORT CENTRE SPECIFIC PLAN AMENDMENTS Amend. No. Ord. No. Approval Date Description SP-181 9635 August 3, 1982 Original SP approval SP-181(A) NS-178 October 22, 1991 Reduce total amount of land designated for commercial uses and reassign the locations of commercially designated (Area 2) lots to periphery of SP; text amendments and clarifications to architectural guidelines. SP-181(B) NS-458 October 13, 1998 Allow hotels, motels, theaters, and other commercial uses in the park with conditional use permit. SP-181{C) NS-571 March 6, 2001 Amend parking, sign and graphic requirements SP-181{D) Withdrawn N/A N/A SP-181{E} Withdrawn N/A N/A SP-181{F) NS-855 August 14, 2007 Addition of Educational facilities, other SP-181{G) CS-114 December 20, 2010 Removal of Phase 3 {Area 3) for the development of the Carlsbad Municipal Golf Course Worth discussing is SP 181{A) adopted by City Council Ordinance No. NS-178 on October 22, 1991. SP 181{A) revised the designation/location of various lots within the Specific Plan resulting in a reduction in the total number of "Area 2" lots and acreages. The purpose of this early amendment was to 1) increase the amount of "Area 1" lots, which at the time were viewed as more marketable, and 2) refocus the commercial uses to the perimeter of the park. A total of five lots located within the interior of the business park (Lots 18, 43, 44, 45, and 49) were changed from an "Area 2" designation to an "Area 1" designation; and conversely Lot 29 was changed from an "Area 1" designation to an "Area 2" designation and is today developed as a parking lot. Commercial uses intended to serve the business park were originally distributed throughout the interior of the park. The staff report for SP 18l{A) discussed how the relocation of commercial lots to the periphery of the park would result in the attraction of users from both inside and outside the business park. As it stands today, all three of the remaining "Area 2" lots have been fully developed. Lots 1 and a portion of Lot 28 have been developed with "Area 1" uses {professional office buildings), while Lot 29 is developed as a parking lot for the McClellan-Palomar Airport. In summary, the proposed re-designation of Lot 12 to an" Area 2" designation along the periphery of the CACSP would be consistent with original findings espoused in SP 181(A) and would not constitute an increase in "Area 2" uses or acreages beyond those originally considered by the Specific Plan. SP 181(H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 5 In addition to the above, the proposed hotel project is subject to the General Development Standards of the CACSP and the underlying Planned Industrial (P-M) Zone development standards where specifically deferred to by the Specific Plan. Project compliance with these development standards are summarized in Tables "C" and "D" below: TABLE C-CARLSBAD AIRPORT CENTER SPECIFIC PLAN DEVELOMENT STANDARDS Standard Required Proposed Comply Setbacks: 50 ft. (fully landscaped) >50 ft. (fully landscape and irrigated) Yes Palomar Airport Road Setbacks: 30ft. (structures) ~so ft. (Hotel Structure) Yes Wright Place 10ft. (paving/curbing) >10ft. (paving/curbing)(fully 3ft. tall max. (walls) landscaped) 3ft. tall max (each retaining wall) -- Setbacks: 30ft. (fully landscaped) ~30ft. (fully landscaped) Yes Palomar Oaks Way Setbacks: 10ft. (fully landscaped) >10ft. (fully landscaped) Yes Interior Side Parking Lot Trees One (1) tree per five (5) 44 trees Yes parking stalls. 158 + 5 = 32 trees) Building Site 15% min. 45% Yes Landscaping TABLED-PLANNED INDUSTRIAL (P-M) ZONE DEVELOPMENT STANDARDS Standard Required Proposed Comply Lot Area 1 acre min. 3.8 acres Yes Building Height 35ft. max. and 3 levels 35 ft. max. to peak of roof/3 stories tall Yes Allowed height Parapets/Arch. Towers::::: 44'-8" protrusions: 45 ft. max. Lot Coverage 50% max. 17% Yes Landscaping of 10% min 12% Yes Parking Areas C. Zoning 1. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code) The proposed hotel project is a use which is allowed in both "Area 2" of the Carlsbad Airport Centre Specific Plan and the underlying Planned Industrial (P-M) zoning, subject to a Conditional Use Permit (CUP) and those specific provisions outlined in Section 21.42.140.B.80 ofthe Carlsbad Municipal Code (C.M.C.). C.M.C. Chapter 21.42 requires four findings be made in order to approve a CUP. All of these findings can be made for this project as discussed below: a. That the requested use is necessary or desirable for the development of the community, and is in harmony with the various elements and objectives of the general plan, including, the Carlsbad Airport Centre specific plan, in that the project site has a Planned Industrial (PI) SP 181(H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 6 General Plan Land Use Designation; and General Plan Land Use Policy No. 2-P.29 for Industrial and Office allows service and support uses in areas designated Planned Industrial (PI), which include commercial/retail uses, short-term lodging and other service uses that support planned industrial areas of the city. The proposed business hotel is considered short-term lodging as listed above and would support the surrounding planned industrial uses by supplying short-term lodging to business travelers in very close proximity to major transportation. Consistent with this policy, the Carlsbad Airport Centre Specific Plan provides an 11Area 2" land use designation for purposes of allowing certain retail uses supporting the business park as listed in the Specific Plan. Hotels are listed as permitted uses in "Area 2" of the Specific Plan with the approval of a conditional use permit. The hotel use is necessary and desirable for this location in that the proposed hotel would be located within a very close proximity (1.4 miles) to the McClellan-Palomar Airport's main terminal. Business travelers connecting from flights through Los Angeles International Airport or private jet carriers would find access to and from the proposed hotel very convenient. The hotel USI:! would provide short-term lodging for business people traveling into the area to do business within the Carlsbad Airport Centre Business Park as well as those other nearby businesses and business parks located within the surrounding area. Additionally, its location fronting directly along the Palomar Airport Road corridor provides direct convenient access to other adjacent business parks, as well as local beaches, dining, shopping and LEGOLAND Cal'ifornia. b. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located in that the proposed business hotel is designed to meet or exceed the City's zoning development regulations as well as the Carlsbad Airport Centre Specific Plan development standards and design guidelines; is architecturally compatible with the surrounding industrial buildings, and is adequately designed and configured to accommodate the operations of the proposed hotel use. c. That the site for the proposed conditional use is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed in this code and required by the City Planner, planning commission or city council, in order to integrate the use with other uses in the neighborhood, in that with the exception of an approved 14 space parking reduction, the proposed hotel is designed to meet all required development standards of the P-M Zone and design guidelines of the Carlsbad Airport Centre Specific Plan; the proposed three-story structure provides adequate building and landscape setbacks; is designed with enclosed service areas to conceal trash receptacles and storage of supplies; a~l roof-mounted mechanical equipment is appropriately screened from public view; and the project is required to maintain the landscaping and other site amenities so as to integrate the hotel use with the surrounding industrial office uses within the surrounding business park. d. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that the 994 average daily vehicle trips, 80 AM peak hour trips and 90 PM peak hour trips estimated to be generated by the proposed 142-room business hotel do not exceed the level of service (LOS) thresholds for roadway and intersection conditions as analyzed in the Darnell & Associates, Inc. focused traffic study that was prepared for the project and dated February 18, 2016. The analysis of the Future Year 2035 and Future Year 2035 Plus Project intersection conditions found Palomar Airport Road/College Boulevard-Aviara Parkway intersection to operate at LOS F with or without the project. Policy 3-P.10 of the General Plan identifies this street section to be e>eempt from the SP 181(H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 7 vehicle LOS standards and therefore does not require implementation of improvements to maintain the LOS standard outlined in General Plan Policy 3-P.4. However, the addition of project traffic to the exempt street section does require a Transportation Demand Management (TDM) strategy and a Transportation System Management (TSM) strategy per General Plan Policy 3-P.ll. To be consistent with General Plan Policy 3-P.ll, the project has been conditioned to provide a TDM strategy and contribute fees towards a citywide TSM program, which together will assist in reducing reliance on single-occupant automobiles and assist in achieving the city's livable streets vision. C.M.C. Section 21.42.140.B.80 states that any CUP application for a hotel or motel shall include architectural theme, colored elevations and a site plan. The applicant has submitted all plans as part of their applications. The CUP standards contained within C.M.C. Section 21.42.140.B.80 are only applicable to those hotels that are located adjacenit to residentially zoned properties. Since the site is not adjacent to a residential zone, none of these standards apply. The findings to approve a CUP within Area 2 of the CACSP and the undE!rlying P-M Zone can be made. 2. Parking (Chapter 21.44 of the Carlsbad Municipal Code) The proposed hotel will have 142 rooms. Pursuant to the Parking Ordinance, Section 21.44.020- Table A of the Carlsbad Municipal Code (C.M.C.), the required number of parking spaces for a hotel is 1.2 spaces per room, or 171 spaces (142 x 1.2 = 171) for this project. The applicant is proposing a parking reduction per C.M.C. Section 21.44.040.B, which states that the City Planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design or circulation. The applicant is proposing 1.1 parking spaces per room instead ofthe required 1.2 parking spaces per room, which would result in a 14 space reduction, or a total of 157 spaces required. The applicant has submitted a parking study to the City Planner that has been prepared by a registered traffic engineer (Darnell & Associates, Inc., dated March 3, 2016) demonstrating that the proposed business hotel with 158 parking spaces proposed is more than adequate to handle the proposed use. Since the project includes only one small (420 square foot) meeting room in keeping with a typical business hotel, the City Planner finds the reduction to lSi' spaces is more than adequate for a 142 room business hotel and that the reduction to 1.1 spaces per room can therefore be found consistent with City's standards based on the evidence presented. D. McClellan-Palomar Airport land Use Compatibility Plan (ALUCP) The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The ALUCP was adopted on March 4, 2010 and all projects within its boundary are required to be reviewed for consistency with its goals and policies. In accordance with the ALUCP, the project was submitted to the Airport Land Use Commission (ALUC) for a determination of consistency with the ALUCP. On April 13, 2016, the ALCU determined the proposed project to be consistent with the ALUCP based upon the following: 1. The proposed project is located outside the 60 dB CNEL noise contour. The ALUCP identifies all uses located outside the 60 dB CNEL noise contour as compatible with airport uses; SP 181{H)/CUP 15-06-HOME2 CARLSBAD SUITES June 1, 2016 Page 8 2. The proposed project is in compliance with the ALUCP airspace protection surfaces because a determination of no hazard to air navigation has been issued by the FAA; 3. The proposed project is located within Safety Zone 6. The ALUCP identifies lodging uses located within Safety Zone 6 as compatible with airport uses; and 4. The proposed project is located within the overflight notification area. The ALUCP requires recordation of an overflight notification only for new residential uses. E. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities Management Zone 5 The proposed project is located within Local Facilities Management Zone 5 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "E" below. TABLE E-GROWTH MANAGEMENT COMPLIANCE ~- STANDARD IMPACTS COMPLY City Administration N/A N/A Library N/A N/A Waste Water Treatment 146 EDU Yes Parks Zone 5 in-lieu fee Yes Drainage 2.59 CFS/Drainage Basin "C" Yes Circulation 994 ADT Yes Fire District No. 5 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 146 EDU Yes Water 16,000 GPD Yes IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project is ex.empt from the provisions of CEQA, pursuant to CEQA Guidelines Section 15061(B)(3) (General Rule) and Section 15332 (In-fill Development Projects). A Notice of Exemption will be filed by the City Planner upon project approval. ATIACHMENTS: 1. Planning Commission Resolution No. 7170 (SP 181H) 2. Planning Commission Resolution No. 7171 {CUP 15-06) 3. Location Map 4. Disclosure Statement 5. Letter of Support, Premier Jet Center, May 2, 2016 6. Letter of Support, Galuppo & Blake, April18, 2016 7. Letter of Support, Visit Carlsbad, March 25, 2016 8. Letter of Support, Lee & Associates, March 25, 2016 9. Market Study, Kallenberger Jones & Co (Executive Summary, Oct. 2015 & Phase :t, July 2015) 10. Reduced Exhibits 11. Full Size Exhibits "A"-"U" dated June 1, 2016. Exhibit "SP 181H" June 1, 2016 CARLSBAD AIRPORT CENTRE SPECIFIC PLAN PROPOSED SPECIFIC PLAN AMENDMENT SP 181(H) Proposed Page Revision VJ 0 23 22 HowesWeller &Associates '-..,,_ LAND USE PLANNING AND ENGINEERING 0~~ «.~ ~ #0 ~ /,/ /~ / '" ' '" 36 '"- FIGURE 7 CARLSBAD AIRPORT CENTRE SPECIFIC PLAN 181 (H) LAND USE PLAN CITY OF CARLSBAD ~, LEGEND m AREA2 D AREA1 McClellan-Palomar Airport NOT TO SCALE SITE MAP Home2 Carlsbad Suites SP 181 (H) I CUP 15-06 City of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760} 602-4610 www .carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittaL Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, soGial 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 1 0% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. . (A separate page may be attached if necessary.) Person Koong Cho Corp/Part Royal Hospitality Carlsbad, LLC Title President Title --------~--------------------Address P.O. Box 3872, Rancho Santa Fe, CA 92067 Address P.O. Box 3872, Rancho Santa Fe, CA 92067 2. OWNER (Not the owner's agent) P-1(A) 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% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ___________________ _ Corp/Part KSL Wright PlacEl Office, LLC Title ____________ _ Title _______________ _ Address ____________________ _ Address 5790 Fleet Street #300 Carlsbad, CA 92008 Page 1 of2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust -------------------Title ___________ _ Title. ______________ _ Address _________ _ Address _____________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes I 'I/' I No If yes, please indicate person(s): ______ , ____ _ NOTE: Attach additional sheets if necessary. Koong Cho Print or type name of owner Print or type name of applicant Mike Howes Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 07/10 Mr. Don Neu City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Mr. Neu Marc LaChance Premier Jet Center 2100 Palomar Airport Road, Suite 209 Carlsbad, California 92011 We have been informed with Mr. Cho's planned development of the 4 acre site located at 1901 Wright Place near Palomar Airport Road and Palomar Oaks Way in Carlsbad, California. The area is home to many business offices and corporate suites which support and utilize our jet services here1 at Premier Jet Center at Palomar Airport. A completed development project for "Homes2 Suites by Hilton" will be a huge asset to the community. The plans for the project include a 142 room, 3-story hotel with amenities catered to business travelers and available to tourists. Tourism is one of the largest economic drivers here, in north San Diego County. Building a hotel at this location will not only be great for the Palomar Airport and immediate area, yet will expand Carlsbad and North San Diego County's economy as I'm sure Mr. Cho's marketing study has confirmed. Additionally, because of the business model of "Homes2 Suites by Hilton", which will provide business travelers the opportunity for extended stays, it also serves a huge need of the surrounding businesses with traveling executives. This project will benefit the city of Carlsbad by bringing in revenue through visitor spending and allowing local businesses the opportunity to invite executives to their "home". As a local business, we are in full support of the plan to develop the site located at 1901 Wright Place into "Homes2 Suites by Hilton". Please contact me with any questions. Thank you. ~ Marc LaChance Development Partner (;ALUI1 PO & BLAKE A I'ROFESSIONAL LAW CORPOH:\TION Sent via E-mail and U.S. Mail planning@carlsbadca.gov 1\'f:r. Donald Neu City Planner Apri118, 2016 CITY OF CARLSBAD PLANNING DEPARTMENT 1635 Faraday Avenue Carlsbad, CA 92008 Re: LETTER OF SUPPORT FOR PROJECT SP00181H (CUP 15006) Property: 1901 WrightPlace Cal'lsbad, CA (APN: 2121-091-13) Project Application#: SP00181H (CUP 15006) Title of Project: Homes2 Suites by Hilton Dear Mr. Neu: Cn!'l<;bnd I ,OS Plwt:lli:-. As a sixteen (16) year business owner in the community, we are in suppott ofprqject SP00181H (CUP 15006) ("Project"). As currently planned, we understand that the Project will be a 142 room, 3- story hotel, with amenities catered to business travelers and available to tourists. The Projt:ct will provide economic and social benefits to the City of Carlsbad, the community, and businesses both in and outside the City. Since the Project is located on an infill parcel (as shown on the enclosed Google Maps picture) in an almost built-out business park, on a cul-de-sac, and adjacent to very busy streets (near Palomar Airport Road and Palomar Oaks Way), there should be minor (if any) unmitigated environmental impacts. With Palomar Airport in close proximity, the area has many surrounding business offices, and corporate suites, which support and will utilize the services the hotel will offer. A completed development project of this type (i.e., "Homes2 Suites by Hilton") will be a huge asset to the community. This hotel would generate additional "TOT" dollars for the City, create employment, add to the "tax base", and create more tourist/visitor revenues. I appreciate your attention and positive response to this letter of support. Thank you. Sincerely, GALUPPO & BLAKE w Cot1>oration cc: Mr. Jason Goff March 25, 2016 Mr. Don Neu, Planning Manager City Of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 RE: 1901 Wright Place 1 Site Development Dear Mr. Neu, I am writing this letter in support of the planned development of the four acre site located at 1901 Wright Place near Palomar Airport Road and Palomar Oaks Way in Carlsbad, California. The atrea is home to many business offices and corporate suites. We feel that the development project for "Homes2 Suites by Hilton" will be a huge asset to the community. The plans for the project include a 142 room, three-story hotel with amenities catered to business travelers and available to tourists. Tourism is one of the largest economic drivers here in Carlsbad and San Diego County. Carlsbad hosts nearly 3.5 million visitors each year who spend on average $328 per person during their visit. Last year the City of Carlsbad collected $19 million in transient occupancy tax. Building a hotel in this space will expand Carlsbad's hotel inventory and increase revenues to the city's general fund. Additionally, because of the business model of "Homes2 Suites by Hilton", which will provide business travelers the opportunity for extended stays, it also caters to the needs of the surrounding businesses with traveling executives. This project will benefit the City of Carlsbad by increasing revenue through visitor spending and allowing local businesses the opportunity to invite executives to their "home". As the promoter of tourism, we are in full support of the plan to develop the site located at 1901 Wright Place into "Homes2 Suites by Hilton". Please contact me with any questions. Sincerely, Sam Ross Executive Director Drive 92008 visitcarfsbad.corn COMMERCIAL REAL ESTATE SERVICES March 25, 2016 Mr. Don Neu, Planning Manager City Of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 RE: 1901 Wright Place 1 Site Development Dear Mr. Neu, 1900 Wright Place, Suite 200, Carlsbad, CA 92008 T 760.929.9700 F 760.929.9977 I am writing this letter as a local business which will be impacted by the planned development of the 4 acre site located at 1901 Wright Place near Palomar Airport Road and Palomar Oaks Way in Carl8bad, California. The area is home to many business offices and corporate suites. We feel that the development project for "Homes2 Suites by Hilton" will be a huge asset to the community. The plans for the project include a 142 room, 3-story hotel with amenities catered to business travelers and available to tourists. Tourism is one of the largest economic drivers here, in San Diego County. According to the San Diego Tourism Authority, San Diego hosts almost 34 million visitors each year. Those visitors spend nearly $9.9 billion annually, which translates to a regional economic impact of over $16 billion dollars. Building a hotel in this space will expand Carlsbad's opportunity to cash-in on this major economic driver. Additionally, because of the business model of "Homes2 Suites by Hilton", which will provide business travelers the opportunity for extended stays, it also caters to the needs of the surrounding businesses with traveling executives. This project will benefit the city of Carlsbad by bringing in revenue through visitor spending and allowing local businesses the opportunity to invite executives to their "home". As a local business, we an~ in full support of the plan to develop the site located at 1901 Wright Place into "Homes2 Suites by Hilton". Please contact me with any questions. Sincerely, Lee & Associates Commercial Real Estate Services-North San Diego County, Inc .. ~r;(w.{/ David Howard President CaiBRE Lie# 01189400 No warranty or representation is made to the accuracy of the foregoing information. Terms of sale, lease, and availability are subject to change or withdrawal without notice.