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Home My WebLink AboutLCPA 95-07; Carlsbad by the Sea; Local Coastal Program Amendment (LCPA) (5)A REPORT TO THE PLANNING COMMSSION~~ P.C. AGENDA OF: September 6, 1995 Item No. Application complete date: Project Planner: Anne Hysong Project Engineer: Mike Shirey SUBJECT: LCPA 95-07/RP 94-06/CDP 94-O6/CUP 94-10/HDP 94-0S/V 94-O1/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME - Request to amend the Village Redevelopment Local Coastal Program, and requests for approval of a mitigated negative declaration and addendum, a major redevelopment permit, coastal development permit, conditional use permit, hillside development permit, height variance, and General Plan Consistency Determination to allow the redevelopment of the existing Carlsbad by the Sea Lutheran Home located at 2855 Carlsbad Boulevard and 201 Grand Avenue in the V-R/R-3/BAO Zones and Local Facilities Management Zone 1. I. RECOMMENDATION Design Review Board: That the Design Review Board ADOPT Design Review Board Resolution No. 228 RECOMMENDING APPROVAL of the Mitigated Negative Declaration including an addendum, and Design Review Board Resolution Nos. 229, 230 and 231 as revised RECOMMENDING APPROVAL of a revised plan for LCPA 95-07, RP 94-06, and CDP 94- 06 based upon the findings and subject to the conditions contained therein. Planning Commission: That the Planning Commission ADOPT Planning Commission Resolution No. 3790 APPROVING the Mitigated Negative Declaration including an addendum, and Resolution Nos. 3791, 3792, 3793, and 3801 as revised APPROVING a revised plan for CUP 94-10, HDP 94-08, V 94-01, and PCD/GPC 95-03 based upon the findings and subject to the conditions contained therein. - /- LCPA 95-07/RP 94-O6/CDP 94-06/HDP 94-08/V 94-01/ PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME SEPTEMBER 6, 1995 PAGE 2 11. INTRODUCTION At the August 16, 1995 joint public hearing, the Design Review Board and Planning Commission continued the project to September 6, 1995, to allow the applicant to respond to concerns expressed by the Design Review Board/Planning Commission that: 1) the project should consider including ground floor visitor commercial uses south of Grand Avenue along Carlsbad Boulevard; and 2) too much onstreet public parking along Christiansen Way is lost due to the partial street vacation. In response to these concerns, Carlsbad Lutheran Homes has revised their project to offer approximately 3,200 square feet of area on the ground floor of the Parcel B structure fronting Carlsbad Boulevard for commercial use. The applicant is also requesting that if the commercial use is found not to be viable, then this area could revert back to professional care units. Additionally, in response to concern expressed at the public hearing regarding the loss of parking on Christiansen Way due to the partial street vacation, the applicant has redesigned the driveway access ramp to include only one entry point. As shown on the attached Exhibit "W", this revision results in a reduced area of street vacation due to the shortened driveway ramp, and it enables the replacement of 12 public parking spaces on the south side of Christiansen Way. This proposal necessitates the loss of approximately 12 parking spaces in the Parcel A subterranean garages due to the placement of an interior access ramp. 111. ANALYSIS A. Ground Floor Commercial Use - V-R Local Coastal Prosam Consistent with this proposed revision, Condition No. 21 has been added to Design Review Board Resolution No. 230 for RP 94-06 requiring visitor commercial uses on the ground floor on Parcel B along the Carlsbad Boulevard frontage. This proposed revision to incorporate visitor commercial uses should adequately address concerns expressed by surrounding property owners at the August 16, 1995 public hearing regarding the lack of retail continuity along Carlsbad Boulevard. The proposed revision would convert the three living units shown on Attachment "E" as units 147, 148, and 149, to retail commercial use. The conversion of this 3,200 square foot area to visitor commercial use would result in ground floor retail commercial uses along the entire Carlsbad Boulevard frontage between Carlsbad Village Drive and Grand Avenue. The conversion of this ground floor space to visitor commercial use is therefore consistent with the Village Design Manual visitor commercial requirement. The 11 required parking spaces for the 3,200 square foot retail commercial area will be provided in the project's subterranean parking garage, and signage proposed for the commercial area is conditioned to be consistent with the V-R zone sign standards. Project implementation is contingent upon approval of a Local Coastal Program Amendment to exclude the remaining ground floor area from the visitor commercial requirement; therefore, LCPA 95-07 remains as one of the project applications before the Design Review Board. i LCPA 95-07/RP 94-O6/CDP 94-06/HDP 94-08/V 94-01/ PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME SEPTEMBER 6, 1995 PAGE 3 B. Partial Christiansen Wav Street Vacation In response to concerns expressed at the August 16, 1995 public hearing regarding the loss of public parking along Christiansen Way, Condition No. 1 of Design Review Board Resolution No. 230 and Planning Commission Resolution No. 3791 has been revised, to require the redesign of the project’s driveway access ramp on Parcel A in accordance with the attached Exhibit “W” which results in the following: (1) (2) Reduction in the length of the driveway access ramp due to the elimination of the lower garage entry; Reduced area of street vacation by approximately 3,400 square feet, resulting in a revised Christiansen Way right-of-way of approximately 56’ feet (reduced from 80’) along the majority of the roadway and to 38’ along the 120’ segment in which the access ramp is provided; Partial replacement of Christiansen Way parallel parking spaces with 12 - 90” onstreet public parking spaces between Carlsbad Boulevard and Garfield Street; Building height reduced to 35’ along a portion of the Parcel A northern building elevation due to the shorter driveway ramp; and The loss of 12 garage parking spaces which are eliminated due to the placement of an interior ramp between garage levels. (3) (4) (5) With the proposed revision, public parking spaces provided on Christiansen Way will total 24 spaces. As previously reported, the construction of a 51 space public parking lot within the Garfield Street unimproved right of way along with the Grand Avenue redesign will result in no net loss of public parking spaces. The replacement of these 12 spaces within the proposed Christiansen Way right-of-way will therefore add to the existing public parking space inventory in the beach area as well as reduce the area of street vacation. As previously reported, two fourteen foot travel lanes, 5’ sidewalks, and ninety degree parking within the proposed 56’ of right of way, and no parking within the 38’ of right-of-way width, is consistent with the City’s local street width standards. The proposed redesign to reduce the area of proposed vacation and replace a portion of the parallel parking spaces lost due to the partial vacation with ninety degree parking, will also result in a reduction in the building area requiring a height exemption since grade adjacent to the building can be created to satisfy the 35’ building height standard. In accordance with Section 65402(a) of the California Planning and Zoning Law, the revised roadway design requiring a reduction in roadway width from 80’ to 56’ and 38’ and the replacement of 12 public parking spaces is consistent with the General Plan Circulation Element as specified in the Carlsbad by the Sea Lutheran Home staff report dated August 16, 1995 to the Design Review Board and Planning Commission. LCPA 95-07/RP 94-06/CDP 94-06/HDP 94-08/V 94-01/ PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME SEPTEMBER 6, 1995 PAGE 4 lV. ENVIRONMENTAL REVIEW In accordance with CEQA Guidelines, the revisions to the project proposed by the applicant have been reviewed by staff to determine if additional environmental impacts will result from these changes. Staff has identified no additional impacts and determined that only minor additions to the Mitigated Negative Declaration are necessary to make it adequate under CEQA; therefore, an addendum to the Mitigated Negative Declaration has been prepared and attached to that document. ATTACHMENTS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Design Review Board Resolution No. 228 Design Review Board Resolution No. 229 Design Review Board Resolution No. 230 Design Review Board Resolution No. 231 Planning Commission Resolution No. 3790 Planning Commission Resolution No. 3791 Planning Commission Resolution No. 3792 Planning Commission Resolution No. 3793 Planning Commission Resolution No. 3801 Revised Attachment "E" Exhibit "Wf dated September 6, 1995. CALIFORNIA LUTHERAN I i i i i i ._ J BUILDING PLANS BUILDING 2 - ROOF LEM BUILDING 1 - LEM BUNDING 3 - 55.0~ LEM CARLSBAD BY THE SEA .u *u