HomeMy WebLinkAboutRP 96-08; Alt Karlsbad; Redevelopment Permits (RP)APPUCAHOi MPLETE DATE:
SEPTEMBER 16. WA
STAFF PLANNER: MICHAEL GRIM
STAFF REPORT
DATE: FEBRUARY 1, 1995
TO: DESIGN REVIEW BOARD
FROM: PLANNING DEPARTMENT
SUBJECT: RP 94^3/CDP 94-04 • CARLSBAD MINERAL SPRINGS SPA - Request for
a Negative Declaration, Major Redevelopment Pemiit and Coastal
Development Permit to allow the construction and occupation of a 3,500
square foot mineral springs spa, office, and residential apartment adjacent to
the Alt Karlsbad building, on the southeast comer of Carlsbad Boulevard and
Christiansen Way in Sub-area 5 of the Village Redevelopment Zone.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 218,
recommending APPROVAL of the Negative Declaration issued by the Planning Director,
and ADOPT Design Review Board Resolution Nos. 219 and 220, recommending
APPROVAL of RP 94-03 and CDP 94-04, based on the findings and subject to the
conditions contained therein.
IL PROIECT DESCRIPTION AND BACKGROUND
The applicants, Kay Christiansen and Ludvik Grigoras, are requesting permits to allow the
construction and occupation of a mineral springs spa, office, and apartment on Carlsbad
Boulevard, directly south of the existing Alt Karlsbad building. The proposal also includes
the development of an off site parking area, located across Christiansen Way, to serve the
development. The project area is designated V (Village) in the General Plan, zoned V-R
(Village Redevelopment) and lies within Sub area 5 of the Village area. The land uses
allowed within Sub area 5 center around tourist-serving commercial uses. The site planned
for the new buildings is currently vacant, with little vegetation except for small trees.
Adjacent to the building site on the south side is a parking lot for the Koko Beach
restaurant and the property to the east is undeveloped.
The site proposed for the parking lot, on the northeast comer of Carlsbad Boulevard and
Christiansen Way, currentfy contains three buildings. One of the buildings is occupied by
a bicycle shop which is planned to remain after the mineral springs spa development. The
other two buildings, one ofwhich is a hair and nail salon and the other a storage shed, are
proposed to be removed for the parking lot development. The existing curb cut on the
»iiiic RP 94-03/CDP 94-04
CARLSBAD MINERAL SPRINGS SPA
FEBRUARY 1,1995
PAGE 2
Carlsbad Boulevard frontage is proposed to be removed and replaced with a split fece solid
wall and landscaping. The areas adjacent to the proposed paridng lot are undeveloped and
the perimeter of the lot would be landscaped.
The architecture of the proposed buildings would continue the European village theme
established by the Alt Karlsbad building, modeled after the composer's Antonin Dvorak's
home near Karlsbad, Bohemia. The building closest to Carlsbad Boulevard is proposed as
a two-stoiy rendering of the Old Curiosity Shoppe in England. The rear building is
proposed as a three-stoiy depiction of the Boutique Du Pont Audemer (Draper's House)
in France. As shown on Exhibit "E", dated February 1,1995, the buildings would be covered
with a combination of stucco, wood trim and brick, and topped by flat tile roofs.
The mineral springs spa building is proposed to consist of 16 individual rooms, each with
a spa and seating area. The mineral water would be pumped from the two existing Carlsbad
mineral springs, located below the property. The office would most likely be occupied by
a physical therapist or other health professional and the apartment is slated for occupation
by one of the applicants.
The mineral springs have played a veiy important part in Carlsbad's histoiy. First excavated
by John Frazier in 1883 while looking for subterranean potable water, the mineral springs
were found to contain the same qualities as the then world-famous European Spa No. 9, in
Karlsbad, Bohemia. The similarity of the waters led to the adoption of the name Carlsbad
for the community and this name has remained since that time. The proposed buildings are
part of a larger development scheme originally conceived by B. M. "Chris" Christiansen and
his wife, Kay, in the 1960's. Their goal was to establish a European village which celebrates
the ties between Carlsbad and Karlsbad (now known as Karlovy Vaiy and Carlsbad's sister
city since 1991). The current applicants, Ludvik Grigoras and Kay Christiansen, have
resurrected the original development scheme, hence the current development proposal.
Considering the historic nature of the project site, and the registration of the actual inineral
spring well as a State Historic Landmark, the development proposal was taken to the
Historic Preservation Conmiission for comments. The Commission identified no conflicts
between the proposed development and the existing historic landmark.
IIL ANALYSIS
1. Is the proposed mineral springs spa development consistent with the various elements
of tiie General Plan?
2. Ls the proposed mineral springs spa development in accordance with the Local
Coastal Program (i.e. the Carlsbad Village Redevelopment Plan and the Village
Design Manual)?
»R!^C
RP 94-03/CDP 94-04
CARLSBAD MINERAL SPRINGS SPA
FEBRUARY 1,1995
PAGE 3
DISCUSSION
1. Greneral Plan Consistencv
There are several elements of the General Plan that apply to the proposed inineral springs
spa development. The objectives of the Land Use Element mention the need for creating
a distinctive sense of place and identity and a visual form for the conimunity, rich in variety,
reflecting cultural values of the residents. By incorporating European 'Village-like"
architecture and reopening the mineral springs which gave Carlsbad its name, the proposed
project helps to contribute to the visual variety of the downtown area and solidifies the
City's sense of place. This is also in keeping with the goals and objectives of the Open
Space and Conservation Element, including the protection, preservation, recognition, and
enhancement of Carlsbad's existing heritage and the use of histbric resources for the
education, pleasure and welfare of the people of the City.
One of the goals of the Housing Element is to encourage the increased integration of
housing with non-residential development. By proposing a mixed use project, the
development is in keeping with this goal. The Circulation Element calls for the provision
of safe, adequate and attractively landscaped parking facilities. The proposed parking area
meets all requirements with regard to circulation area and parking lot landscaping, therefore
complying with this objective.
One of the implementing policies of the Arts Element is to encourage private businesses to
install works of art in their public places. The proposed development includes an oversize
statue of John Frazier, founder of the well, in the front of the property near the gazebo,
facing Carlsbad Boulevard. The statue was dedicated in December of 1994. Although
technically not a feature of the project, the relationship with the statue and other aspects
of the proposed Mineral Springs Spa development are consistent with the applicable goals
and objectives of the General Plan. Considering these features of the project, the proposed
mineral springs spa development is consistent with the applicable goals and objectives of the
General Plan.
2. Conformance with the Local Coastal Program
The Local Coastal Program for the Village Redevelopment Area consists of the Village
Area Redevelopment Plan and the Village Design Manual. Therefore, consistency with
these two documents constitutes consistency with the Local Coastal Program. The objectives
of the Village Area Redevelopment Plan state many desires that are consistent with the
aspects of the Mineral Springs Spa. The Plan calls for the provision of a variety of
commercial, tourism and recreational opportunities, especially close to the beach. The Plan
also seeks a variety of spaces with unique and attractive shops with a strong pedestrian
orientation. The proposed Mineral Springs Spa provides commercial and recreational
opportunities in a unique and attractive building with a pedestrian courtyard, thereby
meeting these objectives.
RP 94-03/CDP 94-04 W ~
CARLSBAD MINERAL SPRINGS SPA
FEBRUARY 1,1995
PAGE 4
The inineral springs spa development proposes a residential apartment within the tourist-
commercial sub-area. The Village Area Redevelopment Plan states that the Housing and
Redevelopment Commission, upon request, may allow residential development in
commercial sub-areas provided that the proposed residential development is compatible with
the surrounding area and does not adversely affect adequate intemal residential order and
amenity, and is not located on the ground floor. Therefore, since the project site is located
within a commercial sub-area, this provision applies, and must be complied with. The
proposed residential unit is not proposed on the ground floor and will be compatible with
the existing and proposed uses. There is already a residentia] unit on the top floor of the
Alt Karlsbad building and no compatibility issues have arisen.
The Village Design Manual contains many provisions applicable to the project, namely land
use, building coverage and height, parking area landscaping, and signage. The types of land
uses called for in Sub-area 5 include tourist related commercial uses. By celebrating the
heritage of Carlsbad and reinstitutionalizing the historic sanitariums that originally brought
many travelers to the City, the proposed Mineral Springs Spa fits this land use categoiy. As
required by the Manual, the open spaces within the project are devoted to landscaping and
patios or courtyards and the total building coverage for the lot does not exceed the 80
percent maximum. The proposed building site and parking lot landscaping meets the
criteria of the Manual by providing a minimum of 20 percent landscape coverage and
including a permanent irrigation system. The proposed signage will be reviewed under a
ministerial permit in accordance with the Village Design Manual and the City's Sign
Ordinance, required to satisfy those code requirements, and is not part of this request The
proposal has been conditioned to require this permit and is, therefore, in accordance with
the Village Area Redevelopment Plan and the Village Design Manual.
3. Municipal Code Consistency
The Village Design Manual states that all projects within the ViUage Redevelopment Zone
must comply with all normal City development regulations, except as specifically addressed
in the Manual. With regard to the location and amount of parking required, the Manual
refers to the Cify-wide development regulations. Sections 21.44.020(a)(3) and
21.44.020(b)(17)(A) require a total of 23 parking spaces. Section 21.44.020(c) of the
Carlsbad Municipal Code allows parking to be located on another property, provided that
the distance between the parking spaces and the use served by such parking is not over 300
feet. The distance between the furthest parking space and proposed mineral springs spa
building is approximatefy 220 feet, thereby meeting this requirement. The proposed inineral
springs spa and the existing bicycle shop would be parked at the standard ratio for retail,
that being one space per three hundred square feet of floor area. The proposed apartment
would be allotted 2.0 spaces (U resident spaces and OJ guest spaces), as would the existing
apartment. One handicapped space would be provided adjacent to the existing Alt Karlsbad
building to facilitate access for the physically challenged. To guarantee that the paridng
remains available, the project is conditioned to place a deed restriction on the 22 space
parking lot site keeping it as a parking area unless another parking area is developed
RP 94-03/CDP 94-04 ^
CARLSBAD MINERAL SPRJRGS SPA
FEBRUARY 1,1995
PAGE 5
adjacent to the project through an amendment to the Redevelopment Permit
With regard to building height, the proposed two stoiy building measures 25 feet from the
peak of the roof to existing grade. The three stoiy building in the rear of the property
measures 35 feet from the peak of the roof to the proposed existing grade, as defined by
Section 21.04.065(2). The site gentiy slopes downward to the east, causing an elevation
difference between Carlsbad Boulevard and the rear portion of the lot of up to four feet
As conditioned, this discretionaiy permit would set the proposed grade, which matches the
Carlsbad Boulevard elevation and the existing elevation of the Koko Beach parking lot, as
the existing grade for the purposes of measuring building height Section 21.04.065(2)
permits the existing grade to mean the grade after the property is developed in accordance
with the grading plans which implement an approved discretionaiy permit The resulting
three stoiy building, with up to four feet of fill below, would not exceed the existing height
of the Alt Karlsbad building.
Since the proposed project involves the use of spas, the development will be subject to
Chapter 18.17 of the C.M.C. and, consequentiy, the Uniform Swimming Pool, Hot Tub, and
Spa Code of 1991 (U.S.P.H.T.S.C.). The applicant must also obtain all necessary approvals
from the San Diego County Health Department. According the U.S.P.H.T.S.C., thc
Administrative Authorify, in this case the Community Development Director, has the
authority to declare any spa found to be insanitaiy as a nuisance. Where a nuisance exists,
the Administrative Authority shall require the nuisance to be abated. Therefore, if the
County Health Department ever considers the proposed spas to be insanitaiy, the City has
the authority to abate the mineral springs spa use. This authority is expounded in this
approval through a condition in Design Review Board Resolution No. 219. These
requirements are made a part of this approval through a condition in Design Review Board
Resolution No. 219.
Section 18.40.040 of the Carlsbad Municipal Code requires any person who constmcts any
building in the City to also constmct all necessaiy public improvements along their street
frontage(s). The frontages for the mineral spring spa site and the bicycle shop/parking lot
site have been improved along Carlsbad Boulevard. The frontages along Christiansen Way,
however, are not improved in accordance with City specifications. Therefore, the project
has been conditioned to improve, or agree and secure to improve, Christiansen Way along
the project frontages prior to the issuance of a building pennit for the project Currentfy,
there is a small area of the existing Alt Karlsbad building that extends into tiie City right-of-
way for Christiansen Way. In order to bring this part of the property into conformance, this
project has been conditioned to either obtain an encroachment permit for that portion of
the building or receive approval of a street vacation, to legalize its continued use.
Considering that the project will improve its frontages along Christiansen Way, meets the
standard parking requirements, is being conditioned to compfy with the U.S.P.H.T.S.C. and
obtain the adjustment of existing grade, the proposal is consistent with the applicable
portions of the Carlsbad Municipal Code.
RP 94-03/CDP 94-04 IP
CARLSBAD MINERAL SPRINGS SPA
FEBRUARY 1,1995
PAGE 6
IV. ENVIRONMENTAL REVIEW
Since the project site is a gentiy sloping, mostiy denuded, infill property in the downtown
area, the Planning Director has detennined that the proposed development could not have
a significant eftect on the environment A Negative Declaration was therefore issued on
Jufy 6, 1994 and made available for public review. No comments were received on the
environmenta] document Adoption of Design Review Board Resolution No. 218, dated
Febmary 1, 1995 will recommend approval of the Negative Declaration to the Housing and
Redevelopment Commission.
V. SUMMARY
Since the proposed mineral springs spa development is consistent with the applicable
portions of the General Plan, Municipal Code, Village Redevelopment Plan and Village
Design Manual, staff is recommending approval of RP 94-03 and CDP 94-04.
ATTACHMENTS
1. Design Review Board Resolution No. 218
2. Design Review Board Resolution No. 219
3. Design Review Board Resolution No. 220
4. Location Map
5. Disclosure Statement
6. Background Data Sheet
7. Local Facilities Impact Assessment
8. Exhibits "A" - "G", dated Febmaiy 1, 1995.
MGdh.-vd
JANUARY la 1995