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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.