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HomeMy WebLinkAbout1997-02-05; Planning Commission; ; CUP 96-19|SDP 96-10|SUP 96-06|HDP 96-09 - BRIGHTON GARDENS'l 11.e City of CARLSBAD Planning Departmem. A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: February 5, 1997 ItemNo.@ Application complete date: November 27, 1996 Project Planner: C. Westman Project Engineer: K. Quon SUBJECT: CUP 96-19/SDP 96-10/SUP 96-06/HDP 96-09 -BRIGHTON GARDENS - Request for approval of an 84,000 sq.ft., one and three story, professional care facility consisting of 140 rooms with 160 beds and including both a skilled nursing facility and an Alzheimer's/dementia facility on 4.83 acres in Local Facilities Management Zone 2. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4055 APPROVING the Negative Declaration and ADOPT Planning Commission Resolutions No. 4034, 4036, 4037 and 4035 APPROVING Conditional Use Permit Cup 96-19; Site Development Plan SDP 96-10; Special Use Permit SUP 96-06; and Hillside Development Permit HDP 96-09 based on the findings and subject to the conditions found therein. II. INTRODUCTION This application is a request for approval of an 84,000 sq.ft. professional care facility on a vacant 4.83 acre site located on the east side of El Camino Real and north of Carlsbad Village Drive. The building will have three different types of living areas. The largest area, the three-story element, provides assisted living for seniors that are relatively independent. None of the units will have kitchens. All meals will be provided in a common dining facility. The northerly, single-story element is the skilled nursing facility for residents in need of medical care. The southerly single-story element is the Alzheimer's/dementia facility. The proposed use is allowed within the zone with a Conditional Use Permit and the project complies with all applicable plans, standards, ordinances, and policies. III. PROJECT DESCRIPTION AND BACKGROUND The site is zoned as Residential Professional, has a General Plan designation of Residential Medium/Office, is vacant and has been graded into large development pads. There are no trees or other significant vegetation present. To the north of the site is the Western Financial Plaza which was approved for three buildings but is currently built with a dentist building and a day care facility. A future addition will be an office building. The Western Financial Plaza's elevation is approximately 20 feet below the pad of the project site. To the south of the site is an existing bank/office building. The bank building was approved as part of a larger development which included the project site. However, since that time those development approvals have 0 - CUP 96-19/SDP 96-10/SUl-.16-06/HDP 96-09 BRIGHTON GARDti-.JS FEBRUARY 5, 1997 PAGE2 expired. The primary user of the existing bank building is Wells Fargo Bank. To the east of the site and at the top of a gently sloping and eucalyptus tree landscaped embankment is the Tanglewood condominiums. This condominium development is approximately 50 feet above the project site. To the west, on the other side of El Camino Real are the Rising Glen apartments. The pad elevation of that development is approximately 40 feet above the project site. The project itself is proposed as a three story building with north and south single story wings. The three story element is located central to the site. Primary access to the property will be from a right-in/right-out driveway on El Camino Real. Access to the site can also be made through a secondary drive aisle which will run the entire length of the site along the eastern edge of the property at the toe of the easterly embankment. The secondary drive aisle will connect to Carlsbad Village Drive to the south and Hosp Way at the north, adjacent to the existing daycare facility. All necessary parking will be provided onsite. Parking is provided near the building entry and along the rear. See reduced Exhibit "A". The proposed project is designed in an ·Early California/Spanish style of architecture consistent with the El Camino Real Corridor Standards. There are two large interior courtyards with covered walks and gardens. All windows are multi-paned. Some windows are arched and/or have the additional treatment of a sill or balcony. The roof is a barrel tile and the walls are stucco. See reduced Exhibits "B" and "C". The application is subject to: • Residential Professional (RP) Zone: C.M.C. Section 21.18.040 (4) • Conditional Uses: C.M.C. Chapter 21.42 • Qualified Development Overlay (Q) Zone: C.M.C. Chapter 21.06 • Hillside Development Regulations: C.M.C. Chapter 21.95 • The El Camino Real Corridor Development Standards • The Growth Management Ordinance IV. ANALYSIS Staff is recommending approval of the proposed project. The following analysis presents the project's compliance with the applicable policies and regulations listed above. GENERALPLAN/R-PZONE The proposed project is consistent with the General Plan Land Use designation of Residential Medium/Office (RM/O), the Circulation Element and the General Plan Housing Element. CUP 96-19/SDP 96-10/SUP :16-06/HDP 96-09 BRIGHTON GARDb-.fS FEBRUARY 5, 1997 PAGE3 Because the site has a split General Plan designation and is less than 25 acres, the General Plan Land Use Element stipulates that a Site Development Plan is required. A Site Development Plan is being processed. In addition, the project is consistent with the Land Use Element because RM is characterized as an urban multiple residential area. The project will provide housing for seniors who require assistance in an apartment like setting. The project is consistent with the Circulation Element in that it has been designed in accordance with the El Camino Real Corridor Development Standards which encourage the preservation of El Camino Real as a scenic corridor. The project is consistent with the General Plan Housing Element because the project provides senior housing as noted in Objective 3.4 (Senior/Elderly). The proposed project is consistent with the Zoning designation of Residential Professional (R-P). Professional Care Facilities are allowed by a Conditional Use Permit and the project has been designed to satisfy all of the development standards of the R-P Zone. CONDITIONAL USE PERMIT/SITE DEVELOPMENT PLAN The proposed project is subject to the approval of a Conditional Use Permit and a Site Development Plan. Although they are separate applications, the findings required to approve either are similar. Therefore the following discussion can be applied to both permits. Uses subject to a Conditional Use Permit (CUP) are declared to possess characteristics of such unique and special form as to make impracticable their being included automatically in any land use class. In granting a CUP, certain safeguards to protect the health, safety and general welfare of the public may be required as conditions of approval. In addition, CUPs may only be granted when the appropriate findings of fact can be made. Those findings can be made for the proposed project. The requested use is necessary and desirable for the development of the community, is essentially in harmony with various elements and objectives of the General Plan, and is not detrimental to existing uses specifically permitted in the zone in which the proposed use is located. The facility will provide a professional care facilities in an area, North County, that has an increasing senior population. Provision of this type of facility is desirable as just one of several types of housing facilities necessary to accommodate a diverse population. The site for the intended use is adequate in size and shape to accommodate the use, in that all buildings, circulation and parking requirements have been provided onsite within the required setbacks and height restrictions. The following TABLE I illustrates the project's compliance with applicable development standards. CUP 96-19/SDP 96-10/SUl' ::16-06/HDP 96-09 BRIGHTON GARDb'-fS FEBRUARY 5, 1997 PAGE4 .. TAB11EJ Development Standards -Residential Professional Standard Required Front yard setback 20 feet Side yard setback 10 feet Rear yard setback 20 feet Maximum height 35 feet Parking @ .45 spaces per bed 72 IJevelopment··Standards!'"::Bl .. Camino ReaFCorridor• Front yard setback -Building 30 feet Front yard setback -Parking 25 feet Side yard setback NIA Rear yard setback NIA Maximum height 35 feet Provided 80 feet 23.5 feet 42 feet 35 feet 80 80 feet 30 feet 23.5 feet 42 feet 35 feet All the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that the proposed site plan is in compliance with all applicable development standards. The street system serving the project is adequate to properly handle all traffic generated by the proposed use, in that the project is projected to generate 480 ADT. However, cars slowing to enter the site may disrupt an efficient flow of traffic. Therefore, a deceleration lane is required to maintain the existing free flow of traffic at this location on El Camino Real. EL CAMINO REAL CORRIDOR DEVELOPMENT STANDARDS The intent and purpose of the EL Camino Real Corridor Development Standards is to maintain and enhance the appearance of the El Camino Real roadway area. The document also is intended to further the goals of the Land Use and Scenic Highways Elements of the General Plan in their objective of preserving unique city resources as they relate to highways. To meet these objectives, the corridor development standards include design guidelines as well as specific standards. The project's compliance with the specific standards have been illustrated in TABLE I above. The design guidelines designate "'Old California/Hispanic" as the design theme appropriate for this segment of the El Camino Corridor. The project building has been designed to comply with the stated theme. Architectural features include arched windows and walkways, columns, barrel tile roofs, multi-paned windows, and balconies. Per the design guidelines, no roof mounted equipment may be visible. The applicant has proposed the location of two roof-mounted satellite antennas. The antennas are located on the roof of the Alzheimer's/dementia wing and are screened by a parapet. No equipment will be visible from El Camino ReaL The design of the parapet is consistent with the overall design of CUP 96-19/SDP 96-10/SUP :,o-06/HDP 96-09 BRIGHTON GARDb..JS FEBRUARY 5, 1997 PAGES the building. HILLSIDE DEVELOPMENT REGULATIONS The site is subject to the Hillside Development Regulations because there are interior and boundary slopes that are greater than 15%. However, the project will not include disturbance of more than the isolated, interior slopes that were created as a result of previously-authorized grading. Therefore, the project qualifies as an exclusion to the provisions of the Hillside Development Regulations because 1) the site has been previously disturbed by authorized grading; and, 2) disturbed areas are limited to areas of topographic change less than fifteen feet in height and less than 4,000 square feet in area, which are not a part of the surrounding generalized slope. GROWTH MANAGEMENT All of the existing facilities near or adjacent to the site are adequate to accommodate the proposed project except for a deceleration lane required to provide a reasonable transition from El Camino Real onto the site. The deceleration lane has been included as a condition of approval. The project has further been conditioned to pay fees and abide by the requirements of Growth Management and the LFMP for Zone 2 to ensure continued availability of public facilities and to mitigate the cumulative growth impacts caused by the development. V. ENVIRONMENTAL REVIEW There were no significant impacts identified in association with the construction of the proposed facilities due in great part to the fact that the site is infill, surrounded by development, and has been previously graded into large development pads. A Negative Declaration was issued by the Planning Director on November 15, 1996, and notice published for review. No comments were received. ATTACHMENTS: 1. Planning Commission Resolution No. 4055 2. Planning Commission Resolution No. 4034 3. Planning Commission Resolution No. 4036 4. Planning Commission Resolution No. 4037 5. Planning Commission Resolution No. 4035 6. Location Map 7. Local Facilities Impact Assessment 8. Background Data Sheet 9. Disclosure Statement 10. Reduced Exhibits "A"-"C" 11. Exhibits "A"-"S" dated February 5, 1997. CW:bk MARRON RD BRIGHTON GARDENS CUP 96-19/SDP 96-10/ SUP 96-06/HDP 96-09 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMP ACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: CUP 96-19/SDP 96-10/SUP 96-06/HDP 96-09 -BRIGHTON GARDENS LOCAL FACILITY MANAGEMENT ZONE: f. GENERAL PLAN: =RM/=-=---:O:;..._ ____ _ ZONING: =R ..... -P ______________________ _ DEVELOPER'S NAME: MARRIOTT SENIOR LIVING SERVICES, INC. ADDRESS: 3130 S. Harbor Blvd. #430 Santa Ana CA 92704 PHONE NO.: {714) 445-3796 ASSESSOR'S PARCEL NO.: 167-090-59, 60, 61 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 84,000 sg.ft./4.83 ac. ESTIMATED COMPLETION DATE: _______________ _ A. City Administrative Facilities: Demand in Square Footage = n/a B. Library: Demand in Square Footage = n/a C. Wastewater Treatment Capacity (Calculate with J. Sewer) 84EDUs D. Park: Demand in Acreage = n/a E. Drainage: Demand in CFS = n/a Identify Drainage Basin = Btela VJSla Watershed (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 480 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 3 H. Open Space: Acreage Provided= .26 I. Schools: n/a (Demands to be determined by staff) J. Sewer: Demands in EDUs 84 Identify Sub Basin = 2A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 18 480 BACKGROUND DATA SHEET CASE NO: CUP 96-19/SDP 96-10/SUP 96-06/HDP 96-09 CASE NAME: BRIGHTON GARDENS APPLICANT: MARRIOTT SENIOR LIVING SERVICES, INC. REQUEST AND LOCATION: Approval of a 84,000 sguare foot professional care facility on property generally located on the east side of El Camino Real and north of Carlsbad Village Drive in Local Facilities Managment Zone 2. LEGAL DESCRIPTION: Parcels 2 and 4 of Parcel Map No. 13206, in the City of Carlsbad, County of San Diego, State of California, filed in the Office of the County Recorder of San Diego County, March 14, 1984 as File/Page No. 84-092419 of Official Records: and Parcel 3 of Parcel Map No. 13206, filed in the office of the County Recorder of San Diego County, California, together with a portion oflot 5 in Section 32. Township 11 South, Range 4 West, San Bernardino Meridian, according to the Official Plat thereof, all being in the City of Carlsbad, County of San Diego, State of California APN: 167-090-59, 60. 61 Acres: 4.83 Proposed No. ofLots/Units:N ;:..;a.:..::/A-=--------- GENERAL PLAN AND ZONING Land Use Designation: Residential Medium/ Office Density Allowed: NIA Density Proposed:N =-:.:..:/A=-=------------ Existing Zone: Residential Professional Proposed Zone: =-N:.:..:/ A:..::.... __________ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Site North South East West Zoning RP RP RP PC RD-M-Q Land Use Vacant, RM/O Office, 0 Bank,RM/O Condominiums, RM/OS Apartments, RMH PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): _________________ _ Public Facilities Fee Agreement, dated: __________________ _ ENVIRONMENT AL IMP ACT ASSESSMENT IZJ Negative Declaration, issued =-N=o..,_ve=m=b=e=r-=1=5..-....:..19"""'9;..::6'---------------D Certified Environmental Impact Report, dated ______________ _ D Other,, _________________________ _ City of Carlsbad ■A6i,i,hh·l•24•Ei,i,,i4,ti DISCLOSURE STATEMENT APPLICANT'SSTATEMENTOFDISCLOSUREORCERTAINOWNERSHIPINTERESTSONALLAPPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE ( Please Print) The following information must be disclosed: 1. Applicant List the names and addresses of all persons having a financial interest in the application. setJ•':,!,. Marriott I 11tc: ::at i c 1.4] , ;;l11 .... ~,OIL l,v,,.x,,,. ~VI~ Marriott I Ft 1.8¥ Ila b♦J::a ~ i l nc .. ~v,ui!;,.i Marriott Drive, Dept. 934.33 ~ :;:rlC.. 3130 South Harbor Blvd., Suite 430 ~ Washington D.C. 20058 Santa Ana. CA 92704 r Gary D. Steiner, R.A. Wayne M. Sant 2. Owner 3. 4. List the names and addressees of all person having any ownership interest in the property involved. HSP El Camino North, Inc. 8530 Wilshire Blvd., Suite 509 Beverly Hills, CA 90211 Carlos Lopez If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership interest in the partnership. See attached Addendun If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. DISCLOS.FRM 2/96 PAGE 1 of 2 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 Disclosure Statement (Over) Page 2 5. Have you had more than $250.00 worth of business transacted with any member of City staff. Boards, CommissiOJls, Committees and Council within the past twelve months? Yes __ No _v_ If yes, please indicate person(s) _______________ _ Person is defined as "Any individual, firm, copartnership, joint venture, association, social club, fraternal organization. corporation, estate, trust, receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." (NOTE: Attach additional pages as necessary) HSP EL CAMINO NORI'H I INC. ~·~~ Signature of Owner/dat~ F.Tisch Vice President HSP El carnino North, Inc. Print or type name of owner DISCLOS.FRM 2/96 ~'t·· \)_j~u-e,/2..,/'fb Signature of appliant/date l/J..IA, '1-Q...te> ,-, Se..i LOt'l. Lt\l l ~ '1 5s-ib1 ~ , llilc Print or type name of applicant PAGE 1 of 2 ADDENDUM TO DISCLOSURE STATEMENT 3. HSP El Camino North, Inc. (Owner) -Hoyt S. Pardee (52%) -8530 Wilshire Blvd., Suite 509 Beverly Hills, California 90211 -Douglas K. Pardee (16%) -8530 Wilshire Blvd., Suite 509 Beverly Hills, California 90211 -Wesley S. Pardee (16%) -8530 Wilshire Blvd., Suite 509 Beverly Hills, California 90211 -David W. Pardee (16%) -8530 Wilshire Blvd., Suite 509 Beverly Hills, California 90211 002PlMCO.762 SITE PLAN IIC'AIJ;,r•,iq-<:r i'IO«fillO.:<iU J\.oto,,t,'11,.,..F'N M!"llOll'I 3 STORY ASSISTED LIVING ~U•ILUW~~"'~ /71[1lJlliU.l1U -----·--··------ BRIGHTON GARDENS CARLSBAD, CALIFORNIA MAlllllOTT INTEflNA TIONAL. INC. SEHOR LIVING SERVICES REDUCED EXHIBJT "A" ) SKILLED NURSING EXTERIOR ELEV A TIONS •-t SKILLED NURSING --EAST ELEV A TION •s SKILLED NURSING --NORTH ELEVATION •e SKILLED NURSING --WEST ELEV A TION BRIGHTON GARDENS CARLSBAD, CALIFORNIA MARRIOTT INTERNATIONAL, INC. SENIOR LIVING SERVICES ) ! REDUCED EXHIBIT 11 8 11 ASSISTED LIVING ELEV A TION •1 i ASSISTED LIVING ELEVATION •2 r---------• ll~~~~~~~:~~~~~~·-·r■~!E·-~· ~~~----c---~-~ ASSISTED LIVING EXTERIOR ELEV A TIONS ASSISTED LIVING ELEVATION 13 BRIGHTON GARDENS CARLSBAD. CALIFORNIA MARRIOTT INTERNATIONAL, INC. SENIOR LIVING SERVICES ~ ---■ -----■ ==-..,_.., ■ REDUCED EXHIBIT "C"