HomeMy WebLinkAboutCUP 190B; Sudan Interior Mission (SIM USA); Conditional Use Permit (CUP) (2)SIM By Prayer
Serving In Mission
USA Headquarters
14830 Choate Circle
P.O. Box 7900
Charlotte NC 28241-7900
frf: (704) 588-4300
A/f U -7 1AA-7 /ax: (704) 587-1518
MarCn /, ZUU/ em«7. info@sim.org
web: www.sim.org
Mr. Donald Neu, Planning Director
City of Carlsbad
1635 Faraday Avenue
Carlsbad, California 92008
RE: Application to amend Conditional Use Permit 190
Dear Mr. Neu:
In 1980, SIM USA, Inc., received approval of a conditional use permit (CUP 190)
to operate our non-profit retirement facility at 1400 Flame Tree Lane. The cost to
operate and maintain this wonderful facility has gone beyond the financial level
that SIM can continue to carry.
The original approval of CUP 190 included language that precluded the transfer
of the CUP approval to a potential future owner/operator of the SIM facility. SIM
is requesting elimination of this provision so that the CUP can transfer with the
ownership of the facility.
As noted in earlier correspondence, SIM has been directly responsible for the
maintenance and operation of the facility which has provided housing for SIM
retirees. We continue to have an obligation to the remaining occupants and have
been searching for a buyer who would provide an opportunity for the existing
residents to remain in place until other living arrangements became necessary.
The buyer intends to affiliate with a faith-based organization to manage and
operate the facility during the stated remaining life of the CUP. This would be
consistent with the intent of the original CUP approval. SIM is proposing that
language be included in the amendment to restrict the use to a faith-based
retirement facility.
Structures of the type found on-site normally have an economic life expectancy of
approximately 40 years. At this point, the structures have been in existence for
approximately 23 years.
The units exhibit the effects of deferred maintenance and will require some
restoration to insure that they remain habitable. SIM is requesting that a term of
17 years be applied to the amended permit to allow adequate time to meet their
obligations to their retirees (they are no longer making assignments to this
Planting, strengthening, & partnering with churches around the world
SIM includes Africa Evangelical Fellowship, Andes Evangelical Mission, International Christian Fellowship, & Sudan Interior Mission
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facility) and to allow the buyer to recover the cost of the necessary restoration to
insure the continued operation of the facility to meet SIM's obligation to its
retirees. We are also proposing a limit on the amount of renovation expenditure
to insure that it is in keeping with the anticipated remaining life of the structures.
Our specific request is outlined below:
It is requested that Condition 6 of Planning Commission resolution 1741,
approving CUP 190, replaced with the following condition:
6) The use of the subject property shall be maintained as a faith-based
retirement facility.
In addition, it is requested that the following conditions be added:
7) The aggregate cost of alteration, improvement, reconstruction, restoration
or repair shall be limited to no more than 10 percent of the building's
replacement value on the date that a permit application is filed. Any such
activity shall not result in an increase in the size of the building.
8) This Conditional Use Permit is granted for a period of seventeen (17)
years. This permit may be revoked at any time after a public hearing, if it
is found that the use has a substantial detrimental effect on surrounding
land uses and the public's health and welfare, or the conditions imposed
herein have not been met. This permit may be extended for a reasonable
period of time upon written application of the permittee made no less than
90 days prior to the expiration date. The Planning Commission may not
grant such extension, unless it finds that there are no substantial negative
effects on surrounding land uses or the public's health and welfare. If a
substantial negative effect on surrounding land uses or the public's health
and welfare is found, the extension shall be denied or granted with
conditions which will eliminate or substantially reduce such effects.
There is no limit to the number of extensions the Planning Commission
may grant.
9) This approval is subject to all conditions contained in Planning
Commission Resolution No. 1741, except where otherwise noted herein.
With these modifications, the purchaser of the property can proceed to bring in new
management, undertake needed renovation and assist SIM in insuring that it obligations
can be met without plunging the organization into financial distress.
We are looking forward to a timely response to our request.
If you have questions or need additional information, please contact our local
representative, Mr. Jack Henthorn, at (760) 438-4090.
Thank you.
Sincerely,
eorge Salloum
Director of Finance and Operations