Carlsbad planning panel approves Carlsbad by the Sea Summer House memory-care project, asks staff to study RHNA treatment

The Carlsbad Planning Commission approved the Carlsbad by the Sea Summer House, a proposed 35,721-square-foot multilevel care facility that will consolidate five undeveloped parcels into one to host 19 memory-care beds and 23 professional-care residential beds, by a 7-0 vote on April 17.

Staff presented the project, explaining it sits on 0.62 acres south of Beach Avenue between Garfield and Ocean streets and requires a tentative tract map, a conditional-use permit and a coastal development permit. Jason Gough, the city's senior planner, told the commission the project includes a subterranean garage of roughly 16,704 square feet with 30 vehicle spaces (the code requires 19) and that, after environmental review, staff determined the project qualified for a CEQA infill exemption (CEQA Section 15332). "As such, we are recommending the commission adopt the resolution as specified in the staff report," Gough said.

The applicant and project representatives stressed local need and continuity-of-care benefits. "What we are missing, though, is the ability to provide dementia care," Paula Digernes, executive director of Carlsbad by the Sea Retirement Community, said, describing a program the operator calls "Connections" and saying residents could remain in place as their needs change. Digernes estimated staffing levels of about five to seven employees per shift and described a plan to prepare meals in the main kitchen and transport them to the Summer House with limited on-site warming and prep for programming.

Commissioners asked detailed questions about parking, emergency access and how the use is classified under the municipal code. Several commissioners, led by Commissioner Lafferty, pressed staff on whether the units would count toward the city's Regional Housing Needs Allocation (RHNA) and whether the project would be subject to the inclusionary-housing requirement. Staff and the city attorney said the city's zoning ordinance treats the building as a "professional care facility" or "commercial living unit," which under current local definitions does not count as dwelling units for RHNA inventory and thus does not trigger the inclusionary-housing fee. Staff noted, however, that definitions vary by law and that because the site is currently vacant, statutes that require replacement of existing units would not apply.

Public testimony was strongly supportive. The minutes clerk read 31 support cards into the record; speakers who live at Carlsbad by the Sea and other longtime residents described the project as a needed local memory-care option. "We need this project," a resident said during public comment, adding that many long-term residents would benefit.

After discussion, Commissioner Means moved to approve the project per staff recommendation; the motion was seconded and carried 7-0. The commission then approved a separate motion directing staff to research possible zoning-code amendments or options that would allow the city to count projects like this toward its housing allocation and to return with recommendations. That motion also passed 7-0.

The commission's staff report notes required approvals (tract map, conditional-use permit, coastal development permit), references local code consistency findings and the CEQA infill exemption; staff also committed to return with options on how similar nontraditional residential uses might be treated in the housing element or inclusionary-housing framework.

Other business: the city planner reported a City Council action the previous night on the Poinsettia wireless-tower matter, noting the council declined to direct the city manager to negotiate a lease/license agreement and denied an appeal, which leaves the wireless application unable to proceed without a license agreement.

The commission adjourned the meeting.