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HomeMy WebLinkAboutV 94-01; Carlsbad by the Sea Lutheran Homes; Variance (V) (5)A REPORT TO THE DESIGN REVIEW BOARD AND THE PLANNING CO MMISSION 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 94-08N 94-O1/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/R3/BAO zones and Local Facilities Management Zone 1. I. RECOMMENDATION: Desim Review Board: That the Design Review Board ADOPT Design Review Board Resolution No. 228 RECOMMENDING APPROVAL of the 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. PlanninP 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. 11. 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 9446/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 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 sewing 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. 111. PROJECT DESCRIPTION AND BACKGROUND Due to the complexity of the project, staff recommends that the reader refer to the reduced exhibits, Attachments “A-1”, “A - “R and ‘IT” 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 structure 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 structure fronting Carlsbad Boulevard is multi-story, approximately 36.5 feet in height, andqdentified as a locally significant historic structure requiring mitigation under CEQA. It was constructed partially of unreinforced concrete masonry 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 structure along with costs for major 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-1” and “B”, the existing and proposed Carlsbad by the Sea Lutheran Home consists of multiple structures on three separate parcels which - LCPA 9547/RP 94461CDP 94-061CUP 94-10/HDP 94-081 V 94-01/PCD/GF‘C 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME AUGUST 16, 1995 PAGE 3 have multiple General Plan designations and are subject to multiple zonllig an coastal plan (LCP) regulations as described below: xal 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 R3/Beach Area Overlay (BAO) zoning ordinances, and the Mello I1 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 constructed 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 I1 LCP. The proposed development 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 structure 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 9446/CDP 94-06/CI.JP 94-10/HDP 94-08/ V 94-01/PCD/GPC 9543 - CARLSBAD BY THE SEA LUTHERAN HOME AUGUST 16, 1995 mitigation for demolishing the locally significant structure and results in building height along Carlsbad Boulevard which exceeds the 35’ maximum. Within the V-R Zone, the proposed structures (Parcels A and B) will be three story above subterranean parking garages. The main structure (Parcel A) will terrace down to two stories in the BAO zone east of Ocean Street. As shown on Attachments “L” & “PI’, a driveway ramp located along the northern elevation of the main structure 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 structure located on Parcel C west of Ocean Street is three stories along its western 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 structure, 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 structure. The project will provide a total of 233 onsite parking spaces in subterranean garages located beneath all three structures. 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 construct 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 BoardPlanning Cornmission 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/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 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 California 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. B. C. D. E. F. G. H. General Plan 1) Partial Street Vacation - Christiansen Way Mello I1 and Village Redevelopment Local Coastal Programs Conditional Use Ordinance (Chapter 21.42 of the Zoning Ordinance) V-R Zoning Ordinance/Village Design Manual R-3/BAO Zoning Ordinances 1) Planning Department Administrative Policy #15 (Roof Decks) Exemptions (Chapter 21.35.130 of the V-R Zoning Ordinance) and Variance Ordinance (Chapter 21.50 of the Zoning Ordinance) Hillside Development Ordinance (Chapter 21.95 of the Zoning Ordinance) 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 of the 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/CX.JP 94-10/HDP 94-081 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 California 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 construct a driveway ramp within the southern 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 construction 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 construction 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 9446/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 ELEMENT Land Use Zirculation Noise GENERAL PLAN PERMITTED US E/POLICY/STANDARD Village/RMH/RH - allows commercial uses as specified by the Village Design Manual, and medium high and high density residential uses. 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 publidprivate 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 Transmrtation C.l. Encourage the construction of sidewalks along all public roadways with special emphasis given to....areas with high pedestrian traffit generators such as ...... beaches .... 60 CNEL Exterior 45 CNEL Interior PROPOSED LAND USWSTANDARD Professional Care Facility (commercial service providing living units but not subject to residential density regulations). ___ ____ 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 Transmrtation 1. Construction 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. 60 CNEL Exterior 45 CNEL Interior COMPLIANCE +Yes ____ Yes **Yes LCPA 954’7/RP 94-06/CDP 9446/CUP 94-10/HDP 94-081 V 9441/PCD/GPC 95-03.- CARLSBAD BY THE SEA LUTHERAN HOME AUGUST 16, 1995 Open Space he propose( ~ ~~~~ ~ Historical & Cultural Preservation A.l 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. __ professional care tacility is a corn ~~~ Historical & Cultural Preservation 1. Replication of historical Carlsbad Mineral Springs Hotel front facade 2. H i s t o r i c a 1 documentation including photographs, material inventory, and an informational video shall be kept on file in the Carlsbad City Library. ercial operation with high Yes iensity residenti 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 boundaries prior to occupancy. B. Mello I1 and Village Redevelopment Local Coastal Programs 1. Mello I1 Local Coastal Program The portion of the project (Parcel C) located in the Mello I1 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 of the 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 corner 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 9446/CUP 94-10/HDP 94-081 V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME AUGUST 16,. 1995 PAGE 9 currently 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 structures are two 13’ high storage and elevator enclosures, and a windscreen consisting of columns at lo’ - 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 construction of a 51 space public parking lot in the unimproved Garfield Street right-of-way. 2. Village RedeveloDment 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 Coastal 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. The adjacent structure 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 disrupt 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-O6/CDP 94-06/CUP 94- lO/HDP 94-08/ V 94-O1/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 inventory 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 Commtibilitv Both the CLH use and facility are considered necessary 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 southern property line to the greatest extent possible by locating stairways and an outdoor recreation area along the southerly property 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/CDr 94-06/CUP 94-10/HDP 94-08/ AUGUST 16, 1995 PAGE 11 V 94-01/PCD/GPC 95-03 - CARLSBAD BY THE SEA LUTHERAN HOME Traffic Issues (Street Svstem 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 stag 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 staff, 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) construct 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) construct 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 AvenueKarlsbad Boulevard intersection must be narrowed. This narrowing will change the geometrics 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 summary, 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 94-06/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 12 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 R3/BAO ZONE STANDARDS STANDARD Lot Coverage Front Yard Setback Street Side Yard Setback Side Yard Setback Rear Yard Setback Building Height Parking (Chapter 21.44 Df the Zoning Ordinance V-R Zone - 80%; R-3/BAOZ - 60% V-R Zone - NIA R-3/BAOZ - 20’ V-R Zone - NIA R-3BAOZ - 10’ R-3/BAOZ - 9’ RJ3fBAOZ - 18’ Mello I1 - Stringline Setback V-It 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. ~~ ~ 1 space/.45 beds = 132 spaces PROPOSED Parcel A V-R Zone - 62%; R-3BAO zone - 54%; Parcel B: V-R Zone - 64% Parcel C: R-3/BAO zone - 57% Parcel A - V-R Zone - 25.75’ Parcel B - V-R Zone - 20’ (Garfield Street) Parcel C - R-3/Zone - R-3/BAOZ- 20’ (Carlsbad Blvd.) - 10’ 2’-11.92’* Parcel A - V-R Zone - 10’ min. R-3/BAOZ - 10’ min. Parcel B - V-R Zone - 10’ min. Parcel C - R-3/BAOZ - 5’ min.* Parcel C - 18’ Stringline setback provided Parcel A - V-R Zone - 35’ -40.75’* R-3/BAOZ - 23’(Flat) - 27.5’ (Pitched) Parcel B - V-R Zone - 35’ Parcel C - R-3BAOZ - 5’ to 39’* Building Height Protrusions: 8’ Mechanical Equipment Screen; 18” parapet; Elevator Enclosures 233 spaces (subterranean garage) LCPA 95-07/RP 9446/CD1 94-06/CI.JP 94-lO/HDP 94-081 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 Exemptioflariance discussion below. 1. Planning - Department Administrative Policv 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 structures, 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 structures are normally not as architecturally desirable as pitched roof structures, 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. ExemptionsNarlances 1. ExemDtions (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 northern 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 structure, 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 southern 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 structural 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 %”). 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 structural 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 structure will function as a landscaped roof deck which is 5’ above grade along Ocean Street with two small 13’ high storage/elevator structures 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-M/RP 94-06/CLL 94-06/CUP 94-10/HDP 94-081 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 structure extends over the bluff to a three story, 39’ high structure along its western elevation. As shown on Attachment “M”, the structure 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 structure. 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 front yard setback is consistent with existing development to the north and south. Additionally the 39’ high, three story structure 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 structure 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%+ slopes, it provides for the exclusion of slopes which are less i 4 STANDARD IMPACTS 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 16 COMPLIANCE than 15’ in height and less than 4,000 square feet in area which are not a part of the surrounding generalized slope. Waste Water Treatment Parks Drainage Circulation 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%+ 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. Structures, decks, and seawalls have been developed to the toe of the bluff and beyond thereby eliminating preservation of the surrounding generalized slope. 192 EDU Yes Not Applicable Not Applicable Drainage Basin A Yes 879 ADT Yes 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. Fire Open Space Schools H. Growth Management (Chapter 21.90 of the Zoning Ordinance) Fire Station 1 Yes .41 acres Yes Not Applicable Not Applicable 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: City Administration I Not Applicable I Not Applicable Library ~ ~~ I Not Applicable 1 Not Applicable Water I192EDU I Yes LCPA 9547/R.P 94-06/CDP 94-06/CUP 94-10/HDP 94481 V 9441/PCD/GPC 9543 - CARLSBAD BY THE SEA LUTHERAN HOME AUGUST 16, 1995 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 structure 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 structure 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 Clearinghouse 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 9547/RP 94-06/CDP 94-O6/CUP 94-10/HDP 94-08/ V 94-01/PCD/GPC 9543 - CARLSBAD BY THE SEA LUTHERAN HOME AUGUST 16, 1995 PAGE 18 A’ITACHMENTS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 15. 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 Location Map Background Data Sheet Local Facilities Impact Assessment Form Disclosure Statement “Village Sub-area 5 Land Use Study” prepared by ADL Planning Associates dated July 7, 1995 Exhibits “A - “V”, dated August 16, 1995. Reduced Exhibits (Attachments “A-1” and “A - “Q”, and “T - “V”) A”& July 17,1995 CARLSBAD BY THE SEA LUTHERAN HOME LCPA 95-07/RP 94-O6/CUP 94-1 O/ CDP 94-06/HDP 94=08/V 94-01 / PCD/GPC 95-03 - A BACKGROUND DATA SHEET CASE NO: LCPA 95-07/RP 94-06/CDP 94-06/CUP 94-10/HDP 94-08N 94-01/PCD/GPC 95-03 CASE NAME: Carlsbad BY The Sea Lutheran Home APPLICANT: California Lutheran Homes REQUEST AND LOCATION: located at 2855 Carlsbad Boulevard and 201 Grand Avenue. RedeveloDment of the Carlsbad by the Sea Lutheran Home LEGAL DESCRIPTION: See Attached APN: 203-231-01; 203-232-15; 203-235-05 (Assessor’s Parcel Number) Acres 3.89 Proposed No. of Lots/Units N/A GENERAL PLAN AND ZONING Land Use Designation Villarre/RMH/RH Density Allowed N/A Density Proposed N/A Existing Zone V-R/R-3/BAOZ PropedZone Same Surrounding Zoning and Land Use: Requirements) (See attached for idormation on Carlsbad’s Zoning Zoning Land Use Site V-R/R-3/BAOZ Carlsbad By The Sea/Vacant North V-R/R-3/BAOZ St. Michael’s ChurchBeach Terrace Inn/Residential Units south V-R/R-3/BAOZ Town Center/Ocean Manor Motel/Residential Units East V-R Cove RestaurantjAlt Karlsbad Commercial ShoDs ~ West R-3/BAOZ 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 - X Negative Declaration, issued March 6. 1995 - Certified Environmental Impact Report, dated PARCEL A: BLOCK 8 AND 9 OF TOWN OF CARLSBAD, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 365, 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, TXAT 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 R?3lOVE 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 UYT 49, IN BLOCK "A" OF MAP NO. 2 OF 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. THE HAYES LAND COMPANY, -INCORPORATED- ADDITION, IN -BAD, COUNTY OF SAN 1 - h CITY OF CARLSBAD 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-O6/CDP 94-06/CX.JP 94-10/HDP 94-08/V 94-01lPCD/GPC 95-03 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: V/RMH/RH ZONING: V-R/RS/BAOZ DEVELOPERS NAME: California 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 QUANlTI'Y OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 3.89 acres ESTIMATED COMPLETION DATE: A. City Administrative Facilities: Demand in Square Footage = NIA B. Library: Demand in Square Footage = NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) NIA 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 = a79 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided - .41 acres I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demand in EDUs - 192 Identify Sub Basin - (Identify trunk line(s) impacted on site plan) K. Water: DemandinGPD - 192 th ,__. ........ ... / -- DISCLOSURE STATEMENT :Please Prm) The following information must be disclosed: --- ’ ” IUU’ 1. APdicant List the names and addresses of all persons having a financial interest in the application. CALIFORNIA LUTHERAN HOMFS A 501 (C) (3) NON - PRnFTT ORGBNIZATION 732 7 SnllTH FRFMnNt AVFNIIF AI HAMBRA CAI TFnANIA q18flT Owner - 2. List the names and addresses of all persons having any ownership interest in the property involved. CAI IFnRNTA I IITHFRAN HnMFc 7317 SOUTH FRFMnNT’ AVFNIIF AI HAMRRA CAI TFnRNTA 418nT A 501 (c) (3) NON - PROFIT ORGANIZATION 3. If any person identified pursuant to (1) or (2) above is a corporation of partnership, list the names and addresses of all individuals owning more than 1096 of tho shares in tho corporation or owning any partnership interest in the partnership. ... . . 4. If any person idodflod pursuant to (1) or (2) above ir 8 non-proflt organization or 8 trust, list the names and addresses of any person serving aa officer or director of tha non-profit organization or as trustee or beneficiary of the trust. FRM00013 8/90 2075 Las Palmas Orivo 0 Carlsbrd, California 92009-4859 * (619) 438-1 161 Disclosure Statement (Over) Page 2; 5. Have you had more than 5250 worth of business transacted with any member of City staff, acarzs Commissions, Committees and Council within the past twelve months? Yes - NO ~t yes, please indicate person(s) FRM00013 8/90 California Lutheran Homes & Community Services 1994 Board of Directors Bob Chillison, At Large 5870 Green Valley Circle, #325 Culver City, California 90230 31 0 /568-0763 William 0. Fisher, Treasurer 5011 Ixworth Place Westminister, California 92683 71 4 / 892-0014 The Rev. Gary Hunstad 1108 Diamond San Diego, California 92109-2642 619 /e2300 Lany Liles, Chair 1625 North Hale Ave Fullerton, California 92631 714 / 738-0661 Shirley Lo 1835 S. Del Mar Ave., # 103 San Gabriel, California 91776 21 3 / 268-831 6 Keith Renken 225 Sharon Road Arcadia, California go007 818/445-3556 - 92-94 (1989) - 93-94 (1993) - 93-95 (1993) ( ITEM Kristen Falde Smith, Vice Chair - 92-94 11702 Kensington Road (1990) LQS Alamitos, California 90720 310/493-1146 Ellis Waller 93-95 6382 Shields Drive (1993) Huntington Beach, California 92647 714 /&46-7820 Harold Winkler - 93-95 2400 South Fremont Blvd. (1993) Alhambra, California 91803 818/570-5892 Gary Jackson, Secretary - X-off 6417 Via Canada LC-Ms Rancho Palos Verdes, California 90274 310/519-9440 Nuell C. Lunde - X-off 4872 North Ohio Street Pacifica Yorba Linda, California 92686 7l4 / 777-31 78 Dr. Roger H. Rogahn 1340 S. Bonnie Brae Street Los Angel-, California 90006 213/663-8644 Gary L. Wheeler 435 w. walnut Pasadena, California 91103 81 8 /584-0854 A) - X-off' s0.a west - X-off G P: Z: C: GP: GENERAL PLAN Z: ZONING C: COASTAL PROGRAM CARLSBAD BY THE SEA LUTHERAN HOME LCPA 95-07/RP 94=06/CUP 94-1 O/ CDP 94=06/HDP 94=08/V 94-01 / PCD/GPC 95-03 \ All- ) CARLSBAD BY THE SEA * ll~~l-.- y$iF ] GARFEU) STREET IMPROVEMENT SITE PLAN ~ ~- CARLSBAD BY THE SEA RP 94-Ob, CDP 94-06. CUP 94-10, HDP 94-08 MCMYMAP \\ . , CARFUD STREET IMPROVEMENT SITE PLAN 0 I -7- -..- An- B I. .& I i -I*- Paca c - YY IEVa'" - u I . ... .. . . ... . .. ... .. . I CARLSBAD BY THE SEA . .. . . . . . . ...... .. . . J ' j -4 01 iD ! i se rn Mc6 YBn I MD 2 KI AmmD" m WoIUum 1-3II.A.O.Z. i V-R I 8 b GARAGE / BULDWC PLANS BULDM; 1 - 47u uva BUDffi 2-rum BUILDffi 3 - us ma l-JIB.A.0.2. : V-l I > i Q I D r- i i i i i .J -..i 1 t-- iJ i i i 4 1-31#.1.0.1. I . V-R 1 i I I r --- i i i i i J I-lll.A.0.2. I V-R D 8 i J I IC i ! LOWER LEVEL PLAN ENLARGED MAIN LEVEL PLAN ENLARGED SKILLED NURSING FACILITY PLAN 4 1 L c IVC t *r t t t ..I 1111M 1m1 Y H I I I An- J i I iD Gi PAR(BA-WTKUD LUTHERAN CARLSBAD BY THE SEA BcMffi SECTIQNS --______ . - . . - -t I i - I r--- . Db"' BUILDING ELEVATIONS, PARCELS 0 C MTALED ELEbATIONS i CALIFORNIA -1 LUTHERAN HOMES CARLSBAD BY THE SEA 1 I I I I I 1 I I I I I I I ---fa I I i'\ I ... U.. LU I mKAN IIGmup I c Y YI OI c n 0 i Y Y I < 0 - BEECH AVENUL All.- U PLANTHG ZONES KEY RAN I tl i -il r 10 A CENlRAL CWRTVARO LAMSCAPE SECTION UPPER LEVEL I,.. - I c ) .-.A_- I ---.-..- -_- ---- -- I II I. II -..a .U Y LI-- .-.- LL- - - -- II CENlRAL COWTYARD LANDSCAPE SECTION LOWER LEVEL I,.. - v* LAND USE STUDY LAND USES WITHIN VlLIAGE SUB-AREA 5 AND IMMEDIATE VlClNllY PREPARED BY ADL PLANNING AsSOClATES 7/7/95 BLOCK 1 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-04141 os 7.18 Institutional Army/Navy BLOCK 3 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203- 14242 Ts 0.09 Motel' Ebb Tide Inn 203- 14243 Ts 0.08 Office Cardinal Answering Sew. 203- 14244 os 2.10 Open Space' Magee Park 203- 142-06 R 0.52 Institutional Army/Navy TOTAL ACRES 2.79 BLOCK 4 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-14341 Ts 0.34 Realty Office 20314342 Ts 0.14 Novetty Shop' 203-143-06 Ts 0.10 lnstttutional St. Michaals 203- 14347 Rrn 2.12 Institutional St. Micheals 0.55 Vacant Lot New Garfleld Parking Lot TOTAL ACRES 3.25 BLOCK 5 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-23 14 1 R/TS 1.65 Care Facility Carlsbad By the Sea BLOCK 6 PARCEL NUMBER 203-23244 203-23243 203-232-05 203-232-08 203-232-09 203-232- 1 3 203-232- 15 203-232- 16 LAND PARCELAREA USE" ACRES Ts 0.14 Ts 0.50 Ts 0.18 Ts 0.18 Ts 0.06 Ts 0.34 Ts 0.91 Ts 0.46 CURRENT USE Beauty Salon' Town Square Florist/Novetty' Town Square Residential Restaumnt' Jay's Gourmet Restaurant Restaurant' Jay's Gourmet Restaurant Vacant Lot Driveway to Town Square Care Facility Carlsbad By the Sea Restaurant' Henry's TOTAL ACRES 2.77 BLOCK 8 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-252-0 1 Ts 0.15 Restaurant' Kafanna Coffee House 203-25244 Ts 3.60 Hotel' Cartsbad Inn 203-252-05 Ts 0.34 Restaurant' Adels 203-252-06 Ts 0.19 Novelty Shops' Carisbad Inn Shops TOTAL ACRES 4.28 BLOCK 9 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-260-14 R 0.17 Retaii/Novetty' 203-260-1 5 R 0.17 Retail/NoveW TOTAL ACRES 0.34 BLOCK 10 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES . USE 203-2s 1 5 Ts 0.38 Open Space' Sculpture Park 203-250.16 Ts 0.12 Restaurant/Retail' Harbor Fish 203-250-1 7 Ts 0.28 Residential 203-250-21 Ts 0.36 Vacation Units' 203-250-22 Ts 0.18 Vacation Units' TOTAL ACRES 1.32 BLOCK 11 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-25046 Ts 0.34 Restaurant/Retail 203-250-25 Ts 0.28 Lodge' Beach View 203-250.26 Ts 0.69 Motel/Cafe' 203-250-29 Ts 0.24 Residential TOTAL ACRES 1.55 BLOCK 12 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 204-123-12 Ts 1.56 Hotel' Tamarack Beach Resort _- BLOCK 14 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203- 1 750 1 C 0.34 Restaurant/Retail' Royal Palms/Cessys 203-1 7542 C 0.16 Novelty Shop' El Corral Pottery Shop 203- 175-03 C 0.46 Mk. Retail' 203- 17504 C 0.23 Novelty Shop' Rum Candy 203- 175-05 C 0.23 Residential 203- 17506 C 0.23 Restaurant' Mariahs 203- 17547 C 0.25 Residential 203-175-08 C 0.16 Restaurant Supply 203-261 -03 C 0.34 Residential 203-26 1 -07 C 0.67 office TOTAL ACRES 3.07 BLOCK IS PARCEL NUMBER 203- 1 744 1 203-1 7443 203- 1 74-04 203- 1 7445 203- 1 7446 203- 1 74-07 LAND USE" C C C C C C PARCEL AREA CURRENT ACRES USE 0.09 Vacant Bldg. 0.03 Vacant Lot 0.06 Chiropractor Office 0.03 Chiropractor Office 1.75 Restaurant/Shops' Village Faire 1.79 Restaumnt/Shops' Village Faire TOTAL ACRES 3.75 _- BLOCK 16 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-173-01 C 0.16 Mk. Retail/Office' Att Karisbad 203- 173-02 203-1 73-03 203- 173-04 203- 173-05 203- 17346 203- 17349 203- 173-1 2 203- 173-1 3 203- 1 73-08 C C C C C C C C C 0.28 0.15 0.19 0.26 0.05 0.36 0.35 0.03 0.04 Vacant Lot Residential Restaurant* Ralph & Eddies Parking' Parking' Parking' Restaurant' Koko Beach Vacant Bldg. Parking' TOTAL ACRES 1.87 BLOCK 17 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203- 172-02 C 0.18 Resldential 203- 1 72-03 203- 1 72-04 203- 1 7245 203- 1 7246 203- 1 7247 203- 1 7248 203-172-1 1 203-1 72- 1 2 203- 172-14 203- 172-1 5 203- 172-1 6 203- 172-20 203- 1 72-2 1 203- 1 72-23 C C C C C C C Ts Ts Ts C C Ts Ts 0.18 0.12 0.09 0.29 0.06 0.20 0.17 0.28 0.12 0.08 0.26 0.16 0.3 I, 1.13 Residential Residential Residential Residential Vacant Lot Residential Vacant Lot Residential Bike Shop' Real Estate Office Residential Residential Vacant Bldg. Vacant Lot TOTAL ACRES 3.63 BLOCK 18 PARCEL NUMBER 203-051-01 203-051-02 203-05 143 203-05104 203-052-01 203-052-02 203-053-01 203- 17 1-0 1 IAND USE" Ts Ts TSIOS Ts os os os os PARCEL AREA ACRES 0.15 0.05 2.81 0.50 0.35 0.76 0.90 0.38 CURRENT USE Real Estate Office Institutional AmY/NaW Institutional AmyINavy Institutional -Y/NaW Institutional Amy/Navy Institutional AmY/NaW State Office' Motel' State Parks & Rec. TOTAL ACRES 5.90 BLOCK 20 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-296-02 os 2.10 Open Space' Washington Park BLOCK 20 PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203-296-02 C 2.10 Public Parking Lot' Addftional parcels outside Sub-Area 5 serving Tourist Commercial uses in the immediate vicinity PARCEL LAND PARCELAREA CURRENT NUMBER USE" ACRES USE 203- 144-03 Ts 0.62 Hotel' Beach Terrace Inn 203-233-03 Ts 1.28 Hotel' Ocean Manor 203-235-02 Ts 0.32 Hotel' Beach Terrace Inn 203-235-03 Ts 0.28 Hotel' Beach Terrace Inn 203-250-25 Ts 0.43 Hotel' Beach View Lodge TOTAL ACRES 2.93 ' Denotes land uses that are Tourist Serving Commercial '* Land uses are per the Carisbad Village Redevelopment Plan dated April, 1981 SUMMARY ACRES PERCENT Total acreage within Sub-Area 5 49.1 1 Current TS development within SubAma 5: 23.77 48.40% Land resewed for future TS development within Sub-Area 5: Not anticipated for future TS development (Cal. Lutheran Homes and other institutions): Other current TS development within the immediate vicinity: 7.99 16.27% 17.35 35.3270 2.93 Total current and future Ts development within Sub-Area 5: Total cunent TS development and land reserved for TS development within Sub-Area 5 and Immediate vicinity: 31.76 34.69 64.67% 70.64% BLOCK SUMMARY WHIN VILLAGE SUB-AREA 5 7/7/95 The fdlowlng Is a summary of the blocks within Sub-Area 5. For block locatlor7 and a detailed list of each parcel, see the attached map and table. BLOCK 1 Block 1 is comprlsed of one parcel, the Army 8t Navy complex. The parcel is approximately 7.18 acres. BLOCK 3 Four parcels make up this Block. Two parcels, approximately 2.19 acres are being utilized in a tourist serving commercial activity while the remaining two parcels, approximately 0.60 acres in size are being used as offices space and part of the Army & Navy complex. BLOCK 4 Block 4 comprised of 4 parcels, approximately 3.25 acres. One parcel, .14 acres is dedlcated to tourist serving commercial uses. A .55 acre parking lot is cunently planned as part of the Carlsbad by the Sea development. BLOCK 5 Block 5 is approximately 1.65 acres. The block is currently owned by CLH and is being operated as professlonal care facility. BLOCK 6 Total area of this block is 2.77 acres and is comprised of 8 indMdua1 parcels. Currently 5 parcels. 1.34 acres are being utilized In a tourlst serving commercial actMty and a -34 acre parcel is vacant In anticipation of future tourist serving commercial development. The remaining two parcels, 1.09 acres are non tourist commercial uses. BLOCK 8 Total area of this block is 4.28 acres. The block is comprised of 4 IndMdual parcels which have all been dedicated to tourist serving commercial activities BLOCK 9 Block 9 consists of two parcels on the southern edge of the Village Redevelopment Project Area. Both parcels. each .17 acre in size are being utiltzed In a tourist sewing commercial activity. BLOCK 10 Block 10, approximately 1.42 acres, is comprised of 5 indMdual parcels. Currently fow of the We parcels, 1.14 acres, are being utilized in a tourist serving commercial activity. The remaining parcel, .12 acre ls residentlal. BLOCK 11 Block 1 1 is comprised of 4 indMdual parcels, 1.20 acres. Four of the five parcels, approximately .% acre, are currently utilized in a tourist serving commercial activity. The remaining parcel, 24 acre Is residential. BLOCK 12 Total area of thIs block is 1.49 acres. Currently the Mock is comprised of 1 parcel which is utilized In a tourlst servlng commercial activity. BLOCK 14 Bbck 14 is approximately 3.07 acres. Currently 5 of the 10 parcels exist with tourist serving commercial uses. Total area of tourist serving uses is 1.42 acres. BLOCK IS Block 15 is approximately 3.75 acres. Currently 2 of the 6 parcels. approximately 3.54 acres, exist with tourist serving commercial uses. One parcel, .03 acre, is vacant In anticipution of future tourist serving commercial development. BLOCK 16 Block 16 Is approximately 1.87 acres. Currently 7 of the 10 parcels exkt with tourist serving commercial uses. The total are0 of the parcels serving tourist commercial use is approximately 1.41 acre. One parcel, .28 acre, is vacant in anticlpatlon of future tourist serving commercial development. BLOCK 17 Block 17 ls approximately 3.63 acres and is comprised of 15 parcels. Currently 1 parcel, .12 acre, exists with a tourlst serving commercial use. Three parcels, approximately 1.36 acres, are vacant in anticipation of future tourist serving commercial development. BLOCK 18 Block 18 is approximately 5.90 acres and Is comprised of 8 parcels. Two parcels, .68 acre, setves tourist commercial uses. The remaining 5.02 acres consist of offices and the Army & Navy complex. BLOCK 20 The western portion of Block 20 is withfn SubArea 5. It is currently a 2.10 acre park. BLOCK 21 The western portion of Block 21 Is within SubAreo 5. The 2.10 acre parcel is currently being used for public parking. In addltion to the above blocks , in Sub-area 5. there are other properties in the immedlate vicinity outside the redevelopment district such as the Beach View Terrace Inn and the Ocean Manor Hotel currently providing tourist serving commercial activities. These parcels contribute another 2.93 acres of tourist serving commercial uses. VICLAtiE REDEVELOPMENT PROJECT AHtA VILLAGE AREA LAND USE MAP COMMERCldL AREA ............... ............... SklAL TREATMENT VILLAGE ..I.......--.. .. .....--.... a COZE AREA ............. ............. ............. COMMERClAL - LIMITED INDUSTRIAL [mi 1RAVEL SERVICES COMMERCIAL COMBINATlON RISTRlCX (RM, ~~tisc-l QPEN SPACE, ESZEI HIGH DENSITY RESIDENTIAL LOW MEDIUM DENSITY "