HomeMy WebLinkAboutRP 94-06; Carlsbad by the Sea; Redevelopment Permits (RP)Ik Cby of Carhliad Plaiiij Deparimeit
A RBPftRT Tfl THB PI Mfi COMMISSION
Item No.
P C. AGENDA OF: September 6, 1995
Application complete date:
Project Planner: Anne
Hysong
Project Engineer: Mike
Shirey
SUBJECT: LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08A^ 94-01/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.
L 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 94-06/cf^ 94-06/HDP 94-08A^ 94-01/ ^
PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
SEPTEMBER 6, 1995
PAGE 2
II. 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 concems 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 concems, Carlsbad Lutheran Homes
has revised their project to offer approximately 3,200 square feet of area on the ground floor
of the Parcel B stmcture 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 concem 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.
III. ANALYSIS
A. Ground Floor Commercial Use - V-R Local Coastal Program
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 concems 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.
LCPA 95-07/RP 94-06/C^ 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 Way 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) Reduction in the length of the driveway access ramp due to the elimination
of the lower garage entry;
(2) 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;
(3) Partial replacement of Christiansen Way parallel parking spaces with 12 - 90°
onstreet public parking spaces between Carlsbad Boulevard and Garfield
Street;
(4) Building height reduced to 35' along a portion of the Parcel A northem
building elevation due to the shorter driveway ramp; and
(5) The loss of 12 garage parking spaces which are ehminated due to the
placement of an interior ramp between garage levels.
With the proposed revision, public parking spaces provided on Christiansen Way will total
24 spaces. As previously reported, the constmction 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) ofthe Califomia 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
IV. 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. Design Review Board Resolution No. 228
2. Design Review Board Resolution No. 229
3. Design Review Board Resolution No. 230
4. Design Review Board Resolution No. 231
5. Planning Commission Resolution No. 3790
6. Planning Commission Resolution No. 3791
7. Planning Commission Resolution No. 3792
8. Planning Commission Resolution No. 3793
9. Planning Commission Resolution No. 3801
10. Revised Attachment "E"
11. Exhibit "W" dated September 6, 1995.
AH/b
He flf Carlsbad Plaiiiij "kfvtani
A REPORT Tfl THB DESICM RKYIH R04RB
m THB PMMmfi f flWWISSIfl\
Item No ®
P.C. AGENDA OF: August 16, 1995
Application complete date: November 21,
1994
Project Planner: Anne Hysong
Project Engineer: Mike Shirey
SUBJECT: LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01/PCD/GPC
95-03 - CARLSBAD BY THE SEA LUTHERAN HOME - Request to amend
the Village Redevelopment Local Coastal Program, and requests for 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 VR/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 ofthe Mitigated Negative Declaration, and Design
Review Board Resolution Nos. 229, 230 and 231 RECOMMENDING APPROVAL
of 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, and Resolution Nos. 3791, 3792,
3793, and 3801 APPROVING 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.
II. INTRODUCTION:
This application proposes the redevelopment of the existing Carlsbad by the Sea
Lutheran Home (CLH) professional care facility and includes a request for numerous
LCPA 95-07/RP 94-06/C^94-06/CUP 94.10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 2
permits necessitated by the multiple zoning districts involved, overlapping coastal
jurisdictions, and unique physical and functional characteristics of both the site and
proposed development. As discussed below, with the approval of the Local Coastal
Program Amendment to allow CLH to continue to operate as a non-visitor serving
commercial use and approval of variances to height and setback standards for which
the necessary justification is provided, the project complies with the policies and
regulations of each of the applicable coastal programs and zoning districts.
III. PRO.TECT DESCRIPTION AND BACKGROUND
Due to the complexity of the project, staff recommends that the reader refer to the
reduced exhibits, Attachments "A-l", "A" - "R" and "T" through "V" which identify
the various zone and coastal program boundaries, locations of the requested variance
requests, and architectural features discussed in the following project description.
The attachments contain the same lettering as the corresponding full sized exhibits.
This project consists of the demolition, redevelopment, and expansion of the
Carlsbad by the Sea Lutheran Home located at 2855 Carlsbad Boulevard and 201
Grand Avenue. The existing professional care use will not change, however, the
project requires a Local Coastal Program Amendment (LCPA) to exempt Carlsbad
by the Sea Lutheran Home from the Village Redevelopment LCP requirement for
visitor commercial uses on the entire ground floor of all projects in Sub-area 5. The
proposed project will increase the overall size of the existing facility, add a stmcture
to the vacant parcel west of Ocean Street, and increase the size and number of
commercial living units in the professional care facility from 102 living units and 59
skilled nursing beds to 159 living units, 33 skilled nursing beds, and 2 visitor units.
As shown on Attachment "B", the skilled nursing facility will be relocated from its
existing location on Parcel B to the second floor of the proposed main facility on
Parcel A, and the new facility proposed on Parcel B will consist of living units and
a therapy center.
The existing main stmcture fronting Carlsbad Boulevard is multi-story, approximately
36.5 feet in height, and identified as a locally significant historic stmcture requiring
mitigation under CEQA. It was constmcted partially of unreinforced concrete
masoniy in 1929, and currently is not in compliance with local and state seismic code
requirements. The applicant's decision to redevelop rather than rehabilitate the
existing facility stems from the estimated cost of seismically retrofitting the main
stmcture along with costs for qiajor upgrades to the aging plumbing, heating, and
electrical systems. The applicant has also indicated that the existing facility is no
longer competitive with other comparable professional care facilities due to
accessibility problems and living units, which are converted hotel rooms that are too
few, too small and poorly configured.
As shown on Attachments "A-l" and "B", the existing and proposed Carlsbad by the
Sea Lutheran Home consists of multiple stmctures on three separate parcels which
LCPA 95-07/RP 94-06/C^94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 3
have multiple General Plan designations and are subject to multiple zoning and local
coastal plan (LCP) regulations as described below:
Parcel A, now containing the main facility, is a 2.3 acre parcel dropping in elevation
13' from east to west and occupying the entire block bounded by Carlsbad Boulevard,
Ocean Street, Christiansen Way, and Grand Avenue. The existing facility provides
no onsite parking and utilizes onstreet public parking to satisfy its parking demand.
The General Plan designated land use for the portion of the property located within
the Village Redevelopment boundaries is "Village", which is implemented by the V-R
zoning ordinance. Village Design Manual (Sub-area 5), and V-R LCP. The portion
of the parcel located west of the Village Redevelopment boundaries is designated by
the General Plan for medium high density residential (RMH) land use, is subject to
the R-3/Beach Area Overlay (BAO) zoning ordinances, and the Mello II LCP. The
proposed redevelopment of Parcel A requires approval of a local coastal program
amendment, major redevelopment permit including a height exemption, coastal
development permit, and conditional use permit, as well as a Planning Commission
Determination of General Plan Consistency for the partial street vacation of
Christiansen Way.
Parcel B is a .9 acre lot fronting Carlsbad Boulevard south of Grand Avenue. The
site is currently occupied by a 59 bed skilled nursing facility with 16 onsite parking
spaces, which was approved by conditional use permit in 1973 and constmcted in
1974. Parcel B, designated by the General Plan for Village land uses, is subject to
the V-R zoning ordinance, the Village Design Manual (Sub-area 5), and V-R LCP.
The proposed redevelopment of Parcel B requires approval of a local coastal
program amendment, major redevelopment permit, and coastal development permit.
The redevelopment permit and coastal development permit will supersede the
previous unnumbered conditional use permit.
Parcel C, a vacant, 12,600 square foot ocean front lot west of Ocean Street, is
designated for high density residential (RH) land use and is subject to the R-3 and
BAO zoning ordinances as well as the Hillside Development Ordinance due to its
severe (coastal bluff) topography. This parcel is also subject to the Mello II LCP.
The proposed developnient of Parcel C requires approval of a conditional use permit,
hillside development permit, and variance to height and setback standards.
Parcels A and B are surrounded by the Town Center and Ocean Manor Motel
commercial developments to the south and west, the Cove Restaurant, Alt Karlsbad,
and commercial shops to the east, the Best Western Beach Terrace Inn and St.
Michael's Church to the North, and residential development in the Beach Area to
the west. Parcel C is surrounded by the Pacific Ocean to the west, residential
development to the north and south, and the CLH project to the east.
As shown on Attachment "L", the proposed design replicates the front facade of the
existing main stmcture along Carlsbad Boulevard and retains a central court yard in
the main facility. The replication of the existing 36.5' front facade is required as
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 4
mitigation for demolishing the locally significant stmcture and results in building
height along Carlsbad Boulevard which exceeds the 35' maximum. Within the V-R
Zone, the proposed stmctures (Parcels A and B) will be three story above
subterranean parking garages. The main stmcture (Parcel A) will terrace down to
two stories in the BAO zone east of Ocean Street. As shown on Attachments "L"
& "P", a driveway ramp located along the northem elevation of the main stmcture
provides access to subterranean parking garages and results in building height which
exceeds the maximum at that location. Although Parcel B is completely within the
VR Zone, a terraced design will be provided to create a transition from three stories
to two stories along the Garfield Street frontage to ensure compatibility with the
smaller scale development located west of Garfield Street within the BAOZ (see
Attachment "M"). Additionally, since Parcel B abuts the Town Center commercial
development to the south, the facility is designed to orient living units away from the
commercial development. The stmcture located on Parcel C west of Ocean Street
is three stories along its westem elevation, however, as shown on Attachments "M"
and 'T", its flat roof, which is only 5' above grade along Ocean Street, will be utilized
as a roof garden. This stmcture, which exceeds the allowed building height, requires
a variance to the BAOZ building height standard of 24' and two stories. It will also
require a variance to the 20' front setback standard due to the provision of a partially
subterranean parking garage within the front setback, and an administrative variance
to the required 9' side yard setback due to suspended exterior landings which provide
access to units along the sides of the stmcture.
The project will provide a total of 233 onsite parking spaces in subterranean garages
located beneath all three stmctures. As designed, the project requires a partial
vacation of Christiansen Way excess right-of-way from 80' to 38' resulting in the loss
of 26 public parking spaces along that right-of-way (See Attachments "B" and "P".)
As mitigation for the loss of public parking, the applicant proposes to constmct a 51
space public parking lot within the unimproved Garfield Street right-of-way located
between Christiansen Way and Beech Avenue (See Attachment "A"), Also included
in the proposed mitigation is: 1) the redesign of the existing Grand Avenue 100'
right-of-way to add a 22' wide landscaped parkway including a 10' wide promenade
(sidewalk) to the beach access at the end of Grand Avenue and the addition of
diagonal parking on the south side of Grand Avenue between Carlsbad Boulevard
and Garfield Street (see Attachment'T"); and 2) street improvements surrounding
the project which will formalize public onstreet parking and improve pedestrian
circulation. These mitigation measures are discussed in the Analysis Section of this
report under Conditional Uses - Traffic Issues.
Since the portion of the project within the VR zone requires a recommendation by
the Design Review Board and approval by the Housing and Redevelopment
Commission, and the portion of the project within the R-3/BAO zone requires
Planning Commission approval, staff has scheduled a joint Design Review
Board/Planning Commission public hearing. Separate resolutions are attached for
the DRB, which will make a recommendation to the Housing and Redevelopment
LCPA 95-07/RP 94-06/C^94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 5
Commission on the redevelopment and coastal development permits, and the
Planning Commission, whose decision is final for the conditional use permit, hillside
development permit, and variance. If either the DRB or Planning Commission deny
the project, the applicant must appeal the decision(s) to the Housing and
Redevelopment Commission and/or City Council. All project approvals will be
contingent upon City Council approval of a partial Christansen Way street vacation,
and City approval of this project will be contingent upon approval by the Califomia
Coastal Commission of the LCPA and coastal development permits for the entire
project.
To summarize the above, the project is subject to the following land use plans,
policies, programs, and zoning regulations:
A. General Plan
1) Partial Street Vacation - Christiansen Way
B. Mello II and Village Redevelopment Local Coastal Programs
C. Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance)
D. V-R 2Loning Ordinance/Village Design Manual
E. R-3/BAO Zoning Ordinances
1) Planning Department Administrative Policy #15 (Roof Decks)
F. Exemptions (Chapter 21.35.130 of the V-R Zoning Ordinance) and Variance
Ordinance (Chapter 21.50 of the Zoning Ordinance)
G. Hillside Development Ordinance (Chapter 21.95 of the Zoning Ordinance)
H. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance)
IV. ANALYSIS
Staffs recommendation of approval for this project is based upon the following
analysis ofthe project's consistency with the applicable policies and regulations listed
above. The following analysis section discusses compliance with each of these
regulations/policies utilizing tables and text depicting and describing consistency with
policies, ordinances, and standards.
A General Plan
The proposed project is consistent with the policies and programs of the General
Plan. The table below indicates how the project complies with the Land Use,
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 6
Circulation, Noise, and Open Space elements of the General Plan which are
particularly relevant to this proposal.
1) Partial Street Vacation - Christiansen Way
Consistent with Section 65402(a) of the Califomia Planning and Zoning Law, no
street shall be vacated if the adopted general plan applies thereto until the location,
purpose and extent of such street vacation has been submitted to and reported upon
by the planning agency as to conformity with the adopted general plan.
The applicant is requesting the partial vacation of Christiansen Way to constmct a
driveway ramp within the southem half of the right-of-way. The driveway ramp will
provide access to two levels of onsite subterranean parking garages. The proposed
partial street vacation will reduce both the right-of-way width and curb-to-curb width
of Christiansen Way between Carlsbad Boulevard and Ocean Street. This segment
of Christiansen Way is a local, two-lane street with parking on both sides within 46'
of curb-to-curb width and 80' of right-of-way. City standards for local streets require
only 60' of right-of-way and 40' of curb-to-curb width allowing for two 12' wide travel
lanes and parallel parking on both sides.
The proposed partial street vacation will reduce Christiansen Way to 38* of right-of-
way width between Carlsbad Boulevard and Garfield Street and to 56* of right-of-way
width between Garfield Street and Ocean Street. The reduction in right-of-way will
result in a roadway which is 28* wide from curb-to-curb with 14' wide travel lanes in
each direction. The proposed partial vacation to 28' of curb-to-curb width is
consistent with City standards since two 14* wide travel lanes will be provided and no
parking will be allowed within this 28* roadway section. While 26 public parking
spaces will be lost along Christiansen Way, there will be no net loss of public parking
spaces due to the constmction by the applicant of a public parking lot within the
Garfield Street right-of-way and the redesign of Grand Avenue to add diagonal
parking spaces. Since CLH currently uses onstreet public parking to satisfy their
parking demand, the proposed constmction of the driveway ramp and onsite parking
garages will result in an actual increase of public parking available in the immediate
project vicinity.
Christiansen Way currently operates at level of service (LOS) A, and traffic at peak
hour is at 50% of its capacity. The proposed roadway capacity will not change due
to the reduction in width, and it will continue to operate at LOS "A" upon
completion of the project. Additionally, sidewalks proposed on both sides of the
Christiansen Way right-of-way will improve pedestrian circulation along this road
segment which currently provides no sidewalks except along the St. Michael's
frontage.
The partial street vacation including the proposed improvements are consistent with
the General Plan Circulation Element as specified in the table below; therefore, this
report fulfills the Section 65402(a) planning agency report requirement.
LCPA 95-07/RP 94-06/CD? 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 7
GENERAL PLAN
ELEMENT PERMITTED
USE/POLICY/STANDARD
PROPOSED LAND
USE/STANDARD COMPLLiNCE
Land Use Village/RMH/RH - allows
commercial uses as specified by
the Village Design Manual, and
medium high and high density
residential uses.
Professional Care Facility
(commercial service
providing living units but
not subject to residential
density regulations).
^Yes
Circulation
Streets and Traffic Control
C.3. Use the City's street design
standards as guidelines for what is
reasonable and desirable. Allow
variations to occur in accordance
with established City Policy
regarding engineering standards
variances.
C.14. Encourage joint
public/private efforts to improve
parking and circulation in
developed areas.
C.15. Encourage increased public
parking in the Village and beach
areas of the City.
Alternate Modes of Transportation
C.1. Encourage the construction
of sidewalks along all public
roadways with special emphasis
given to.... are as with high
pedestrian traffic generators such
as beaches....
Streets and Traffic
Control
1. Redesign of reduced
Christiansen Way right-
of-way and Grand Avenue
right-of-way to City
standards.
2. Construction of 51
space public parking lot
within the existing
Garfield Street right-of-
way.
3. Provision of onsite
subterranean parking
garages will alleviate use
of onstreet parking, and
the improvement of
existing rights-of-way will
increase available onstreet
public parking.
Alternate Modes of
Transportation
1. Constmction of
sidewalks along all project
frontages including a
promenade to the beach
access at the terminus of
Grand Avenue, and a
sidewalk along the
Garfield Street parking
lot.
Yes
Noise 60 CNEL Exterior
45 CNEL Interior
60 CNEL Exterior
45 CNEL Interior
'Yes
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 8
Open Space Historical & Cultural Preservation
A. 1 A city in which its existing
and continuing heritage is
protected, preserved,
recognized and enhanced.
B. 2 To promote the use of
historic resources for the
education, pleasure and
welfare of the people of the
City.
C. 3 Provide landmark
identifications of designated
cultural resources.
C.7 Incorporate the Cultural
Resource Guidelines in the
environmental review of
development applications.
Historical & Cultural
Preservation
1. Replication of
historical Carlsbad
Mineral Springs Hotel
front facade
2. Historical
documentation
including photographs,
material inventory, and
an informational video
shall be kept on file in
the Carlsbad City
Library.
Yes
* The proposed protesslonal care tacility is a commercial operation with high density residentia
characteristics; therefore, it is consistent with both commercial and high density residential land uses.
**The preliminary noise report concludes that the only exterior areas subject to noise levels above
60 dB are the Parcel B balconies located along Carlsbad Boulevard. According to the preliminary
noise report, the existing exterior noise level is 67 dB with a projected future noise level of 70 dB.
In accordance with the City's Noise Guidelines, the outdoor balconies, which are less than 6' deep,
are exempt from the 60 CNEL exterior noise standard. All other outdoor areas within the project
are at or below 60 CNEL. Due to extensive roof equipment located on the roof of the main
structure (Parcel A), an analysis was performed to ensure that the proposed roof screens and noise
barriers are adequate to avoid any increase in existing noise levels at the project boundaries. The
existing 60 CNEL noise level along the Ocean Street frontage will increase to approximately 61
CNEL with proposed sound attenuation design measures due to noise generated by roof equipment;
therefore, the project has been conditioned to require additional sound attenuation measures/devices
to ensure that noise levels do not exceed existing noise levels at project l>oundaries prior to
occupancy.
B. Mello II and Village Redevelopment Local Coastal Programs
1. Mello II Local Coastal Program
The portion of the project (Parcel C) located in the Mello II LCP is consistent with
the relevant Land Use Plan policies for erosion control, bluff stabilility, stringline
setbacks seaward of Ocean Street, and shoreline access. Required compliance with
the recommendations ofthe preliminary geotechnical report will ensure slope stability
and avoid further erosion of the beach front property. A foundation/seawall is
proposed "in-line" with existing seawalls to the northwest and southeast in order to
prevent accelerated erosion or scour within comer areas between adjacent walls. As
shown on Attachment "B", the required seaward stringline setback is provided by the
project thereby ensuring the required lateral public beach access. Vertical access is
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 9
currentfy provided by existing public access stairways located within 60* of the project
to the north and south at the terminus' of Grand Avenue and Christiansen Way.
The project site has been used historically as a private, fenced viewing area by
Carlsbad by the Sea residents and provides no direct public access to the beach. As
shown on Attachment "M", the visual access to the beach available from Ocean
Street will be preserved to the maximum extent possible through project design which
incorporates a flat roof deck approximately 5' above grade at Ocean Street. The only
proposed roof deck stmctures are two 13' high storage and elevator enclosures, and
a windscreen consisting of columns at 10' -15' intervals which are connected by glass.
Improvements which will formalize public parking and improve pedestrian and
vehicular access to the beach include curb, gutter, and sidewalk on both sides of
Christiansen Way and Ocean Street, the landscaped enhancement of a 22' wide
parkway on the North side of Grand Avenue, including a 10' wide promenade
(sidewalk) to the beach, and the constmction of a 51 space public parking lot in the
unimproved Garfield Street right-of-way.
2. Village Redevelopment Local Coastal Program
The Village Design Manual is the zoning document implementing the local coastal
program for the redevelopment area. The manual specifies uses and development
standards for each of seven sub-areas. A portion of the proposed project is located
within Sub-area 5 which is located entirely within the coastal zone. Developments
entirely devoted to visitor commercial uses are preferred in this area, however, the
document requires that "the entire ground floor of all projects shall be devoted to
visitor commercial uses. Mixed use projects which do not meet this criteria shall
require approval by the Coastal Commission or its executive director as an
amendment to the Local Coastal Program."
The applicant is requesting a Local Coasta] Program Amendment to remove CLH
from the requirement for ground floor visitor commercial uses. CLH is not
proposing to add a visitor commercial use on the ground floor of their project since
the main facility, which will house the skilled nursing facility on the second floor, will
provide amenities such as dining room, chapel, and administrative offices on the first
floor above grade, similar to the existing project. Functional problems associated
with this type of private care facility preclude the integration of a visitor serving
commercial use on the ground floor. TTie adjacent stmcture south of Grand Avenue
will house residential living units and provide amenities geared to more active
residents, however the facility is primarily residential. Compliance with the multiple
zone regulations applicable to the CLH parcels as well as the provision of a visitor
serving commercial use on the entire first floor would functionally dismpt the entire
professional care operation and substantially reduce the number of living units
proposed by the applicant.
A land use inventory of existing visitor serving commercial uses and the potential for
future visitor serving uses in Sub-area 5 was performed to verify that adequate visitor
LCPA 95-07/RP 94-06/COr 94-06/CUP 94-10/HDP 94-08/ ^
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 10
commercial uses are currently available and will be available in the future. The
inventory excludes the existing institutional uses (Carlsbad by the Sea, St. Michael's
Church, Army Navy Academy) from the existing and future inventoiy since these uses
are desirable to the community and are being proposed as allowable uses by the new
Village Master Plan until they cease to operate at their current locations.
The result of the land use survey is that adequate visitor commercial uses, including
parks, are currently available in Sub-area 5 (coastal zone) and that adequate area is
reserved to satisfy future demand for visitor commercial uses. As the inventory and
accompanying analysis indicate, nearly half of the 49 developable acres within Sub-
area 5 are currently developed with visitor serving commercial uses and parks while
another 8 acres will become visitor commercial uses when redeveloped. Therefore,
with approximately two-thirds of the area either currently developed with or reserved
for future visitor serving uses, the retention of approximately 2.56 acres (.5%) of land
in Sub-area 5 to accommodate the long standing CLH professional care facility, and
a total of 35% of the area if all of the institutional uses are retained, will not
significantly impact the availability of visitor serving commercial uses in the Village
coastal zone.
C. Conditional Uses (Chapter 21.42 of the Zoning Ordinance)
In the V-R and R-3/BAO zones, the proposed professional care facility is allowed as a
conditional use. Conditional uses in any zone are generally allowed if the use is necessary
or desirable for the development of the community, compatible with surrounding uses, and
consistent with the General Plan. Additionally, the site and street system must be adequate
to accommodate the use and the project design must be integrated into the neighborhood.
General Plan Consistency and Compatibility
Both the CLH use and facility are considered necessaiy and desirable to satisfy the needs
of the elderly in the community, and the use is consistent with residential and commercial
land uses designated for the area by the General Plan. The fact that the professional care
facility has occupied the site for 40 years without incident is evidence of its compatibility
with the neighborhood, and although the proposed facility will be expanded so that its scale
and operation are increased, the following project design features will integrate the project
into the existing neighborhood: 1) replication of the historic Carlsbad Mineral Springs
Hotel architecture; 2) terraced-down architectural design in which development will be
smaller in scale in the beach area; 3) addition of onsite, subterranean parking garages; 4)
orientation of Parcel B living units away from the southem property line to the greatest
extent possible by locating stairways and an outdoor recreation area along the southerly
properly line and limiting south facing windows in order to buffer units from adjacent
commercial development; and 5) enhanced landscaping including the retention and/or
replacement of numerous palm trees existing on the site.
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 11
Traffic Issues (Street System and Parking)
With the proposed street vacation and right-of-way improvements, the street system serving
the project, which includes Carlsbad Boulevard, Grand Avenue, Christiansen Way, and
Ocean Street, will be adequate to serve the project. A redesign of the street system
surrounding CLH is proposed due to the addition of onsite parking in subterranean parking
garages. With onsite parking available for only 16 vehicles, the existing CLH facility utilizes
surrounding onstreet public parking to satisfy its staff, resident, and visitor parking needs.
As shown on the parking table on Attachment "A", there is a total of 100 parking spaces
available on the roadways directly adjacent to the site and an additional 30 parking spaces
available in the unimproved Garfield Street right-of- way, directly north of the project.
However, many of these parking spaces are currently being utilized by CLH staft residents,
and visitors of the existing facility, thereby making them unavailable to the public. As shown
on Attachment "P", the expansion of the facility and the provision of a driveway ramp to
access onsite subterranean parking garages, necessitates a project design requiring the partial
vacation of the Christiansen Way excess right-of-way from 80 feet to 38 feet (28 foot
roadway, no parking, and two 5 foot sidewalks) and a redesign of the existing 100' Grand
Avenue right-of-way. The narrowing of Christiansen Way to two lanes with no parking on
either side will not reduce the level of service or reduce access to any properties located
north of Christiansen Way, however, it will result in the loss of 26 onstreet public parking
spaces. As mitigation for the loss of public parking spaces, the applicant has agreed to: 1)
constmct an offsite 51 space public parking lot within the unimproved Garfield Street right-
of-way, north of the project between Christiansen Way and Beech Avenue (see Attachment
"A"); 2) enhance the Grand Avenue 100' right-of-way between Carlsbad Boulevard and
Ocean Street including the addition of a 22' wide landscaped promenade (10' sidewalk) on
the north side and diagonal parking spaces will replace parallel spaces along the south
project frontage, and a redesign of the Grand Avenue/Carlsbad Boulevard intersection (see
Attachment "T"); and 3) constmct curb, gutter, and sidewalk improvements within the
Ocean Street, Christiansen Way, and Garfield Street rights-of-way. The above
improvements will result in a net increase of two public parking spaces in the immediate
project vicinity.
To accomplish the Grand Avenue improvements, the west "leg" of the Grand
Avenue/Carlsbad Boulevard intersection must be narrowed. This narrowing will change the
geometries of the intersection which will result in a potential modification to the existing
traffic signal operation. The project's traffic report analyzed what effect any modifications
to the traffic signal would have on the existing operation of this intersection. In summaiy,
the traffic report states that additional delay for movements on Carlsbad Boulevard may be
incurred; however, this additional delay would be minimal and is considered insignificant.
According to the Traffic Report, the result of the proposed roadway redesigns, including the
partial vacation of Christiansen Way, is that there will be a net gain of two public parking
spaces, roadways will operate at the same level of service as existing, and pedestrian
circulation and safety will be improved due to the addition of curbs and sidewalks along all
street frontages including the north side of Christiansen Way and both sides of the Garfield
LCPA 95-07/RP 94^/C
V 94-01/PCD/GPC 95-03
AUGUST 16, 1995
PAGE 12
94-06/CUP 94-10/HDP 94-08/ ^
CARLSBAD BY THE SEA LUTHERAN HOME
Street parking lot. With the addition of onsite parking, the CLH project will result in an
actual gain of approximately 46 onstreet public parking spaces currently utilized by residents
and staff.
D. & E. V-R Zoning Ordinance/Village Design Manual and R-3/BAO Zoning Ordinance
The project complies with all standards and design criteria specified by the applicable
ordinances except for building height at two locations in the V-R Zone and building height
and setback standards in the R-3/BAOZ on Parcel C. Variances to these standards have
been requested, and justification required for granting variances and exemptions to
standards is provided below.
COMPLIANCE WITH V-R ZONE AND R-3/BAO ZONE STANDARDS
STANDARD REQUIRED PROPOSED
Lot Coverage V-R Zone - 80%;
R-3/BAOZ - 60%
Parcel A: V-R Zone - 62%;
R-3/BAO zone - 54%;
Parcel B: V-R Zone - 64%
Parcel C: R-3/BAO zone - 57%
Front Yard Setback V-R Zone - N/A
R-3/BAOZ - 20'
Parcel A - V-R Zone - 25.75'
R-3/BAOZ - 20'
Parcel B - V-R Zone - 20'
(Carlsbad Blvd.) - 10'
(Garfield Street)
Parcel C - R-3/Zone - 2'-11.92'*
Street Side Yard Setback V-R Zone - N/A
R-3/BAOZ - 10'
Parcel A - V-R Zone - 10' min.
R-3/BAOZ - 10' min.
Parcel B - V-R Zone - 10' min.
Side Yard Setback R-3/BAOZ - 9' Parcel C - R-3/BAOZ - 5' min.*
Rear Yard Setback R/3/BAOZ - 18'
Mello II - Stringline Setback
Parcel C - 18'
Stringline setback provided
Building Height
V-R Zone - 35'
R-3/BAOZ - 24' (Flat roof)
30' (Pitched roof)
Building Height Protrusions:
(Chapter 21.46.020) - Roof
structures for housing
elevators and roof equipment;
parapets which do not provide
additional floor space or
enclose the intended use.
Parcel A -
V-R Zone - 35'-40.75'*
R-3/BAOZ - 23'(Hat)
- 275' (Pitched)
Parcel B - V-R Zone - 35*
Parcel C - R-3/BAOZ - 5' to 39'*
Building Height Protmsions:
8' Mechanical Equipment Screen;
18" parapet; Elevator Enclosures
Parking (Chapter 21.44
of the Zoning Ordinance
1 space/.45 beds = 132
spaces 233 spaces (subterranean garage)
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 13
* Does not comply with standard and requires an exemption in the V-R Zone or a Variance in the
BAOZ. See Exemption/Variance discussion below.
1. Planning Department Administrative Policy No. 15 - Roof Decks in the BAOZ
Administrative Policy No. 15 limits the area of roof decks to 25% of the building
footprint within the BAOZ. The intent of this policy was to limit development
intensity, discourage flat roof stmctures, and avoid potential privacy concerns from
surrounding development due to excessive roof deck areas. Policy No. 15 was not
applied to the Parcel C development since the proposed roof deck is under one-half
story in height along Ocean Street thereby limiting its intensity as well as avoiding
privacy concerns of neighbors whose development is more intense. Although flat
roof stmctures are normally not as architecturally desirable as pitched roof stmctures,
the flat roof deck will visually enhance the street scene since it will maximize public
views of the ocean and consists of 31% landscaping which far exceeds the area of
landscaping provided by other projects along Ocean Street, and it maximizes
potential public views of the ocean.
F. Exemptions/Variances
1. Exemptions (Section 21.35.130 of the Zoning Ordinance)
Exceptions to the V-R zone standards are permitted if the application of these
standards would result in practical difficulties which would make development
inconsistent with the purpose and intent of the Carlsbad Village
Redevelopment Plan, and there are exceptional circumstances or conditions
unique to the property proposed for development which do not generally
apply to other properties having the same standards. Also, granting the
exemption must not have a detrimental affect on the public welfare or other
properties in the project area or contradict the V-R zone standards.
As shown on Attachment "L", the main facility located on Parcel A complies
with building height standards at all locations except two where it exceeds the
35' building height standard: 1) the frontage along Carlsbad Boulevard; and
2) the northem building elevation adjacent to the driveway ramp. The highest
point of the existing front facade is 36.5' and the proposed project is required
to replicate the front facade as mitigation for demolishing a locally significant
historic building. This requirement represents a practical difficulty in
redeveloping this project site.
The 35' height standard is also exceeded along the northern building elevation
due to the placement of a driveway ramp providing access to subterranean
parking garages. Building height is measured from grade around the
stmcture, and the driveway ramp adjacent to the building at this location
precludes the creation of the same grade elevation as that proposed along the
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 14
southem building elevation where building height complies with the 35' height
standard.
Parcel A is unique in the area due to its multiple land use and zoning
designations requiring the imposition of different height, coverage, and
setback standards. The application of three different height standards (35',
30' pitched roof, 24' flat roof) to a parcel which drops in elevation by 13' from
east to west are exceptional circumstances not generally applicable to other
properties in the vicinity since there are no other properties with multiple
zoning, and most other smaller parcels in the area have relatively flat
topography. The proposed project is terraced down from east to west to
comply with the height standards, however, the stmctural and functional
requirements of the skilled nursing facility do not permit terracing to occur
at the location where building height is exceeded. The building code for
skilled nursing facilities requires a three foot floor separation not required by
the remainder of the facility (see Attachment "L"). The above described
practical difficulties and unique conditions therefore preclude adherence to
the 35' standard along Carlsbad Boulevard and Christiansen Way.
Additionally, the additional height at these locations will not detrimentally
impact adjacent projects which are non-residential and separated by roadways.
The granting of height exemptions at the above described locations will not
contradict the standards established in the Village Design Manual since the
35' maximum building height standard is adhered to at all locations except two
where practical difficulties and/or unique circumstances and conditions exist.
2. Variances (Chapter 21.50 of the Zoning Ordinance)
Variances to the BAOZ building height standard and to the R-3 Zone front
yard setback standard are necessary for the proposed development on Parcel
C, due to exceptional circumstances involving: 1) development and site
constraints which include radically sloping topography; 2) City standards and
policies requiring onsite parking; 3) a seaward stringline setback; 4) additional
street dedication; 5) a 20' front yard stmctural setback; and 6) a maximum
building height of 24' (flat roof) and two stories. The application of these
standards without zoning relief would substantially reduce the development
potential of the parcel; and in fact, numerous height and setback variances
have previously been granted for properties located to the north and south on
Ocean Street. The project is exceptional in that the flat roof of the stmcture
will function as a landscaped roof deck which is 5' above grade along Ocean
Street with two small 13' high storage/elevator stmctures and a columned and
glass wind screen around its perimeter (see Attachments "B", "M", and "T").
The roof deck encloses a partially subterranean parking garage which
encroaches 9' into the 20' front yard setback along Ocean Street. A
handicapped access ramp and stairway access to the roof deck further
LCPA 95-07/RP 94-06/CDW4-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 15
encroach to within approximately 2* of the new front property line created
after dedication of a 5' of right-of-way for curb, gutter, and sidewalk.
The location of garages in front yard setbacks along Ocean Street have
resulted from steep topography which limits automobile access to the blufftop
along Ocean Street, and the need to provide multiple onsite parking spaces
within the blufftop area to satisfy the parking demand for high density
development. Beyond the garage, the stmcture extends over the bluff to a
three story, 39' high stmcture along its westem elevation. As shown on
Attachment "M", the stmcture is consistent with the building height and two
story requirement for approximately 50% of its footprint, however,
development over the bluff and adherence to the stringline setback
necessitates additional building height around and within the westerly half of
the stmcture.
The proposed development on Parcel C is less intense and therefore
compatible with surrounding development since the location of a partially
subterranean garage which is only 5' above grade within the frontyard setback
is consistent with existing development to the north and south. Additionally
the 39' high, three story stmcture within the westerly half of the lot will be
lower in height than existing adjacent development. The proposed
architectural design, in which only a 5' high stmcture with a landscaped roof
deck is visible along Ocean Street, will visually enhance the area while
retaining some visual access to the beach from Ocean Street.
The proposed height and setback variances will not adversely affect the
General Plan since the proposed use is consistent with allowed uses in the
area, and the proposed development is similar in scale and orientation to
surrounding development. The project is consistent with all relevant policies
and action programs specified by the General Plan.
Planning Director approval of an administrative variance permitting reduced
side yard setback is also required for the project. The necessary variance
findings for reduced side yard setbacks can be made; therefore. Planning
Director has approved the Administrative Variance AV 95-05 contingent upon
final approval of the project.
G. Hillside Development Ordinance (Chapter 21.95 of the Zoning Ordinance)
Hillside Development Permits are required for projects proposing development on
all properties with a slope of 15% or greater and an elevation differential greater
than fifteen feet. The intent of the Hillside Ordinance is to preserve the natural
appearance of hillsides by assuring that development density and intensity relates to
the slope of the land and is compatible with hillside preservation through proper
grading and building designs. Although the Hillside Ordinance precludes
development on 40%-I- slopes, it provides for the exclusion of slopes which are less
LCPA 95-07/RP 94-O6/CI^94-06/CUP 94-10/HDP 94-08/ ^
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 16
than 15' in height and less than 4,000 square feet in area which are not a part of the
surrounding generalized slope.
Parcel C is a vacant, infill, beach-front property which terraces down to the beach
and includes a coastal bluff which slopes radically to the west. This terraced contour
consists of three 40%-I- slope areas, each less than 15' in height. The total area of
these slopes is less than 4,000 square feet. Properties to the north and south have
developed over the 40% bluff so that the surrounding generalized slope has been
altered through grading and building coverage. Stmctures, decks, and seawalls have
been developed to the toe of the bluff and beyond thereby eliminating preservation
of the surrounding generalized slope.
As required by the Hillside Ordinance, the areas of 40% slope have been identified
(see Exhibit "R"), however, they are excluded from the provisions of the Hillside
Development Ordinance due to their limited nature and impact on surrounding slope
areas.
H. Growth Management (Chapter 21.90 of the Zoning Ordinance)
The proposed project, located in Local Facilities Management Zone 1, consists of the
redevelopment of an existing professional care facility. Its commercial living units
are not considered dwelling units; therefore, growth management standards based
upon population and density are not applicable. The impacts created by the
development on public facilities and compliance with the adopted performance
standards are summarized as follows:
GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration Not Applicable Not Applicable
Library Not Applicable Not Applicable
Waste Water Treatment 192 EDU Yes
Parks Not Applicable Not Applicable
Drainage Drainage Basin A Yes
Circulation 879 ADT Yes
Fire Fire Station 1 Yes
Open Space .41 acres Yes
Schools Not Applicable Not Applicable
Water 192 EDU Yes
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 17
V. ENVIRONMENTAL REVIEW
Staff has conducted an environmental impact assessment to determine if the CLH project
could have a potentially significant effect on the environment pursuant to CEQA Guidelines
and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code.
As a result of said review in which potentially significant impacts involving noise generation
and the demolition of a locally significant historical stmcture were identified; mitigation to
reduce these impacts to insignificant levels was proposed, and a Mitigated Negative
Declaration was issued by the Planning Director on March 6, 1995. The recommended
mitigation measures are based upon an historical resource survey analysis and acoustical
study performed for the project; and include: 1) the replication of the front facade of the
main stmcture on Parcel A; 2) historical documentation of the main facility prior to
demolition; 3) archaeological mitigation; and, 4) the reduction of noise to existing levels at
property lines prior to occupancy. These mitigation measures have been added to the
project as conditions of approval. With regard to air quality and circulation impacts, the
City's MEIR found that they are significant and adverse and the Council adopted a
statement of overriding considerations. The project is consistent with the General Plan and
as to those effects, no additional environmental document is required.
The Mitigated Negative Declaration was sent to the State Qearinghouse for State Public
Agency Review and one letter from the Coastal Commission was received. Staff responded
to Coastal Commission comments on June 15, 1995, and as a result of said comments, has
agreed that the project should include a Local Coastal Program Amendment (LCPA) as a
required discretionary approval not previously listed. The project now includes an
application for a LCPA which will exempt Carlsbad by the Sea Lutheran Home from the
Village (Sub-area 5) requirement that the entire ground floor be devoted to visitor serving
commercial uses.
LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/
V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME
AUGUST 16, 1995
PAGE 18
ATTACHMENTS
1. Design Review Board Resolution No. 228
2. Design Review Board Resolution No. 229
3. Design Review Board Resolution No. 230
4. Design Review Board Resolution No. 231
5. Planning Commission Resolution No. 3790
6. Planning Commission Resolution No. 3791
7. Planning Commission Resolution No. 3792
8. Planning Commission Resolution No. 3793
9. Planning Commission Resolution No. 3801
10. Location Map
11. Background Data Sheet
12. Local Facilities Impact Assessment Form
13. Disclosure Statement
14. Reduced Exhibits (Attachments "A-l" and "A" - "Q", and "T" - "V")
15. "Village Sub-area 5 Land Use Study" prepared by ADL Planning Associates dated
Juty 7, 1995
15. Exhibits "A" - "V", dated August 16, 1995.
AH^rdlh
July 17. 1995
CARLSBAD BY THE SEA
LUTHERAN HOME
LCPA 95-07/RP 94-06/CUP 94-10/
CDP 94-06/HDP 94-08/V 94-01/
PCD/GPC 95-03
^ BACKGROUND DATA SHEET
CASE NO: LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01/PCD/GPC 95-03
CASE NAME: Carlsbad Bv The Sea Lutheran Home
APPLICANT: Califomia Lutheran Homes
REQUEST AND LOCATION: Redevelopment of the Carlsbad bv the Sea Lutheran Home
located at 2855 Carlsbad Boulevard and 201 Grand Avenue.
LEGAL DESCRIPTION: See Attached
APN: 203-231-01: 203-232-15: 203-235-05 Acres 3.89 Proposed No. of Lots/Units N/A
(Assessor's Parcel Number)
GENERAL PLAN AND ZONING
Land Use Designation Village/RMH/RH
Density Allowed N/A Density Proposed N/A
Existing Zone V-R/R-3/BA0Z Proposed Zone Same
Surroundmg Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Site
Zoning
V-R/R-3/BA0Z
Land Use
Carlsbad By The Sea/Vacant
Nordi V-R/R-3/BA0Z St. Michael's Chiu-ch/Beach Terrace Inn/Residential Units
Soudi V-R/R-3/BA0Z Town Center/Ocean Manor Motel/Residential Units
East V-R Cove Restaurant/Alt Karlsbad Commercial Shops
West R-3/BA0Z Ocean Manor Motel/Residential Units/Pacific Ocean
PUBLIC FACILITIES
School District Carlsbad Water District Carlsbad Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) 192
Public Facilities Fee Agreement, dated July 15. 1994
ENVIRONMENTAL IMPACT ASSESSMENT
JC Negative Declaration, issued March 6. 1995
Certified Environmental Impact Report, dated
Other,
AH:vd:Ih
PARCEL A:
BLOCK 8 AND 9 OF TOWN OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO M7VP THEREOF NO. 3 65, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY FEBRUARY 2, 1887; ALSO ALL OF
GARFIELD STREET ADJOINING SAID BLOCKS 8 AND 9 AS VACATED AND CLOSED TO PUBLIC
USE.
TOGETHER WITH THE SOUTHEASTERLY 1/2 OF CEDAR STREET AS STREET IS SHOWN ON SAID
MAP ADJOINING SAID LAND ON THE NORTHWEST WHICH UPON CLOSING WOULD REVERT, BY
OPERATION OF LAW TO THE ABOVE DESCRIBED LAND.
PARCEL B:
PARCEL 1 OF PARCEL MAP NO. 3488, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, ACCORDING TO MAP ON FILE IN THE OFFICE OF THE COUNTY
RECORDER OF SAN DIEGO COUNTY, BEING A DIVISION OF A PORTION OF BLOCK 12 OF THE
TOWN OF CARLSBAD, ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE
COUNTY RECORDER OF SAN DIEGO COUNTY.
EXCEPT FROM THE NORTHWESTERLY 125.00 FEET OF THE NORTHEASTERLY 100.00 FEET
-MEASURED ALONG THE NORTHEASTERLY AND NORTHWESTERLY LINES- THEREOF, ALL OIL,
GAS AND OTHER HYDROCARBONS, WATER -AND STEAM- AND ALL OTHER MINERALS, WHETHER
SIMILAR TO THOSE HEREIN SPECIFIED OR NOT, WITHIN OR THAT MAY BE PRODUCED FROM
SAID PARCEL, PROVIDED HOWEVER, THAT THE SURFACE OF SAID PARCEL SHALL NEVER BE
USED FOR THE EXPLORATION, DEVELOPMENT, EXTRACTION, REMOVAL OR STORAGE OF ANY
THEREOF.
ALSO EXCEPTING THE SOLE AND EXCLUSIVE RIGHT FROM TIME TO TIME TO DRILL AND
MAINTAIN WELLS OR OTHER WORKS INTO OR THROUGH SAID PARCEL BELOW A DEPTH OF 500
FEET AND TO PRODUCE, INJECT, STORE AND REMOVE FROM AND THROUGH SUCH WELLS, OR
WORKS, OIL, GAS, WATER AND OTHER SUBSTANCES OF WHATEVER NATURE, INCLUDING THE
RIGHT TO PERFORM ANY AND ALL OPERATIONS DEEMED BY GRANTOR NECESSARY OR
CONVENIENT FOR THE EXERCISE OF SUCH RIGHTS AS RESERVED BY STANDARD OIL COMPANY
OF CALIFORNIA, A DELAWARE CORPORATION, IN DEED RECORDED NOVEMBER 22, 1968 AS
DOCUMENT NO. 205029 OF OFFICIAL RECORDS.
PARCEL C:
LOTS 50, 51, 52 AND THE SOUTH 15 FEET OF LOT 49, IN BLOpK "A" OF MAP NO. 2 OF
THE HAYES LAND COMPANY, -INCORPORATED- ADDITION, IN CARLSBAD, COUNTY OF SAN
DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 1221, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 4, 1909.
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME: Carlsbad by the Sea Lutheran Home
FILE NO: LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08/V 94-01/PCD/GPC 95-03
LOCAL FACILITY MANAGEMENT ZONE: X GENERAL PLAN: V/RMH/RH ZONING: V-R/R-3/BA0Z
DEVELOPER'S NAME: Califomia Lutheran Homes
ADDRESS: 2312 South Freemont Ave.. Alhambra. CA 91803
PHONE NO: (818) 570-5600 ASSESSOR'S PARCEL NO: 203-231-01 & 203-235-05. 203-232-15
QUANTTTY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 3.89 acres
ESTIMATED COMPLETION DATE:
A. City Administrative Facilities: Demand in Square Footage = N/A
B. Library: Demand in Square Footage = N/A
C. Wastewater Treatment Capacity (Calculate with J. Sewer) N/A
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = N/A
Identify Drainage Basin = Drainage Basin A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADTs = 879
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = _J
H. Open Space: Acreage Provided - .41 acres
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demand m EDUs - 192
Identify Sub Basin -
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD - 192
AHr*rd:lh