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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Housing & Redevelopment and Planning under the assumption that the previously proposed retirement project was withdrawn and that the existing commercial uses would remain on site.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 NOTC: APRflPQSBDHttlJBCr RBQIIIIINGTHATlM^^ 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'-^ ^m ?^^o?c7>Bv f^c^^cT i6fm6^i (^'^ P-^L'R rUA6i^ OF" A TfZo^f^ED MA^T&R fLi^-^ JUAT V)\U^?J^ 60Ui\TTW fC^R ^?^:7AL BY Tf7e 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