HomeMy WebLinkAboutRP 89-04; Montessori By The Sea; Redevelopment Permits (RP) (2)April 29,2003 ^ O ^ . ,
BARRY NEWMAN, CHANCELLOR jW^Ux^d^oo^ ^i^^H^j^^csooJ) 4
ST. MICHAEL'S BY THE SEA EPISCOPAL CHURCH , / . P i^^ lr,
2775 CARLSBAD BOULEVARD O^-U/m m^^^ < ^
CARLSBAD, CA. 92008 CX0 UJJLOM^ p^^afx^uS^ .
RE: LOT 6 OF BLOCK 6 ORIGINAL TOWN OF CARLSBAD; APN: 203-143-06
Dear Mr. Newman:
Thank you for your letter of April 14, 2003 requesting a determination that Assessor Parcel No.
203-143-06 of the St. Michael's By the Sea Episcopal Church property may continue to be used
for church purposes imder the regulations set forth within the Village Master Plan and Design
Manual. Based on a review of the information you provided and our records, the determination
can be made that the subject parcel has been used for church purposes since 1990. Therefore, the
parcel may continue to be used for church purposes.
Based on our records, you have church uses on Assessor Parcels 203-143-06 and 203-143-07.
You may continue to use those two parcels for church purposes under the Village Master Plan
and Design Manual. You have commercial uses on Assessor Parcels 203-143-01 and 203-143-
02. To remain consistent with the Village Master Plan and Design Manual, those two parcels
must be used for tourist-serving commercial uses.
As we have discussed previously, a Master Plan for the Church must be approved by the
Carlsbad Housing and Redevelopment Commission in order to expand or intensify the uses on
the church property. As a reminder, the two commercial properties must be used for tourist-
serving commercial uses under any Master Plan for the entire site. No non-conforming uses will
be allowed to expand or intensify on the commercial properties. All new uses on the commercial
properties must be consistent with the tourist-serving commercial designation.
I hope this correspondence helps to clarify the land use regulations for the church properties. If
you have any additional questions regarding the Village Master Plan or the use of your property,
please contact my office at (760) 434-2815.
Sincerely,
DEBBIE FOUNTAIN
Housing and Redevelopment Director
January 16, 2003
TO: CITY MANAGER
FROM: HOUSING AND REDEVELOPMENT DIRECTOR
ST MICHAEL'S CHURCH
On January 15, 2002, Mayor Lewis contacted my office regarding information staff has shared with St.
Michael's Church regarding the use of their property on Carlsbad Boulevard. The Mayor inquired about
the use of the commercial property owned by St. Michael's Church and whether or not that property can
be used for church purposes. This report provides a summary of my discussion with Mayor Lewis.
Attached is a copy of a parcel map which indicates the properties that will be discussed within this report.
The comer property has 3 parcels and is designated as "commercial" property (identified with an *). The
remaining property is identified as "church" property.
St. Michael's Church is located in District 9 of the Village Redevelopment Area. Churches are
considered a provisional use throughout the Village, but generally discouraged (especially in District 9)
because they consume large street frontages which interrupt desired retail continuity. With that said,
existing churches are considered "good neighbors" within the Village Master Plan and permitted to
remain, expand and intensify with legislative approval of a long term Master Plan for all related
properties. Within the Master Plan, it also states that the location of existing churches is fixed from a
maximum property size. However, the Church may redevelopment the existing site.
St. Michael's has a unique situation because they own several parcels of land which are currently being
used for varying purposes. The three parcels on the comer of Beech Avenue and Carlsbad Boulevard are
currently used for commercial purposes (offices, retail, etc.). The fourth parcel, which is the largest, is
used for the church and related facilities. Staff has been consistent in its comments to St. Michael's in
indicating that the existing church property can continue to be used for church purposes. The church can
be rebuilt, expanded and additional church related facilities (i.e., day care facility, etc) can be added under
the Master Plan regulations, with prior approval by the Housing and Redevelopment Commission of a
"Master Plan" for the church site. However, St. Michael's has been told that the commercial properties
must remain in use for commercial purposes, specifically tourist-serving commercial uses, per the Master
Plan. Although staff has indicated that the 3 subject parcels must continue to be used for commercial
purposes, this would not prevent St. Michael's from redeveloping their church site and using the
commercial site to help them in this endeavor. It is possible that the commercial component could be
relocated through approval of a Master Plan, if the current location is not optimal for the Church's long
range planning efforts. Also, St. Michael's could consider using the commercial component for their own
purposes. For example, St. Michael's could build a gift shop, book store, coffee house, or some other
commercial venture that would provide funding for their church/program operations.
If you or the City Council would like any additional information on this matter, please let me know.
Thanks,
City Attomey
Community Development Director
St. Michael's By-the-Sea
Episcopal Church
Post Office Box 127 Carlsbad, Califomia 92008
Telephone (619) 729-8901
January 10, 1990
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-4859
Attn: Eric Munoz
Dear Eric:
This is to advise that the Vestry of St, Michaelis is requesting tihat we
withdraw the application for the Conditional Use Permit for the rt^orksite
prograra at the vacant lot at the area just north of the church until further
notice. We will re-submit our application at a date in the future if and when
the need arises.
Thank you for your cooperation.
Sincerely,
The Rev. Douglas E. Woodridge
Rector
im
WORKSFFE PRESCHOOLS, INC.
January 5, 1989
Mr. Eric Munoz
Assistant Planner
City of Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-4859
Dear Eric;
Enclosed is the original of the agreement regarding the
payment of the public facilities fee, plus the note citing the
corrections that are necessary.
I have not done anything with this because it appears that
despite all of the work done so far that it is unwise for us
to continue. I've also enclosed a copy of my letter to Father
Woodridge that explains my position in more detail. Personally
I am still hopeful that things can be worked out, and I am
exploring some other ways of doing it, but it will require some
timing adjustments to the lease agreement with the church which
the church may not find acceptable.
I suggest that you send this facilities fee agreement to
Father Woodridge for correction since it probably will be easiest
done through him. I realize that if I do eventually develop
a preschool on the property than I would be bound by this
agreement. My thought is that if the church were to find another
developer than maybe a simple substitution of a new agreement
would keep the CUP/RP valid.
Even though this project appears to be over I am still
glad that we gave it a try. I really appreciate the effort
that you and other members of the city staff put into this
project and I am hopeful that there may be a favorable ending
to this story in the sense that some of the work and experience
may bear fruit at some other site in Carlsbad.
Sincerely
Ay.^A.
Dennis M. Buckovet
President
Copy to:
Father Woodridge M IS
P.O. Box 18-2191 Coronado, CA 92118 (619) 437-0235
December 30, 1989
Reverand Douglas Woodridge
St Michael's By-The-Sea
Bpisoopal Church
P.0# Box 127
Carlsbad, CA 92008
Dear Father Woodridge;
After much serious consideration over the last three weeks
we have come to the conclusion that we should not continue with
the preschool project on St Michaels property* The series of
delays has pushed the project outside of the initial financial
parameters that were identified as being necessary for success.
The loss of so much actual operating time within the period
of the lease significantly increases the risk of the venture*
Despite our substantial monetary, time, and effort
investments so far it appears most prudent to accept a known
loss rather than put even more money at risk. To do so would
not only create an excessive financial burden for us, but would
also place our family under great psychological stress. In
sum, under the present circumstances it no longer appears to
be worth it.
We are particularly disappointed because this seems to
be such a good project for both the church and the community.
But our work indicates that it only makes sense from a business
risk perspective if both the rent and the five year lease period
do not start until the first operating day. These provisions
would allow for the developement of a quality, competitive
preschool, which would be in the church's long term interests
as well as ours. We would be pleased to continue with the
project if the first operating day start for the rent and the
lease period would again be acceptable.
We will be seeking other uses for the three modules that
we purchased for the project. If the church might have some
use for them or knows of someone who does, please let rae know.
We thank you and the vestry for your efforts in this matter.
Sincerely
Dennis M, Buckovetz
President
Copy to?
Mr. Wes Lee, Esq.
Mr. Eric Munoz, City of Carlsbad
St. Michael's By-the-Sea
Episcopal Church
Post Office Box 127 Carlsbad, Califomia 92008
Telephone (619) 729-8901
PICE! i "13
4e
November 30, 1989
Eric N. Munoz
Assistant Planner
City of Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-4859
Re: RP 89-4/CDP 89-2
Dear Mr, Munoz:
In response to your letter of November 22, 1989 concerning project RP 89-4/CDP
89-2, this is to notify you that we still are interested in pursuing the
project and to establish a date to go before the Design Review Board.
Would you please let us know what procedures are necessary for us to
accomplish this process.
Sincerely yours,
The Rev, Douglas E. Woodridge
Rector
/im
Citv of Carlsbad
Piannin
November 22, 1989
Joan E. Dainty
Senior Warden
St. Michael's By The Sea Episcopal Church
PO Box 127
Carlsbad, CA 92008
SUBJECT: RP 89-4/CDP 89-2
In regards to the above referenced project, it is the Planning Department's understanding
that St. Michael's By The Sea, being the landowner of the subject property, does not wish
to pursue the project any further. The Village Design Manual for the Village
Redevelopment area specifies Travel-Service uses on the site. However, schools may be
allowed on any site through the Conditional Use Permit (CUP) process. The Local
Coastal Program for the subject area also allows church and daycare/school uses through
the CUP process, eliminating any need for a Local Coastal Program Amendment. As
specified by State Law, a CUP goes with the land and the landowner. Therefore, in the
case of this project, the school could occupy the site at the discretion of the landowner.
If the church (as the landowner) is still interested in pursuing this project further and
wishes to allow the location of a preschool on the site, a letter written by the church must
be received by the Planning Department stating the Church's position and the project's
status. If the project will not be processed any further it will have to be formally
withdrawn. Please advise the Planning Department as to which direction the project will
take by December 18, 1989.
If you have any questions I can be reached at 438-1161.
Sincerely,
AJ- yt
ERIC N. MUNOZ
Assistant Planner
c: Gary Wayne
Chris DeCerbo
Dennis Buckovetz
Paul Webb, Coastal Commission
ENM:lh
RP894CD.ltr
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
WORKSFFE PRESCHOOLS, INC.
September 20, 1989
SEP
Mr. Eric Munoz
Carlsbad City Planning Office
2075 Las Palmas Drive
Carlsbad, CA 92009
Dear Eric:
I believe the attached information fairly represents the
parking situation relative to the Montessori by the Sea project.
I gathered the information during personal visits with the pastor
of St. Michaels Church and the businesses on the property.
In the original cover letter I went into great detail on
each activity associated with this church-owned property. I
am. not able to reconstruct all of that discussion, but I can
assure you that I made every effort to explain and justify each
element of the graphs.
Sincerely,
A^ Dennis M. Buckbve
President
Enclosures
P.O. Box 18-2191 • Coronado, CA 92118 • (619)437-0235
August 10, 1989
>^
Mr. Brian Hunter
Associate Planner
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009
Re: Montessori-by-the-Sea Preschool (CUP 89-12/RP 89-4)
Dear Brian:
This letter is intended to clarify the parking situation
during the operation of the proposed preschool on property owned
by St. Michaels Church. The follow.ing information is germane.
1. All structures and parking are within Block 6, Town
of Carlsbad, Amended Map 775.
2. The preschool will operate Monday through Friday only.
Therefore, the attached daily analyses only address
those days.
3. There are 66 paved parking spaces owned by St. Michaels
Church within Block 6, of which 40 are immediately
to the southeast of the proposed preschool site and
the other business entities renting space on church
property. The other 26 spaces are more immediately
adjacent to church structures,
4. The lease for the preschool being 5 years, is the
longest lease currently in effect for any of the
businesses.
5. The hours of operation for the established businesses
cited in the attached analyses were determined through
a personal visit by Dennis Buckovetz, one of the
undersigned, to each business.
6. The use of the main church building Tuesday through
Friday reflects mid-week services attended by an average
of 10 persons per day in a structure with a capacity
for 332 persons. Therefore, it has been assumed that
5 parking spaces are required for the average of 10
attendees.
7. The church offices and church classrooms are contained
in the same structure.
Mr. Brian Hunter
City of Carlsbad
August 10, 1989
Page Two
8. The use of the church classrooms from 9 A.M. to 12 A.M.,
Monday through Friday, is by a maximum of 15 students
and one instructor.
9. The use of the church classrooms from 7 P.M. to 9 P.M.,
Monday through Friday, is by a maximum of 30 persons
attending AA meetings. It has been assumed that one
parking space is required for each attendee.
10. The use of the parish hall from 9 A.M. to 1 P.M. on
Thursday is by a women's group averaging 30 in
attendance in a building with a rated capacity of 134.
Therefore, it has been assumed that 15 parking spaces
are required for the average of 30 attendees.
This information is accurate to the best of our knowledge
and is intended to meet or exceed the requirements of Section
21.44 of Parking Ordinance 9804.
If you have any questions please feel free to contact either
of us at the telephone numbers below our signatures.
Sincerely,
Dennis M. Buckovetz
Preschool Developer
(619) 437-0235
Joan Dainty
Senior Warden
St. Michaels Church
(619) 458-9500
Citv qf Carlsbad
Plannina Department
July 31, 1989
Travis A. Deal
1651 Monte Vista Drive
Vista, CA 92084
SUBJECT: RP 89-4/CDP 89-2/CUP 89-12
Thank you for applying for Land Use Permits in the City of Carlsbad. The
Planning Department has reviewed your Redevelopment Coastal Development and
Conditional Use Permit, applications no. RP 89-4/CDP 89-2/CUP 89-12, as to their
completeness for processing.
The application is incomplete, as submitted. Attached are two lists. The first
list is information which must be provided to complete your application. The
second list is issues of concern to staff. To help speed processing of the
application, it is suggested that all required information on the lists be
submitted at one time, as no processing of your application can occur until the
application is determined to be complete. When all required materials are
submitted the City has 30 days to make this determination. In addition, please
note that you have six months from the date the application was initiallv filed,
June 28, 1989, to either re-submit the application or submit the required
information. Failure to resubmit the application or to submit the materials
necessary to determine your application complete shall be deemed to constitute
withdrawal of the application. If an application is withdrawn or deemed
withdrawn, a new application must be submitted.
Please contact your staff planner. Lance B. Schulte, at (619) 438-1161, if you
have any questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:LBS/1h
cc: Charles Grimm
John/Crystal
Erin Letsch
Bob Wojcik
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. RP 89-4/CDP 89-2/CUP 89-12:
PLANNING:
1. A complete inventory of parking demand/supply is needed for the entire site
and for all uses. Also a legal mechanism to assure continuous adequacy
of the entire sites parking program will be needed.
ENGINEERING:
1. Incomplete and unsuitable for further review. Please see attached
checklist for missing or incomplete items.
ISSUES OF CONCERN
ENGINEERING:
1. Show proposed streetscape improvements to Carlsbad Blvd
2. Show "Future" street improvements to Garfield Street.
3. Show proposed grading and drainage.
4. No major issues apparent.