HomeMy WebLinkAbout1984-12-04; City Council; 7980; Hospital overlay zone-. ’ 4B# 79f HOSPITAL OVERLAY ZONE HTG. 12/4/84 ZCA-178 - CITY OF CARLSBAD.
IEPT. PLN
L LL 3 0 E a 2
CITY MGR.
DEPT. HD.
RECOMMENDED ACTION:
The Planning Commission and the staff are recommending that the
City Council introduce Ordinance No. 97343 , APPROVING ZCA-178.
ITEM EXPLAEJATION
Earlier this year, the city received a letter indicating that Scripps Hospital was planning a major hospital facility in Carlsbad. The letter also requested that the city develop a method of processing which would not only include the development of a large hospital but also supporting uses such as medical offices, residential care facilities, and therapy centers.
The result was the Hospital Overlay (H-0) zone which, through the zone change process, can be placed over certain existing zones if appropriate. The major features of the zone include a
requirement for the submittal of a site development plan with a proposed zone change. The site development plan would be reviewed by both the Planning Commission and City Council. Also included is a provision for the submittal of an economic analysis which will discuss the potential fiscal impacts of a hospital on the city, and a traffic analysis.
This ordinance has been reviewed by officials from both Scripps
and Tri-City Hospital, which has also indicated an interest in locating a facility in Carlsbad. Most of the comments have been incorporated into the ordinance. For further information, please see the attached staff report to the Planning Commission.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not cause any significant environmental impacts and,
therefore, has issued a Negative Declaration on October 6, 1984,
which was approved by the Planning Commission on November 14,
1984. A copy of the environmental documents is on file in the
Land Use Planning Office.
FISCAL IMPACT
There will be no fiscal impact at this time. Potential fiscal
impacts from projects developed under this ordinance will be
analyzed at the time of submittal.
EXHIBITS
1. City Council Ordinance No. 97& 2. PC Resolution No. 2377
3. PC Staff Report, dated November 14, 1984
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9743 ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING TITLE 21, OF THE CARLSBAD MUNICIPAL CODE BY THE ADDITION OF .CHAPTER
21.21 ESTABLISHING THE HOSPITAL-OVERLAY (H-01 ZONE.
The City Council of the City of Carlsbad, California does
ordain as follows:
SECTION 1: That Title 21, of the Carlsbad Municipal Code
is amended by the addition of Chapter 21.21 to read as follows:
Chapter 21.21
H-0 HOSPITAL OVERLAY ZONE
Sections
21.21.010 21.21 -015 21.21.020 21.21.030 21.21.040
21.21.050
21.21.060
21.21.070 21.21.080 21.21.090
21.21 -100
21.21.110
21.21.120
21.21.130
21.21.140 21.21.150
21.21.160
21.21.170 21 . 21 -180 21.21.190
21.21.200
Intent and Purpose Prohibition
Application Criteria for Implementation
Permitted Uses
Site Development Plan
Lot Area Lot Width Building Height Setbacks Setbacks - Structures over 35 feet in height
Landscaping Building Coverage
Signs
Parking - Minimum Walls and Fences
Lighting
Roof Appurtenances Trash Enclosures Loading Areas
Expiration
21 -21 -010 Intent and Purpose: The intent and purpose of the hospital overlay (H-0) zone is to: (1) Provide for the development of hospital facilities
to meet the community's major medical needs; (2) Provide a method whereby hospitals may be developed
in existing zones;
(3) Promote comprehensive planning of a major hospital
in conjunction with supporting facilities; (4) Ensure the compatibility of a hospital with
surrounding future and existing land use; (5) Provide the city with a procedure to analyze fiscal and environmental impacts caused by a hospital and its supporting facilities.
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21.21.015 Prohibition. Hospitals shall be located only
on property which has hospital overlay zoning.
21.21.020 Application: The H-0 zone may be applied to
property 'in any zone except the CT, R-T, R-W, 0-S f RMHP zones.
The H-0 zone may not be applied to an area less than 25 acres in size. In addition to the required application for a zone change,
application for the H-0 zone shall also include a traffic study
analyzing possible impacts on surrounding streets and intersections, and an economic impact analysis describing the positive and negative fiscal impacts of a hospital and any supporting facility on the city.
21.21.030 Criteria .for Implementation: Before
application of the H-0 zone to any property the following conditions must exist:
the proposed location.
surrounding zoning and land use.
will not be detrimental to public safety and welfare.
for a major hospital facility.
hospital facility.
significant impacts on the environment.
economic impacts on the City which cannot be mitigated to an
acceptable level or for which the Council cannot find that the
need for the hospital overrides the negative economic impact."
hospitals under Division 1, part 1.5 of the California Health and Safety Code.
chapter concurrently with the application for the zone change.
(1) There is a need in the community for a hospital at
(2) The proposed zone will be compatible with
(3) Development of a hospital at the proposed location
(4) The proposed site is suitable in size and location
(5) The circulation system is adequate to serve a major
(6) The proposed hospital will not create any
(7) Development of the hospital will not cause adverse
(8) The proposed hospital has met all the criteria for
(9) A site development plan is submitted under this
21.21.040 Permitted Uses: Subject to the approval of a site development plan processed pursuant to this chapter the following uses are permitted in the H-0 zone:
Carlsbad Municipal Code).
hospital, including but not limited to the following:
(1) Hospital (as defined in section 21.04.170 of the
(2) Accessory uses and structures where related to the
(a) laboratories (b) medical offices (c) pharmacies (d) health services such as senior citizens nutrition centers, physical therapy facilities and medical clinics (e) trauma facilities, including but not not limited to overnight residential facilities for trauma staff, helicopter pads
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(f) skilled nurse facilities
(9) residential care facilities (h) alcohol and drug care facil ties (i) restaurants within a hospital (j ) medical research facilities (k) other similar uses normally associated with a
hospital or medical off ices 21.21.050 Site Development Plan: (a) Approval of a
site development plan, processed according to the provisions of chapter 21.06 (Q-overlay) shall be required for any development in the H-0 zone except that for review of a hospital the Planning Commission shall act in an advisory capacity to the City Council. After review by the Planning Commission, the site development plan for the hospital shall be submitted to the City Council for
approval. The site plan shall be processed for review by the City Council in the same manner as the plan is processed for Planning Commission review. After construction of the hospital, site plans
for the development of accessory uses permitted in this zone shall be reviewed by the Planning Commission with appeal to the City Council. A hospital and accessory uses proposed as one development may be approved by a single site plan which would be processed in the same manner as a hospital alone.
conditions necessary to ensure compliance with the provisions of
Section 21.21.030. Such conditions may include, but shall not be limited to, requirements for street and public facility improvements on and off the site, requirements for mitigation of adverse economic impacts, including but not limited to the payment of fees to provide public facilities, and requirements for
mitigation of adverse environmental impacts.
(b) The site development plan shall include any
21.21.060 Lot Area: The minimum lot size for newly
created lots within this zone shall be 25,000 square feet.
21 -21.070 Lot Width: Every newly created lot shall
have a width of not less than 100 feet at the rear line of the
required front yard.
21.21.080 Buildinq Heiqht: The maximum height of structures within the H-0 zone shall not exceed 35 feet. Additional building height may be permitted by a site development
plan approved by the City Council.
yards, measured from the property line as follows: 21.21 -090 Setbacks: Every lot shall provide required
Driveways/ 1 Story 2-3 Stories Parking Building up to 35'
a) front yard 10' 15' 20 '
an arterial 20 ' 25 ' 35'
b) front yard on
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h) Through lots
front yard on a
prime arterial street side yar
side yard on
an arterial
side yard on a
prime arterial
interior side
yard rear yard
30 ' 40 ' 50 '
10' 15' 20 '
15' 20 ' ' 30'
30 ' 40' 50 I
5' 10' 10 '
5' 10' 10'
shall-be considered to have two front yards an - shall observe setbacks accordingly.
21.21.100 Setbacks: Structures over 35 feet in Height
The above specified yard requirements apply only to those
structures up to a height of 35'. For any other structure, which has been approved for increased height by site development plan, all required yards shall be increased at a ratio of .5 additional feet horizontally, for every 1.5' of additional vertical construction.
21.21.110 Landscaping: All landscaping shall comply
with the City of Carlsbad Landscape Guidelines Manual. All
landscaped areas shall be served by a permanent irrigation system
including bubblers or sprinklers. Prior to approval of a
building permit, each applicant shall submit a landscape and
irrigation plan for the approval of the Land Use Planning
Manager. All approved improvements shall be installed prior to
occupancy of the building.
planted with plant species consistent with the City Landscape
Guidelines Manual. Variations in ground plane by use of
undulating mounding is encouraged to screen parking areas and to enhance the landscaping and building architecture. Landscaping along arterials should comply with the city's streetscaping
program. (b) Parking Areas - A minimum of 10 percent of that portion of the site devoted to uncovered parking shall be landscaped. Landscaping shall be designed so as to offer relief from the monotony of rows of parked cars, and to create an overhead canopy. A minimum of one 15 gallon tree per 5 parking stalls shall be required in the parking area. All exposed parking areas shall be screened with landscaping, contouring and mounding.
(a) Required Yards - All setback areas shall be
21.21.120 Building Coverage (a) For developments which utilize surface parking,
all structures shall not cover more than 50 percent of the lot on
which they are located.
(b) For developments which include a parking structure or parking is located within or under the building it
serves, the total coverage of all structures shall not exceed 75
percent of the lot. This provisjon shall appl only if 75 percent of the required parking is located in The parking structure or within or under the building it serves.
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21.21.130 Signs - A detailed sign program shall be submitted to the Land Use Planning Manager for approval prior to occupancy of any new building or installation of any new signs.
All signs proposed in the H-0 zone shall comply with the provisions of Chapter 21.41 and the following regulations: - (a) Total permitted sign area - Total maximum allowable area of all siqns, includinq monument siqns, shall not -. exceed one square foot per iineal foot of building frontage.
may be permitted for each lot. Said monument sign shall be no
greater than six feet in height or six feet in length, (including the base) with a maximum of two sign faces. Comprehensively planned developments of a hospital and accessory uses may be
permitted additional monument signs, above the allowable area, through the Site Development Plan process.
(b) Monument Signs - One freestanding monument sign
21.21.140 Parking - Minimum: (a) Hospital - two spaces for each bed
(b) Medical or dental offices of clinics - one space
(c) Other uses - parking shall be required pursuant
(d) Additional parking may be required as part of
for each 200 square feet of gross floor area
to section 21.44 of the Carlsbad Municipal Code
the site development plan. Up to twenty-five percent of the required parking may be provided as compact spaces, eight feet by
15 feet in size.
21.21.150 Walls and Fences. A solid masonry or stucco
wall, six feet in height, shall be constructed along the common lot line with any residentially zoned property, except in the front yard where the wall shall be reduced to 42" in height. Walls and fences up to a height of six feet are permitted except
that no wall or fence shall be erected in any front yard setback
in excess of 42" and that all walls and fences shall observe a
minimum setback of 10' from the property line for a side yard on a street. Chain link, barbed wire, razor ribbon or other similar fences are specifically not permitted.
21.21.160 Lightinq (a) Exterior ll'ghting is required for a1 employee
and visitor parking areas, walkways, and building entrances and exits.
or indirect glare to any offsite properties or public right of ways.
(b) Light sources shall be designed to avoid direct
21.21.170 Roof-Appurtenances. All roof appurtenances, includina air conditioners, shall be architecturally inteqrated and shieided from view and-the sound buffered from 'adjacent properties and streets, to the satisfaction of the Land Use
Planning Manager.
21.21.180 Trash Enclosures. Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City Standards.
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21.21.190 Loading Areas. All loading areas shall be oriented and/or screened so as to be unobtrusive from the adjacent streets or properties.
21.21.200 Expiration: If construction 05 the hospital has not commenced within two years from the approval of the
Hospital Overlay Zone and site development plan on a specific area, the H-0 zone and site plan shall expire and the property will return to its underlying zoning.
EFFECTIVE DATE: This, ordinance shall be effective
thirty days after its adoption, and the City Clerk shall certify
to the adoption of this ordinance and cause it to be published at
least once in the Carlsbad Journal within fifteen days after its
adoption.
INTRODUCED AND FIRST READ at a regular meeting of the
Carlsbad City Council held on the 4th day of Bc&r
1984, and thereafter
PASSED AND ADOPTED at a regular meeting of said City
Council held on the 11th day of December , 1984 by
the following vote, to wit:
AYES: Council Embers Casler, Iewis, Kulchh, Chick and Pettine
NOES: None
ABSENT: None
VL/f SLER, Mayor &A
ATTEST:
,I
ALETHA L. RAUTENKRANZ, City CJerk
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PLANNING COMMISSION RESOLUTION NO. 2377
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONE CODE AMENDMENT, AMENDING
TITLE 21, CHAPTER 21, OF THE CARLSBAD
MUNICIPAL CODE, RY THE ADDITION OF SECTION
21.23 REGARDING THE HOSPITAL-OVERLAY (H-0) ZONE
APPLICANT: CITY OF CARLSBAD
CASE NO.: ZCA-178
WHEREAS, the Planning Commisson did, on the
14th day of November, 1984, hold a duly noticed public hearing as
prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Zone Code Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of ZCA-178, according to Exhibit
"A", dated November 14, 1984, attached hereto and made a part
hereof, based on the following findings:
Findings
This zone code amendment is consistent with the General
Plan's intent of protecting the public's health, safety and welfare since it may enhance the medical care facilities in
the City of Carlsbad.
This zone code amendment is consistent with the intent of the General Plan Land Use Element by providing measures to ensure
the compatibility of new land uses with existing circulation
and land use.
This zone code amendment will not cause any significant
adverse impacts on the environment because a Negative Declaration was issued by the Land Use Planning Manager on
October 6, 1984, and approved by the Planning Commission on November 14, 1984.
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p1 ann i ng
the 14th
ATTEST :
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Commission of the City of Carlsbad, California, held on
of November, 1984, by the following vote, to wit:
AYES : Chairman Rombotis, Commissioners Marcus, Farrow,
NOES : None.
ABSENT : None.
ABSTAIN: None.
Schlehuber, McFadden, Smith and L'Heureux.
JERRY ROMBOTIS, Chairman CARLSBAD PLANNING COMMISSION
MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
PC RES0 NO. 2377 -2-
DATE :
TO:
FROM:
SUBJECT :
I.
STAFF REPORT
November 14, 1984
Planning Commission
Land Use Planning Office
8
ZCA-178 - CITY OF CARLSBAD - A proposed amendment
the zoning ordinance to establish an overlay zone
provide for the development of major hospital
facilities.
RECOMMENDATION
to
to
It is recommended that the Planning Commission ADOPT Resolution No. 2377 recommending APPROVAL of ZCA-178.
11. PROJECT DESCRIPTION AND BACKGROUND
Several months ago the Daon Corporation advised the City that a
major hospital facility (Scripps) was looking at the possibility.
of locating in northwest La Costa. The letter also requested that the City of Carlsbad decide the best way to process this - type of application. Following receipt of the letter, staff conducted a survey to see how major hospital facilities are
processed in other jurisdictions. The majority of agencies
contacted permit hospitals in commercial zones through the conditional use permit process. This is also how hospitals are currently handled in Carlsbad.
Hospitals have been developed under the conditional use permit
process for many years. It was first utilized for hospitals
when they were smaller and did not have the impact of modern hospitals. Todays hospitals are generally multiple story,
contain 250 plus beds, employ over 500 people and are immediately surrounded by a variety of support uses including medical offices, labs, equipment supply, and rehabilitation centers. Because of the potential impacts, staff felt that a
major hospital facility should have its own zone.
Scripps Hospital is now negotiating for a portion of the
Carrillo Ranch property. Since both Scripps and Tri-City Hospital have expressed an interest in expanding into Carlsbad, staff feels that the zone is appropriate and will be utilized in the near future.
111. ANALYSIS
Planning Issues
1) Is the proposed zone adequate for implementing a major hospital facility?
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2) will -the standards proposed in the H-0 zone ensure
compatibility with surrounding land use?
Discussion
The development of a major hospital generally involves a minimum 25 acres of land. Hospital areas often include a large number of
accessory uses including medical offices, labs and heliports.
Because of the size of the development, the variety of uses and the potential impacts to traffic and to surrounding land use,
staff feels that a conditional use permit is no longer adequate
to process this type of development. As a result staff is
recommending the H-0 zone. Staff feels that approval of a major hospital in Carlsbad should involve a close examination by the
city. A change in zone involves more thought on the city's part than a conditional use permit and would require approval by both
the Planning Commission and City Council. To help the city in
analyzing the appropriateness of a change in zone, the H-0 zone requires submittal of additional traffic and economic information
similtaneously with the application.
The standards for development provided in the H-0 zone would
require the submittal of a site development plan for the
construction of a hospital. This site development plan would be
reviewed by both the Planning Commission and City Council. Site -
development plans for accessory uses would also be required but
would be reviewed only by the Planning Commission unless they are a part of the original hospital plans. Accessory uses cannot be built until the hospital has been constructed.
Other development standards include setbacks which vary
according to the size of the adjacent street, parking and signs. Staff feels that the site development plan process in conjunction with the standards outlined in the zone provide enough discretion by the City to ensure compatibility with
surrounding land use. For this reason staff is recommending approval .
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the Environment and, therefore has issued a Negative Declaration on October 6, 1984.
Attachments
1, Planning Commission Resolution No. 2377
2. Draft Ordinance (H-0 Zone) 3. Environmental Documents
CDG : ad
10/29/84
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f -. .? P JTICE OF PUBLIC HEARING
ZCA-178
NOTICE IS HEREBY GIVEN that the City Council will hold a public hearing
at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at
6:OO P.M., on Tuesday, December 4, 1984, to consider an application for
a proposed amendment to the Zoning Ordinance to establish an overlay zone to provide for the development of major hospital facilities.
APPLICANT: City of Carlsbad PUBLISH : November 24, 1984 CARLSBAD CITY COUNCIL
NOTICE OF PUBLIC HEARING
NOTICE IS HEREEY GIVEST that the Planning Conmission of the City of Carlsbad will
hold a public hearing at the City Council. Chanters, 1200 Elm Avenue, Carlsbad,
California, at 6:OO p.m. on Wednesday, November 14, 1984, to mnsider approval
of a proposed amendment to the Zoning Ordinance to establish an overlay zone to
provide for the development of major hospital facilities.
Those persons wishing to speak on this proposal are cordially invited to attend
the public hearinq.
Off ice at 438-559 1.
If you have any questions please call the Land Use Planning
CASE FILE: ZCA- 1 78
APPLICANT: City of Carlsbad
PUBLISH : November 3, 1984
CITY OF CARLSBAD PLANNING mIssIm
Carlsbad Journal
Decreed a Legal Newspaper by the Superior Court of Son Diego County
3 138 ROOSEVELT ST. 0 P.O. BOX 248 0 CARLSBAD, CA 92008 729-2345
Proof of Publication
STATE OF CALIFORNIA, ss
COUNTY OF SAN DIEGO,
I am a citizen of the United States and a resident of the county aforesaid;
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation,
published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which
newspaper is published for the dissemination of local news and intelligence of a general character, and
which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established and published at regular intervals in the said
City of Carlsbad, County of Sun Diego, State of California, for a period exceeding one year next preceding the date of publication of the
notice hereinafter referred to; and that the notice
of which the annexed is a printed copy, has been
published in each regular and entire issue of said
newspaper and not in any supplement thereof on
the following dates, to-wit:
NOTICE OF PUBLIC HEARING ZCA-178
L5M-1 ip84
NOTICE IS HEREBY GIVEN that the City Council of the City of Carls- bad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M. on Tuesday, December 4. 1984. to consider an application for a proposed amendment to the Zoning Ordinance to establish an Overlay zone to provide for the de. velopment of major hospital facili- ties
................................ 19 ....
................................. 19 ....
................................ 19 .... .. Applicant: City of Carlsbad
CI S675: November 24, 1984 CARLSBAD CITY COUNCIL
................................. 19 ....
I certify under penalty of perjury that the foregoing is true
and correct. Executed at Ca[lgba&, County of San Diego,
State of California on day of -<nb-c-,q-3pp- IC.[,& i Jt4
). ‘C/ I/,/< , . ’ ///( (L,,
Clerk of the Printer