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Home My WebLink AboutCD 2025-0003; CARLSBAD BY THE SEA SUMMERHOUSE; Consistency Determination (CD)CITY OF CARLSBAD APPLICATION FORM FOR CONSISTENCY DETERMINATION APPLICATION CITYUSE'ONLY <-_-···_ --._ :.:_-,-----_-_-_-_... --__ •-__ --__ -' ---_ Dev~i~pmenfNuml>@r: DE:'0~o),):_Ctj(5'8-_•---•_-··'· ,---------'·:,;:_ Ori9in~I ~~oject Numl),er: _ ~/ ')o .'r),., ~ ff OCtJ • __ ' ' Co_ nsi_st_ erfoy Determination Numl>ei'_: CQU> l:S .'"'.o Oo3 -_ -.... _,--· - . . . . . . ·. . PROJECT NAME: CARLSBAD BY THE SEA, SUMMER HOUSE ~l"i""""\./ r--,1 • ,-·, _, ,-·,, r· Assessor's Parcel Number(s) and -··ii ._, I V/~\l ,L.,_1_ , -- Address: 2710; 2720, 2730, 2740 OCEAN STREET, Description of proposal (add attachment if necessary): j~N J O 2025 See attached narrative 10! /\:\J~\'./l\1/.! [''I' t!--.:. t..,._. • 4 'JI I l, ,' '_., L~ • , , , Would you like to orally present your proposal to your assigned staff planner/engineer? I Yes I □ No □ Please list the staff members you have previously spoken to regarding this project. If none, please so state. Jason Goff-Planning, David Rick-Engineering, Darcy Davidson-Fire OWNER NAME (Print): Front Porch Communities and Services APPLICANT NAME (Print): Fron! Porch Commumt1es and Serv1eos MAILING ADDRESS: 2855 Carlsbad Blvd MAILING ADDRESS: 2855 Carlsbad Blvd CITY, STATE, ZIP: Carlsbad, CA, 92008 CITY, STATE, ZIP: Carlsbad, CA, 92008 TELEPHONE: 7p0-720-4580 TELEPHONE: 760-720-4580 EMAIL ADDRESS: EMAIL ADDRESS: w *Owner's signature indi~es permission to conduct a preliminary review for a development proposal IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE I NECESSARY FOR MEMBERS OF CITY STAFF TO INSPECT AND OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS AND CORRECT TO THE BEST OF MY KNOWLEDGE. APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE. I ~ CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. SIG~~ 1/lfr-~I Vvv: 1.29.2025 1.29.2025 DATE , DATE SIG--:-ruRE APPLICANT'S REPRESENTATIVE (Print): Jason Erdahl, Ankrom Moisan Architects MAILING ADDRESS: 38 NW Davis, Suite 300 CITY, STATE, ZIP: Portland, OR 97209 TELEPHONE: 503-977-5235 EMAIL ADDRESS: jasone@ankrommoisan.com I CERTIFY THAT I AM THE LEGAL REPRESENTATIVE OF THE APPLICANT AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. -,! f~_i1n1.f.l i j • • ' t.~ f .,.,~, 01/24/25 SIGNATURE DATE FEE REQUIRED/DATE FEE PAID: $1008 RECEIVED BY: ~ (,t s1}__fV C ~ . P-16 Page 2of2 Revised 3/22 •. ···-'-::·,:· .• ,-.-~ . •• ... •. : ·,, .. , •, ' :} CARLSBAD BY THE SEA Retirement Community a front porch community JAN 3 0 2025 January 29, 2025 To City of Carlsbad Planning Department, Please find attached narrative and drawings from our architect, Ankrom Moisan, noting the updated drawings for Consistency Determination review. Ankrom Moisan has provided detailed reasons for the requested changes to the originally . approved plans. Front Porch/ Carlsbad by the Sea have worked closely with the design and engineering team to ensure we stay within the confines of the original intent of the project, while ensuring the actual construction can be accomplished, per plan. Carlsbad by the Sea appreciates the continued support from the City of Carlsbad in reviewing this project that will provide needed care for the aging community. Best regards, ~~J.;~A-<L/ Paula Digernessd' • -- Executive Director 2855 Carlsbad Boulevard • Carlsbad, CA 92008 (760) 720-4580 • FAX (760) 729-0938 www.carlsbadbythesea.org CARLSBAD BY THE SEA -SUMMER HOUSE Application for Consistency Determination January 30, 2025 PROJECT INFORMATION-APPROVED VS PROPOSED PROJECT AREA -ABOVE GRADE Approved = 35,721 SF Proposed = 36,271 SF PROJECT AREA -BELOW GRADE Approved = 16,703 SF Proposed = 15,276 SF MEMORY CARE BEDS Approved= 19 Proposed =18 PROJECT NARRATIVE PROFESSIONAL CARE BEDS Approved = 23 Proposed = 22 PARKING SPACES Approved = 30 Proposed =29 LOT COVERAGE (60% max) Approved = 57.9% Proposed = 58.2% (♦/\ Ankrom Moisan Carlsbad by the Sea is submitting this narrative along with the discretionary planning application/drawings to describe the proposed changes for this project. Building Floor Elevations / Maximum Height The building as approved did not have sufficient floor to floor elevations for the intended use. The increase is needed to allow for HVAC, Structure, and height in the garage for the accessible van. The building has been lowered into the ground 1'-8" and raised 1'-4" to the maximum height limit of 30 feet. The building structure has also been changed from wood framed to concrete/metal framed to reduce the thickness of the floor systems. Please see the diagram below with approved and proposed elevations. E.G. ll1 HEIGHT -PROJECTION LINE "'-_ _:1::r•;:;•·,i..__..-~""'---":--'--SLOPED ROOFS - - ------ - -~ ---'J ------~76'~0"-- }" ·~-------===--~ -~--J•112-EG.2•·HEIGKT ~ PROJECTION LINE FLATAOOFS -------------- ..__.,.,,,_ --~ --------------------------------------- ---70'·1" : :_:' • :_: :_6_9'.:.'_"0 .-0, PROPOSED ELEVATIONS (BLUEi------,. . r--...~.zy-~ LEVEL 3 b g !l!!ll!!l!l!!!IJl .... l!!ll!l!~!!l!llll!llllllil!lllllllllllll!l!!ll!!l!l!!!IJl .... lllllllllll!l--.1111111111111!1!!11!! .... l!llllllllllll ... ll!lll ....... • • 0 -·· • e,· O" -rr -r ,_-_--______ -_-➔---r~--,-..... ----------··r --·--·-----'"0 l LEVEL2 II I LEVEL 1 -----· ------------·--- BASEMENT Architecture Interiors Planning Brand ankrommoisan.com 1 I 3 Portland Seattle San Francisco Ankrom Moisan Architects, Inc. ' I The lowering of the building caused the following changes to the project in the Garage Level and Level 1. 1. Increased the ramp slope to the parking garage. See details below under Civil Engineering design. 2. Lowered Floor Level 1 and several landscape and hardscape areas. This resulted in the following revisions. a. Reconfigured the common areas to front the outdoor gardens to improve light and air into the building. b. Relocated a unit to the plan north and enlarged a window well. Also added a window well to the NE corner. c. The memory care gardens and drop off were lowered to align with the new interior floor elevation. 3. The storm drainage design was lowered to match proposed floor levels. See the Civil Engineering section below. Building Square Footage The building area above grade has increased 550 sf. This is due mainly to decreasing the size of two exterior patios on Level 2 which enlarged the building floor area, and calculation methodologies causing discrepancies from the original calculations. Modifications to Independent Living Apartments 1. The number of units was reduced to create larger apartments. 2. Several windows were added or enlarged to improve the apartment assess to light and air. 3. An additional roof dormer was added and others adjusted to match the apartment floor plans. Roof Terrace 1. The common use area has been removed. 2. The IL terraces have been modified to match the apartment plans. Utility and Building Infrastructure 1. It was determined that the building needed an emergency generator to ensure operations for the health and safety of the residents. The generator was added below grade at the bottom of the garage ramp. A chimney was added to the plan east facade for the exhaust systems. 2. The parapet walls, mechanical screen "architectural feature" on the north facade (Garfield St) where raised from approximately 24" to 36" to shield mechanical equipment. Landscape Design The floor level design change results in the front gardens being set slightly lower-approximately one foot-relative to the public sidewalk. To address privacy for these sunken patios, a horizontal fence atop a low retaining wall has been incorporated. This design balances the need for resident privacy with visual appeal from the street. Access to the building is provided through a pedestrian gate with a callbox, allowing secure entry for visitors on foot. Additionally, a retractable gate accommodates vehicular access to the single parking/loading space located at the Ocean Street entrance. The memory care courtyard has been thoughtfully designed as a tranquil, therapeutic environment. Garden elements suitable for memory care residents-such as fountains with no standing water and clear pathways-have been integrated into the space. Trees positioned outside the courtyard fence beautify the streetscape while providing filtered shade within the courtyard. The planting design continues to prioritize low- water-use plant material in alignment with sustainable practices. However, a more textural selection of plantings has been introduced to enrich the visual experience and sensory engagement for residents. This approach integrates a variety of foliage textures and forms, where the updated plant palette maintains drought tolerance while offering year-round interest and contributing to the calming atmosphere essential for the senior living environment. These changes reflect a commitment to creating a functional, sustainable, and inviting environment for residents, visitors, and the surrounding community. Portland Seattle San Francisco 213 Ankrom Moisan Civil Engineering Design The civil-related changes from the approved Conditional Use Permit (CUP) are listed below. 1. Finished Floor elevations were lowered at architect's request to allow more clear space between slabs. CUP Basement FF was 33.0 and was lowered to 31.33. CUP 1st floor (fronting Ocean St) was 4250 and it was lowered to 41.33. CUP 2nc1 floor (fronting Garfield St) was 51.75 and was lowered to 51.67. 2. The outdoor patios (memory care) fronting Ocean St. were lowered. The drop off area was lowered and a ramp with handrails to access the sidewalk on Ocean St was added. 3. The above ground Modular Wetland System (MWS) were moved outside of the memory care patios to provide more space in the patios. 4. The vehicle drive aisle to the basement was adjusted but the slope will be less than 20% and will still be paved with concrete. 5. Some of the lowered patios will have to piped to the basement storm drain wet-well in the basement. The wet-well was already taking the drive aisle ramp runoff via the trench drain and some of the patios and the additional area will be pumped to the MWS BMP #1. Once plumbing designs the routing in the Construction Documents phase the SWQMP and drainage study will be updated. 6. Minor patio and hardscape updates. Points of connections for utilities remained the same, driveway locations remained the same. Portland Seattle San Francisco 313 Ankrom Moisan