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Home My WebLink AboutCD 2025-0003; CARLSBAD BY THE SEA SUMMERHOUSE; Admin Decision LetterApril 22, 2025 C City of Carlsbad JASON ERDAHL VIA EMAIL AND MAIL ANKROM MOISAN ARCHITECTS 38 NW DAVIS, SUITE 300 PORTLAND, OR 97209 jasone@ankrommoisan.com SUBJECT: CD 2025-0003 (DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE Dear Mr. Erdahl, The City Planner has completed a review of your application for Consistency Determination, CD 2025- 0003, which is a modification to Carlsbad Tract Map, CT 2022-0003, Conditional Use Permit, CUP 2022- 0014, and Coastal Development Permit, CDP 2022-0047 -CARLSBAD BY THE SEA SUMMERHOUSE, which was originally approved for the consolidation of five legal parcels totaling 0.62 acres into one lot and the development of an approximately 35, 721-square-foot multilevel building for a non-ambulatory "professional care facility" use, operating 19 memory care beds and 23 professional care beds for a total of 42 beds, operated by Carlsbad by the Sea, on property generally located south of Beech Avenue between Garfield and Ocean Street (Assessor Parcel Numbers 203-144-04-00, 203-144-05-00, 203-144- 06-00, 203-144-07-00, 203-144-08-00) in the R-3/BAO Zones, the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. After careful consideration of the request, the City Planner has determined that the request meets all of the findings below and APPROVES this request. The proposed modifications include the following: • Increase in total building area from 35,721 sf to 36,271 sf (+550 sf/ +1.5% change). • Decrease in the subterranean parking garage area from 16,703 sf to 15,276 sf (-1427 sf/ -8.5% change). • Decrease in memory care beds from 19 beds to 18 beds (-1 bed/ -5.3% change). • Decrease in professional care beds from 23 beds to 22 beds (-1 beds/ -4.3% change). • Decrease in number of parking spaces from 30 spaces to 29 spaces (-1 space/ -3 .3% change). • Increase to lot coverage total from 57 .9% to 58.2% (+0.3% change). • Finished Floor (FF) elevations lowered to allow for greater clear space between slabs: ■ Basement FF lowered from 33 .0 to 31.33 above mean sea level (AMSL) (-1.67 feet/ -5% change). ■ First Floor FF (fronting Ocean St) lowered from 42.50 to 41.33 AMSL (-1.17 feet/ -2.8% change). ■ Second Floor FF (fronting Garfield St) lowered from 51.75 to 51.67 AMSL (-0.08 feet/ -0.2% change). • Several windows were added or enlarged to improve access to light and air. • For the portion of the roof with a 3:12 pitch, building height increased from 28'-1" to 30'-0" (+1'-11" / +7.14% change). Community Development Department Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 442-339-2600 www.carlsbadca.gov CD 2025-0003 (DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE April 22, 2025 Pa e 2 • For the flat portion of the roof with a less than 3:12 pitch, building height increased from 18'- 10" to 20'-8" (+1'-10" increase/ +9.7% change) In order for a Discretionary Permit Consistency Determination to be approved, all of the following findings must be made: 1} No project condition, feature, facility, or amenity is changed or deleted that had been considered essential to the project's design, quality, safety, or function. 2} The request represents an upgrade in overall design features and or materials and improves upon the project's compatibility with the surrounding neighborhood in that the proposed adjustments/revisions to the exterior architecture are subtle and will not have any impact on existing or permitted future developments or uses in the surrounding neighborhood. 3) The proposed revision does not change the density or boundary of the subject property. 4) The proposed revision does not involve the addition of new land uses not shown on the original permit. 5) The proposed revision does not rearrange the major land uses within the development. 6) The proposed revision does not create changes of greater than ten percent provided that compliance will be maintained with the applicable development standards of the Carlsbad Municipal Code. The most measurable changes associated with the proposed Consistency Determination are to the overall building height, with the 3:12 pitched roof portion increasing from 28'-1" to 30'-0" (+1'-11" / +7.14% change) and the flat roof portion increasing from 18'- 10" to 201-811 {+1'-10" increase I +9.7% change). All proposed revisions comply with the applicable development standards of the Multiple-family Residential (R-3) and Beach Area Overlay {BAO) Zones. 7) The proposed change will not result in any significant environmental impact, and/or require additional mitigation in that the proposed improvements do not create any inconsistencies or new impacts relative to the environmental review process associated with the original project's approval. 8) The proposed change would not result in any health, safety, or welfare impacts. 9) There were not any major issues or controversies associated with the original project which would be exacerbated with the proposed change. 10} The proposed change would not be readily discernable to the decision makers as being substantially different from the project as originally approved. Therefore, the City Planner has determined that the application qualifies for a consistency determination with the approved permit and approves the changes to the project based on Planning Division Administrative Policy No. 35. CD 2025-0003 {DEV2022-0063) -CARLSBAD BY THE SEA SUMMERHOUSE April 22, 2025 Pa e 3 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, nor planning, zoning, grading or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously beeri given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. This decision may be appealed by you or any other member of the public to the Planning Commission within ten days of the date of this letter. Appeals must be submitted in writing to the Planning Division at 1635 Faraday Avenue in Carlsbad, along with a payment of $930. The filing of such appeal within such time limit shall stay the effective date of the order of the City Planner until such time as a final decision on the appeal is reached. If you have any questions regarding this matter, please feel free to contact your project planner, Jason Goff at 442-339-2643. CITY OF CARLSBAD ERIC LARDY, AICP City Planner EL:JG:mh c: Front Porch Communities and Services, 2855 Carlsbad Boulevard, Carlsbad, CA 92008 David Rick, Project Engineer File 'copy