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Home My WebLink AboutPRE 93-33; CARLSBAD LUTHERAN HOME; Admin Decision Letter- City of Carlsbad ■ A 6 i;;;; i el· 1 •14 ·ih Ii; ,t§ h I December 3, 1993 ADL Planning Associates 5962 La Place Court, Suite 205 Carlsbad, CA 92008 Attention: Tony Lawson SUBJECT: PRE 93-33 -CARL.5BAD LUTIIERAN HOMS APN: 203-23f-t:ff 'MJfj 20i:232-15 J Preliminary review of your project was conducted. Listed below are the issues raised by staff. Please note that the purpose of a preliminary review is to provide you with direction and comments on the overall concept of your project. The preliminary review does not represent an in-depth analysis of your project. Additional issues of concern may be raised after your application is submitted and processed for a more specific and detailed review. It is apparent that Carlsbad Lutheran Homes is making a genuine and concerted effort to provide the City of Carlsbad with a quality development while also attempting to satisfy CLH's requirements. The proposed facility would offer senior residents many fine amenities, as well as provide Carlsbad citizens a promenade to the beach and additional formalized beach parking. While the Professional Care use at this location remains a desirable one, the issue of compatibility in the Beach Area Overlay Zone/VR Zones is an extremely important one that the City cannot overlook. The scale (height) and intensity (coverage) of the proposed development exceeds that which the City considers to be consistent with surrounding development in both the BAOZ and VR zones. The following issues addressing compatibility as well as other general issues and items that need to be addressed prior to formal application submittal are offered to assist Carlsbad Lutheran in their project redesign: Planning Department Compatibility 1. The project (Buildings 1, 2, and 3) exceeds maximum building height permitted in both the BAOZ/R-3 and VR Zones. The proposed berms surrounding Buildings 1 and 3 do not allow the lower level to qualify as basement units and building height is therefore measured from existing grade. The height measurement along the west elevation of Building 2 also exceeds 30'. The Planning Department cannot make the necessary variance findings to permit building height to exceed the standard for each zone and therefore cannot support the project unless the project is redesigned to comply with maximum building height standards. 2. Compatibility concerns necessitate the provision of the required 20' minimum landscaped setback along Ocean Street to reduce intensity of buildings at this location. Due to the proposed intensity of the development, landscaped setbacks will ensure compatibility with the surrounding residential development in the BAOZ. 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • {619) 438-1161 PRE 93-33 -CARLSBAD L&ERAN HOME APN: 203-231-01 AND 203-232-15 DECEMBER 3, 1993 PAGE 2 General Issues/Comments 3. In addition to the proposed benches and landscaping at the comer of Grand Avenue and Carlsbad Boulevard, the Planning Department recommends an amenity such as a clock, sculpture, fountain, or monument which focuses on Carlsbad's history. 4. The proposed island separating lanes at the Grand Avenue/Carlsbad Boulevard intersection should be omitted to avoid the appearance of a private street. 5. Also of concern is the building facade of Building 3 facing Carlsbad Boulevard. This facade should be designed to tie this segment of the development together with the main facility. 6. The proposed use will have to comply with noise standards through the submittal of a noise analysis identifying exterior noise levels. The General Plan Update (Noise Element) likely to be adopted identifies as conditionally acceptable an exterior noise level for this use of 65 CNEL. Interior noise levels may not exceed 45 dBA. It may be necessary to step the second and third levels of Building 3 (south of Grand) back from Carlsbad Boulevard to achieve this noise level. 7. In addition to the previous comments regarding environmental review of this project, a cultural resource analysis of the existing CLH structure must be performed to determine its historical status. If the proposed development represents a significant impact, the analysis must include a recommendation of satisfactory mitigation. 8. The issue of unit classification must be resolved by the proposed zone code amendment in advance of a decision on this project. Engineering Department: 1. Please show all easements with future disposition, as indicated in a current Preliminary Title Report (PTR). (Current PTR must be submitted with formal submittal application.) 2. Although the potential for full right-of-way width street vacation was previously discussed for Christiansen Way, to accommodate for enhanced beach area circulation and to provide for additional parking on Garfield Street staff recommends that a 24' ( curb to curb) alley be constructed with a 5' concrete sidewalk within a 30' right-of-way at Christiansen Way from Ocean Street to Garfield Street. Staff will require that agreement be obtained from adjacent property owners (Best Western) to accommodate this design. If the adjacent property owners do not agree with this design, then the proposed Christiansen Way alley will have to be shifted southerly thereby impacting the proposed development. In regards to any street vacations, please be advised that a street vacation application must be submitted and signed by all of the involved property owners. 3. Please show courtyard drainage patterns and drainage facilities, i.e., sump drains and failsafe overflow. 4. Please show handicap ramps at all intersections. PRE 93-33 -CARLSBAD L-ERAN HOME APN: 203-231-01 AND 203-232-15 DECEMBER 3, 1993 PAGE 3 5. Please identify rectangular areas shown on Ocean Street along the project frontage. If this is proposed vehicular parking striping, please delete it. Parking stall striping is not required in this area. 6. Please show all existing underground and overhead utilities, i.e., sewer, storm drain, water, light standards, SDG&E, etc. 7. Please show existing and proposed topography and finished floor elevations. 8. Please show typical street sections for all of the roadways adjacent to the project. 9. Please indicate average daily traffic (ADT) generated by the project. 10. Please indicate grading quantities for the project, i.e., amount of cut/fill. 11. Please supply a striping plan for all legs of the Grand Avenue/Carlsbad Boulevard intersection. Underground Garage Issues 12. Circulation design of the underground parking garage is slightly confusing. Why cannot 90° parking be put on the westerly side of the garage as well as on the easterly side? This could create a standard two-way traffic circulation pattern and add more parking spaces. Depending on whichever design is used, please redesign the corner parking spaces to facilitate better vehicular ingress, egress and turning movements. 13. Please show the structure columns in the garage. Note that all parking stall dimensions must be "clear" dimensions around these columns. 14. Please show garage drainage and garage water discharge location. Be advised, that National Pollutant Discharge Elimination System (NPDES) criteria will be required for this project. 15. Please indicate percent grade of the garage driveway ramp. 16. Building and Fire Department staff were contacted regarding the underground garage and the following are their comments: • Building Department: Be advised that underground parking will require substantial ventilation. Since this garage is entirely subterranean, extensive ducting may be required. It is staffs recommendation that prior to formal submittal the applicant contact Mr. Mike Peterson of the Carlsbad Building Department for direction on any building issues. • Fire Department: The use of underground parking results in various Fire Department personnel access issues. It is staffs recommendation that prior to formal submittal the applicant contact Mr. Mike Smith of the Carlsbad Fire Department for direction on any fire issues. PRE 93-33 -CARLSBAD -HERAN HOME APN: 203-231-01 AND 203-232-15 DECEMBER 3, 1993 PAGE 4 Please contact Anne Hysong at ( 619) 438-1161, extension 44 77 if you have any questions. c: Michael J. Holzmiller Bobbie Hoder Adrienne Landers File Copy ' Data Entry James Doyle GEW:AH:vd