HomeMy WebLinkAboutRP 92-03; ST MICHAELS BY THE SEA; Redevelopment Permits (RP) (5)HOUSING AND REDEVELOPMENT sT^"^^ REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
(EitQ 0f (Earlfibab
January 31, 1992
Art Kuehn
c/o John Stevenson Architect
1635 Sixth Avenue
San Diego, CA 92101
Dear Art:
Thank you for submitting the St. Michael's By-the-Sea site plans for Preliminary Review. The
information that follows is based upon the Master Site Plans that are dated October 29, 1991.
This review was conducted by Engineering, Housing & Redevelopment and Planning under the
assumption that the previously proposed retirement project was withdrawn and that the existing
commercial uses would remain on site.
The majority of these issues, concerns and comments were discussed during the meeting df
January 22, 1992 with the Engineering, Housing & Redevelopment, and Planning Department
staff as well as Phil Bayden and yourself. These comments are intended to provide assistance
in conforming to the appropriate development standards and design criteria for the proposed
project on Carlsbad Boulevard.
The proposed project is located within the Village Redevelopment Area and must conform
to the standards of Sub-area 5 in the Village Design Manual.
The proposed project is also located within the Local Coastal Zone and must conform to
the requirements ofthe Village Design Manual, or receive Coastal Commission approval,
or an amendment to the Local Coastal Program must be completed.
Carlsbad Boulevard is considered to be a special treatment area. Emphasis should be
placed on heavy streetscaping and open space amenities along Carlsbad Boulevard.
Special concern should be given to amenities such as view points, gateways, and
preserving local landmarks that are, or will be established with any development.
Show the existing development (including the commercial buildings, all parking areas, and
all mature trees) and the extent of each planned phase of development through to build
out.
Provide the approximate square footage of uses and/or seating capacity of the existing
and buildout development. The categories of pertinent uses are administration, retail,
public assembly, education and storage. Please Include the square footages of the office
and medical office uses to the north of the church.
The Municipal Code allows joint use parking reductions for uses with different times of
occupancy. The church, chapel, parish hall and education building are classified as
nighttime uses while administration, storage and retail are classified as daytime uses. The
attached excerpt from the Parking Ordinance detaiis the proper reduction calculations.
Provided that the church and parish hall are not used concurrently, only the larger seating
capacity of the two buildings should be used for the required parking assessment. Using
the proportions of uses expected at buildout (contained in the submitted Master Plan),
the proposed parking supply of 98 spaces is more than adequate to meet the
requirements of the Municipal Code.
The administration building comes quite close to Carlsbad Boulevard. Increased setback
and/or articulation of the building facade will be required to maintain the openness of the
streetscape. Please note that the maximum building height is 35 feet to the peak of the
roof.
There are many mature trees on the project site. Preservation of these trees is an issue
of concern. While existing vegetation is not shown on the submitted site plan, it appears
that two of the three large eucalyptus trees along Carisbad Boulevard are planned to be
removed. Please be aware that the City is concerned about the removal of these trees
and every effort should be made to preserve them.
Show or state what is happening with the existing lot lines in the areas of the commercial
buildings.
The City street should not be included in parking calculations. On-street parking cannot
be used to meet the required on-site parking requirement.
Standard driveway approaches should be used, not the alley approaches shown at all
entries.
Show dimensions of all parking and circulation areas.
Wheelchair ramps at all intersections are required.
No "special" pavement is allowed within the City right-of-way as shown on the
southeasterly corner.
Improvements to Garfield Street will be required. Show a typical section of Garfield Street
proposed to be constructed. Pavement width must be 32 feet.
You may apply for a street vacation of excess right-of-way on Beech Avenue and
Christiansen Way. If this is done, corner cut-offs for right-of way will be required to be
retained. The radius of the cut-off is required to be 20 feet, to meet City standards.
The parking lot off Christiansen Way near Garfield Street requires a 20 foot clear distance
from the back of sidewalk to the first parking space.
Undergrounding of existing overhead utilities will be required.
If a Master Site Plan approach is pursued, each phase must be clearly shown on an
exhibit to evaluate the functionality of each phase. Existing facilities at the start of each
phase also needs to be shown.
Buildings should not be located within the public right-of-way. This issue needs further
discussion, specifically in regard to the commercial buildings and related structures
located on the northwest corner of the property.
We are looking fon/vard to receiving a drawing of the existing and proposed parking areas and
building footprints in order to assist you further in the deveiopment of the St. Michael's By-the-
Sea Master Plan. If you have any questions or would like to begin the formal application
process, please give me a call at 434-2818.
KAREN E. SAUER
c: Phil Bayden
Planning
Engineering
JANUARY 28, 1992
TO: MANAGEMENT ANALYST - REDEVELOPMENT
FROM: Assistant Planner
SUBJECT: ST. MICHAEL'S BY-THE-SEA PRELIMINARY REVIEW
Briefly recapping the history of this conceptual, long-term site development, the Planning
Department received a request to comment on a proposed senior housing project adjacent
to the St. Michael's Church on August 19, 1991. The Planning Department remarks
conceming this proposal, dated September 16, 1991, included a request for more
information on the existing uses within St. Michael's. On October 28,1991, the Planning
Department received another request to comment on a "master site plan" for both the St.
Michael's Church and the adjacent senior housing sites. This piecemeal submittal of
preliminary reviews caused concem that a cohesive site planning process was lacking.
After several meetings with the Redevelopment Agency, it was discovered that the senior
housing project was no longer part of the "master site plan", and it was decided that a
meeting with the St. Michael's representatives was necessary to fully define the
development proposal. Please reconfirm this necessity to define all development intentions
with the applicant.
As agreed in our meeting on January 22,1992, here is a list of issues with the current site
design. Please advise the applicant that these site specific comments do not necessarily
endorse any conceptual master plan of the St. Michael's site. These comments are intended
to provide the applicant wdth assistance in conforming to the appropriate development
standards and design criteria.
Planning:
1. Please show the existing development (including the commercial buildings, all
parking areas, and all mature trees) and the extent of each planned phase of
development through to buildout.
2. Please provide the approximate square footage of uses and/or seating capacity of
the existing development. The categories of pertinent uses are administration,
retail, public assembly, education, and storage. Please also include the square
footages of the office and medical office uses to the north.
3. The municipal code allows joint use parking reductions for uses with different times
of occupancy. The church, chapel, parish hall, and education are classified as
nighttime uses while administration, storage, and retail are classified as daytime
uses. The attached excerpt from the Parking ordinance details the proper reduction
calculations. Provided that the church and parish hall are not used concurrently.
ST. MICHAEL'S BY THE SEA PRELIMINARY REVIEW - MEMO
JANUARY 28, 1992
PAGE TWO
only the larger seating capacity of the two buildings should be used for the required
parking assessment. Using the proportions of uses expected at buildout contained
in the submitted master development plan, the proposed parking supply of 98 spaces
is more than adequate to meet the requirements of the code.
4. The administration building comes quite close to Carlsbad Boulevard. Increased
setback and/or articulation of the building facade will be required to maintain the
openness of the streetscape. Please note that maximum building height is 35 feet
to the peak of the roof.
5. There are many mature trees on the project site. Preservation of these trees is an
issue of concem. While existing vegetation is not shown on the submitted site plan,
it appears that two of the three large eucalyptus trees along Carlsbad Boulevard are
plaimed to be removed. This is unacceptable, however preservation of the trees
might aide in addressing the concems addressed in item number 4 above.
Engineering:
1. The applicant should show or state what is happening with the existing lot lines in
the areas of the commercial buildings.
2. This comment is based on the submitted master site plan and may not be an issue
on the church site plan. Using the City street for parking and circulations is not
allowed. Using the City right-of-way for the circular driveway is not allowed. The
parallel section of the drive must be moved out of the right-of-way.
3. Standard driveway approaches should be used, not the alley approaches shown at
all entries.
4. Show dimensions of all parking and circulation.
5. Wheelchair ramps at all intersections are required.
6. No "special" pavement is allowed within the City right-of-way as shown on the
southeasterly comer.
7. Improvements to Garfield Street will be required. Show a typical section of Garfield
Street proposed to be constmcted. Pavement width must be 32 feet.
8. The applicant may apply for a street vacation of excess right-of-way on Beech
Avenue and Christiansen Way. If this is done, comer cut-offs for right-of-way will
be required to be retained. The radius of the cut-off is required to be 20 feet, as per
City standards.
ST. MICHAEL'S BY THE SEA PRELIMINARY REVIEW - MEMO
JANUARY 28, 1992
PAGE THREE
9. The parking lot off Christiansen Way near Garfield Street requires a 20 foot clear
distance from the back of sidewalk to the first parking space.
10. Undergrounding of existing overhead utilities will be required.
11. If a master plan approach is pursued, each phase must be clearly shown on an
exhibit to evaluate the functionality of each phase. Existing facilities at the start of
each phase also need to be shown.
Please feel free ta call me At extension 4499 is you have any questions.
MICHAEL GRI
Assistant Planri
Attachment
c: Robert Green
Brian Hunter
Bob Wojcik
Jim Davis
MG:vd
Stmichvr.mem
REVIEW AND COMMENT MEMOi
DATE RECEIVED: ^ -cP^~ 9:>
TO:
FROM:
REVISED PLAN • 4
ENGINEERING DEPARTMENT
GROWTH MANAGEMENT (MEMO ONLY)
FIRE DEPARTMENT
BUILDING DEPARTMENT
PARKS AND RECREATION DEPARTMENT
NORTH COUNTY TRANSIT DISTRICT - 311 S. Tremont Street
Oceanside, CA 92054-3119
WATER DISTRICT
UTILITIES/MAINTENANCE
POLICE DEPARTMENT
LANDSCAPE PLANCHECK CONSULTANT
SCHOOL DISTRICT
Planmng Department
REQUEST FOR REVIEW AND COMMENT ON APPUCATION NO. 9^-^/C£>P'^:>
NOTE: PLEASE USE THIS NUMBER ON ALL CORRESPONDENCE CONCERNING THIS
APPLICATION.
PROJECT TITLE:
APPLICANT:
PROPOSAL: T^Too*^ ^"^^^7^.^ 9- 7^y7/ci*7^ 7^' <^)c7^7^7*^p
T/JT^^ ''O^'/^J^J i^'^/>//e/ ^ T^^/A/r^^ V ''T^'/
PROJECT PLANNER:
Please review and submit written comments and/or conditions to the Planning Department
bv^-^-*?*^-' . If not received by that date, it will be assumed that you have
no comment and the proposal has your endorsement as submitted.
THANK YOU
COMMENTS:
PLANS ATTACHED FRM0020 10/91
OTY OF CARLSBAD
LAND USE REVIEW APPUCATtON FOR PAGE I OF 2
1) .\PPLICATIONS APPLIED FOR: (CHLLK BOXES)
L7
l Master Plan i I
' • Specinc Plan
• 31 Precise Developnent Plan
3 ""^ritative Tract N!ap
33 Planned Deveiopment Permit
i ^ Non-Residentiai Planned Development
j [j Condominium Permit
I
i
I '33 Special Use Permit
^J^J^Redevelopment Permit
i C Tentative Parcel Map
I
I
{ • Administrative Variance
(FOR DEPT
USE ONLY)
Q Generai Plan .^endment
3] Local Coastal Plan .Amendment
^ Site Development Plan
33 Zone Change
[3j Conditional L'se Permit
33 Hillside Developmenf Permit
33 Environmental Impact Assessment
Q Vanance
33 Planned Industrial Permit
/ji^ Coastal Development Permit
33 Planning Commission Determination
• List any other applications not specificed
-OR: _ ^
2) LOCATION OF PROJECT: ON THE SIDE OF
V (NORTH. SOUTH EAST. WEST) (NAME OF STREET)
BE'mEEN AND
(NAME OF STREET)
3) BRIEF LEGAL DESCRJPTION:
(NAME OF STREET)
i&lOC^Q C[TT6fTU^lMO MAP
4) .ASSESSOR PARCEL NO(S).
5) LOCAL FACILITIES
MANAGEMENT ZONE
•B<a9K <^(?g mix
/ 6) EXISTING GENERAL PLAN
DESIGNATION
8) EXISTING ZONING V"*l^3?^^ PROPOSED ZONING
11) PROPOSED NUMBEROF
RESIDENTLU UNITS
12) PROPOSED NUMBER
OF LOTS
7) PROPOSED GENERAL PL\N
DESIGNATION
10) GROSS SITE
ACREAGE
13) T^PE OF SUBDIVTSION
17%
(RESIDENTIAL
COMMERCIAL
INDUSTTUAL)
14) NUMBER OF EXISTING RESIDENTIAL UNfTS 0
IS) PROPOSED INDUSTRIAL
OFFICE/SQUARE FOOTAGE
16) PROPOSED COMMERCIAL
SQUARE FOOTAGE
O
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REQUniNQIHArQICrOICAmiCtflGNKfllJDIASrBeSI^^ FRM00016&
CITY OF CARISBAD
LAND USE R£V!EW APPLICATION FO RJ^^ ?AG:
17) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE
18) PROPOSED SEWER USAGE IN EQUIVALENT DWELLING UNITS
19) PROPOSED INCRLASE IN .AVIR.AGE DAILY TRAFFIC
T^
ZO) PROJECT N.AME: ^T. Mia4&.BC^ fff-iue^eA- emcopAL- cHOeoi
211 BRIEF DESCRIPTION OF PROJECT:
22) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY ST.AFF,
PLANNING COMMISSIONERS. DESIGN REVIEW 30ARD MEMBERS, OR CITY COUNCIL MEMBERS TO INSPECT .AND
ENTER THE PROPERT^:;^^ IS TH£,^UaJECX.OF THIS APPLICATION. L^E CONSE.NT TO ENTRY FOR THIS
PURPOSE
Sf^fWTURE
23) OWNER A 24) .APPUCANT X
NAME (PRINT OR TYPE) NAME (PRJNT,OR TYPE)
^T7JJ=> s/^ A^L^
MAJUNG ADDRESS MAIUNG ADDRtSS
CITY .AND STATE ZIP TELEPHONE CITY AND STATE ZIP TELEPHONE
i CERTIFY THAT 1 AM THE LECAL OWNER
\ND THAT MX THE ABOVE INFORMATION
IS TRUE AND CORRECT TO THE BEST OF
MY KNOWLEDGE.
1 CERTIFY THAT I AM THE LECAL OWNER'i REPRESENTAT^'E A.SD
THAT AU THE ABOVE INFORMAnON IS TRUE AND CORRECT TO THE
BEST OF MY KNOWUDCE.
SIGNATL'RE DATE
SIGNA'
4^<y/^^
DATE
FOR CITY USE ONLY
FEE COMPUTATION:
APPLICATION TYPE FEE REQUIRED RECEIVED
PEB 2 0 1992
OITY OF CARUBAD
RECEIVED BY:
TOTAL FEE REQUIRED
DATE FEE PAID
T7/7/:2^*,rZ^
RECEIPT NO.
PROJECT DESCRIPTION/EXPLANATION
PROJECTNAME: ^^M.^J^. ^ C^OL^AMJ^ (£Li^
APPLICANT NAME: ^><^>ro^^
Please describe fully the proposed project. Include any details necessary to adequately
explain the scope and/or operation of the proposed project. You may also include any
background information and supporting statements regarding the reasons for, or
appropriateness of, the application. Use an addendum sheet if necessary.
Description/Explanation.
PROS^Tl \6 JO |M6LLlp£ J^B yDViTlCiT y
^ ^lfT6Uo? ^ ^To^ACrB A^^^ TO T(7^ •pAl^-17'-^
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R«v. 4/91 ProjDMC.frm
HOUSING AND REDEVELOPMENT REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
(Eito af (Earlfibab
December 24, 1991
Art Kuehn
JOHN 0. STEVENSON ARCHITECT, INC.
1635 Sixth Avenue
San Diego, CA 92101
Dear Mr. Kuehn:
The City of Carlsbad has received and reviewed the preliminary Master Site Plans for St.
Michael's By the Sea. Prior to fon/varding comments about City issues or concerns
regarding the Master Site Plan and/or Mixed Use Project, we would like to set up a
meeting with you and St. Michael's staff. It has been suggested that the meeting be
scheduled for Wednesday, January 8, 1991. Please let me know if this date works for
you.
It is our understanding that the previously proposed and conceptually reviewed St.
Michael's Mixed Use Project is no longer being pursued. We would like to discuss the
long term plans for the entire St. Michael's By the Sea property so that we may effectively
plan for the future needs associated with this site. Questions about the three commercial
buildings that are currently on site also need to be discussed. Is the plan to remove,
retain or remodel them when the church parking is provided on that site?
Thank you for submitting Preliminary Plans for review by the City of Carlsbad. We are
looking forward to working with St. Michael's By the Sea on this Master Plan Project.
Sincerely,
KAREN E. SAUER
Management Analyst
c: P. Bayden
D. Fountain
K. Graham
R. Greene
M. Grim
December 12, 1991
TO: KATHY GRAHAM, HOUSING & REDEVELOPMENT DIRECTOR
FROM: Karen Sauer, Management Analyst
LETTER TO ART KUEHN FROM PLANNINQ
"No surprises.
(I keep team members informed about actions that may affect them.)"
12/11/91-a.m.
Mike Grim called for the mailing address for Rick Webb (St. Michael's Mixed Use Project). He
said Robert Greene told him to send the Planning Department comments from Preliminary Review
to Art Kuene (St. Michael's Church Master Plan Project) and Rick Webb (St. Michael's Mixed Use
Project).
These two projects have been submitted by two separate individuals and were processed
through conceptual review and preliminary review separately until the most recent Concept
Meeting. At that meeting we (Planning, Engineering, Housing & Redevelopment) discussed that
there were two separate projects associated with St. Michael's. Art Kuehn wouid like to submit
a formal application for the Church Master Plan but the Mixed Use Project does not have
financing. I indicated thatthe Housing & Redevelopment Director and Assistant Planning Director
would be discussing how/if these two different projects could be processed when one is ready
and the other is not. I thouaht everything was on hold until this issue had been resolved, then
the staff from three City Departments would meet with Art Kuehn and Rick Webb.
12/11/91-12:30 p.m.
Gary Wayne called to say that he had reviewed the letter to Art Kuehn (St. Michael's Church
Master Plan), it was fine and would be mailed directly to him today.
I indicated that Housing & Redevelopment had not yet seen the letter and that the project was
located in the Redevelopment Area. I requested that the letter be faxed in draft form for our
review prior to mailing and he said he thought Mike Grim had already taken care of that. Two
minutes later I called him to say that the fax had not arrived yet but we were still interested in
reviewing the letter before it was mailed to the Art Kuehn.
In addition, I told Gary that I had other Preliminary Review comments, regarding the St. Michael's
Church Master Plan Project from Engineering that I needed to share with Art Kuehn and I would
prefer to discuss all City comments in person, rather than sending only the Planning comments.
12/11/91-4:30 p.m.
Housing & Redevelopment received a fax from Planning of a letter to Art Kuehn, St. Michael's
Church Master Plan. The letter was signed by Mike Grim and dated 12/10/91.
Planning did not fax, mail or discuss the content of the letter with anyone from Redevelopment
prior to the mailing of the signed letter to the Art Kuehn for the St. Michael's Church Master Plan
Project.
CONCERNS
1. Planning met and discussed the St. Michael's Church Master Plan Project on numerous
occasions without ever notifying the Housing & Redevelopment Staff about the project.
2. During Conceptual Review of the St. Michael's Mixed Use Project the "requirement" for
a site deveiopment plan that included both the St. Michael's Church Master Plan was not
discussed.
3. Planning refused to discuss any Preliminary Review comments regarding the St. Michael's
Church Master Plan Project at the last Concept Meeting.
4. A letter was prepared by Planning, to Art Kuehn (St. Michael's Church Master Plan
Project) that included issues associated with the St. Michael's Mixed Use Project. The
Mixed Use Project has not been submitted for Preliminary Review.
5. Planning failed to show a draft of the letter to Art Kuehn to Housing & Redevelopment,
even after it was specifically requested.
KAREN E. SAUER
Management Analyst