HomeMy WebLinkAbout1991-03-27; Design Review Board; ; RP 86-23A - BRITTANY COURTITEM 2
Application Complete Date: January 9, 1991
STAFF REPORT
DATE: MARCH 27, 1991
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
SUBJECT: RP 86-23(A) - BRITTANY COURT - Request to amend a
Major Redevelopment Permit to allow mixed office and
medical office use at use at 2558 Roosevelt Street by
providing parking on an adjacent leased lot.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution
No* 164 recommending APPROVAL of an amendment to RP 86-23 to
the Housing and Redevelopment Commission based on the findings
and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of an amendment to a Major
Redevelopment Permit to allow construction of an eight space
parking lot on an adjacent lot (2578 Roosevelt St.) and to
utilize up to 3,600 square feet of the professional office
building located at 2558 Roosevelt Street for medical use. The
total building square feet is 8,400. The applicant proposes to
lease 4,900 square feet from the lot immediately south to
construct the parking lot.
The Board recommended approval of this project on May 6, 1987.
The RP was subsequently approved by the Housing and Redevelopment
Commission on May 19, 1987. A condition of the RP approval
stated that no medical offices would be allowed. If at a later
date the applicant intended to lease any of the structure for
medical office, parking would be required to be provided at a
ratio of one space/200 square feet of gross floor area.
On October 17, 1990, the Board gave preliminary review to the
applicant's request. At that time the Board did not support the
concept and directed staff to pursue creation of a parking
district/authority to allow greater parking flexibility in the
Project Area. This is currently included in the Master Plan
Consultant Request for Proposal.
III. ANALYSIS
The project site is 26,829 square feet. There is an existing
residence located to the south side of the property with
construction material storage to the rear. The proposed parking
lot would be located on the north side of the property. Fifteen
feet would separate the house from the parking lot. A six foot
wooden fence would be installed along the south side and rear of
the parking lot with a six foot masonry wall on the north side.
The existing professional office building and the adjacent
property are located in Redevelopment sub-area six. The goal of
this sub-area is to maximize the office and professional buffer
zone around the residential use.
Since this is an existing building there will be no change in tax
increment nor sales tax. However, staff receives frequent
requests for medical office use in existing buildings within the
Village Area. Assisting and accommodating this need will
maximize the existing unleased office space and aid in bringing
new jobs, increased business and pedestrians to the area. Of the
8,400 square feet, 6,3 00 are leased with 2,100 vacant.
Section 21.44.050(5) of the Zoning Ordinance allows for the use
of common parking facilities "provided the total of such off
street parking spaces, when used together, shall not be less than
the sum of the various uses computed separately". The applicant
proposes to provide required parking for both the general office
and medical office use. In 1987, the Board recommended approval
of the RP 87-11, Village Faire using parking ratios computed as
stated in the ordinance for this mixed use project. The project
and parking arrangement was subsequently approved by the Housing
and Redevelopment Commission.
In order to monitor this project and assure that the amount of
square feet approved for general office use are not leased as
medical office, staff will develop a business license monitoring
system. As business license applications are received in the
Redevelopment Department, they will be verified against a master
list of addresses having special or unique circumstances.
As part of this amendment to the Redevelopment Permit, conditions
will be added to require the following:
Applicant will submit a ground lease for the adjacent
parking lot for approval by the Housing and
Redevelopment Director prior to construction of the
parking lot.
Applicant shall submit each new lease signed by tenants
for office space to the Housing and Redevelopment
Department prior to the applicant signing the lease.
Space leases will contain language that advises the
prospective tenant of the parking lot lease terms.
Terms for the lease of medical office space shall not
exceed the term of the ground lease.
Applicant/Owner will be required to dedicate 5 feet
along the front parking lot for street purposes.
IV. GROWTH MANAGEMENT
Development permits and building permits for this project shall
be subject to all fees and conditions of the City-wide Facilities
and Improvement Plan and Local Facilities Management Plan for
Zone 1.
V. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not
cause any significant environmental impacts and Notice of
Exemption has been issued by the Planning Director on March 4,
1991.
VI. SUMMARY
The applicant has met the requirements established by the Village
Design Manual and the Redevelopment Plan. Redevelopment Staff
believes the project will be successful as mixed use general
office/medical office and be a benefit to the Village Area. The
applicant has met all the requirements necessary for an amendment
to the original Redevelopment Permit (85-23) approval. For these
reasons. Redevelopment Staff supports the applicants request for
mixed use professional/medical office at 3558 Roosevelt Street by
providing parking on an adjacent leased lot.
ATTACHMENTS
1. Design Review Board Resolution No. 164
2. Location Map
3. Disclosure Statement
4. Notice of Exemption
5. Design Review Board Resolution No. 097
6. Minutes of November 7, 1990, Design Review Board Meeting
PC:ec
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SITE^
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City of Carisbad
BRITTANY COURT RP 86-23(A)
Citv of CarlsbaH
Rliinriirig Dooiirtment
DISCLOSURE STATEMENT
APPLiCANTS STATEMeisrr OF OlSCLOSUflE OF CERTAIN OWNgPSHiP l^frEfl6STS ON AU APPUCATIONS WHJCH WILL REQUlPE
OlSCPETlONAflY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD. COMMISSION OR COMMfTTEE.
(Please Print)
The following information must be disclosed:
1 Applicant
Ust the names and addresses of all persons having a financial interest in the application.
P residential Plaza, a Califomia Partnersliip
2558 Roosevelt Street, '^305
Carlsbad, CA 92008
2. Owner
List the names and addresses of ali persons having any ownership interest in the property involved.
Vera Soto _--___>,_.»»__-^^
985 Oak Avenue
Carlsbad, CA 92008
3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and
addresses of ail individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the pannership.
See Attached List
If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and
addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary
of the trust.
FRM00013 8/90
2075 Las Paimas Oriv« • Cartsbad. Caiirornia 92009-4859 • (619) 438-1161
PRESIDENTIAL PLAZA, LTD
a California limited partnership
General Partner
GST Development, Inc. , a Ca. corpDre.tion
2558 Roosevelt, Suite 305
Catisbad, California 92008
(619) 434-1742
Limited Partners:
Ms. Sarah Kblb
1500 Camden Avenue, #2D
Ui Angelei, CA 90023
(213) 536-5243
Robert and Matylynn Badillo
3961 Johnson Drive
Oceanside, CA 92036
Ray and Carmen Asturias
2309 Sumner Hill Drive
Encinitas, CA 92024
(619) 438-8990
Clarke B. VoUbtecht, Jr., et al
1363 Pine Avenue
arlsbad, CA 92008
(619) 434-0631
Rory J, Walsh
5279 Ellicott Drive
Centrevllle, VA 22020
Karl and Edith Stellnukct
567 Mimosa Avenue
Vista, CA 92083
Ms. Tina Braasch
635 W, Grace Stteet, #1110
Chicago, IL 60613
(312) 281-4420
Edward J. (Dbeji, M.D.
1021 Andrews Drive
Long Beach. CA 90807
(21 D 427-1881
John and Barbara Gombar
4225 La Tierra Drive
Oceanside, CA 92056
(619) 722-1836
t
GST DBVELCPNENTT, INC,, a California corporation
Henry W. Tubba, III
2558 Roosevelt Street, #305
Carlsbad, CA 92008
(619) 434-1742
President
Mark T. Gombar
2558 Roosevelt Street, #305
arlsbad, CA 92008
(619) 434-1742
Secretary/Treasurer
Notice of Exemption
To: Office of Planmng and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
X County Clerk
Counry of San Diego
Atm: Mail Drop C-11
220 West Broadway
San Diego, CA 92101
Project Tide Brittany Court - RP 86-23rA)
From: City of Carisbad
Planning Depaitment
2075 Las Palmas Dr.
Carlsbad, CA 92009
(619) 438-1161
Project Location - Specific 2578 Roosevelt Street
Project Location - Gty: Carlsbad Project Location - County San Diego
Description of Project: Construction of small parking lot accessory to an existing office
building ^
Agency Approving Project: City of Carlsbad
Name of Person or Agency Carrying out Project: Presidential Plaza
Exempt Status: (Check one)
Ministerial (Sec. 21080(b)(1); 15268);
X
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State type and section number: 1531Kb)
Statutory Exemptions. State code number:
Reasons why project is exempt: Construcnon of a small parking lot accessory to an existing
office building
Contact Person: Patty Cratty Area Code/Telephone/: (619) 434-2817. X2817
Extension
If filed by applicant:
1. Attach certified document of exemption finding
2. Has a notice of exemption been filed by the public agency approving the project?
.A Signature Date
MICHAEL J. H
Yes _ No
Title: Planmng Director
^ Signed by Lead Agency
n Signed by Applicant
Date received for filing at OPR:
PC:km
Rcvi.sed Octobcr I9S9
MINUTES ---
Meeting of: DBSION RBVIBW BOARD (Regular Meeting)
Date of Meeting: November 7, 1990
~ime of Meating: 5r00 p.m.
Place of Meeting: City Council Chambers
CALL To ORDBR:
Chairman McCoy called the Meeting to order at 5:Ol p.m.
ROLL CALL:
Present: Chairman McCoy, Board Members Rombotis
and McFadden. Board Member Schramm
arrived at 5:12 p.m.
3,.
Absent: Board Member Schlehuber.
Staff Present: Kathy Graham, Housing and
Redevelopment
Director
Ron Ball, Assistant City Attorney
Patty Cratty, Senior Management
Gary Wayne, Assistant Planning
Director
Allan Sweeney, Associate Planner
Brian Hunter, Senior Planner
Analyst
PLBWB OF ALLBGIANCB was led by Chairman McCoy.
PUBLIC coMMEN!r:
There were no requests to address the Board on a non-
agenda item.
CONTINUED PUBLIC HEARING:
1. RP 89-8 BEVERLY CENTRE
Request for a Major Redevelopment Permit to allow
construction of a three-story, 28,817 square foot
mixed-use office and retail building at the
southeast corner of State Street and Laguna Drive.
Kathy Graham reported that due to an emergency in
the family, the applicant had requested this item
be continued.
The Design Review Board continued RP 89-8 Beverly
Center, to December 5, 1990.
CONTINUED DEPARTMENTAL:
2. PRELIMINARY REVIEW: BRITTANY COURT
Request to allow intensification to medical use in
the existing professional office building at 2558
Roosevelt Street.
Patty Cratty gave the staff report on this item.
She said one of the conditions of approval was that
no medical use was to be allowed. If medical use
was to be considered later, then the parking
requirement$would be one space for each 200 square
feet of gross area.- Before the applicant proceeds
with the lease of the property, he would like
direction from the Design Review Board. He would
provide six additional parking spaces.
MEMBERS v
McCoy
McFadden
Rombotis
MINUTES
DESIGN REVIEW BOARD November 7, 1990 Page 2
DEPARTMXCPAL: (continued)
The total parking spaces needed would be 34, and
the applicant could provide 34, by providing the
extra spaces adjacent to the building.
Ms. Cratty stated that staff was concerned with thc
part medical and part professional occupancy, as
there is no monitoring system at this time.
Board Member Rombotis inquired whether there was
rsome way to refuse to issue a business license if
the parking was not being provided. He felt the
parking immediately adjacent would enhance the
project and not be a detriment. Ms. Cratty repliec
that it would not be impossible to set up some typ
of process for this, especially with the use of the
computers.
Board Member McFadden asked whether it was possible
to have a lease that would assure those parking
spaces would always be there in the adjacent lot.
Assistant City Attorney Ball stated that the term
of the office lease could coincide with the term of
the parking lease so that no one rents an office ir
the building for longer than the term of the lease
on the parking spaces.
Board Member McFadden inquired when the analysis of
the definition of medical use would be completed by
staff, and Ms. Graham said it was not yet complete.
She said that this study would be included in the
Maeter Plan for the downtown area.
Chairman McCoy stated he wanted a Planning
Department report.
Gary Wayne said that on the preliminary findings of
the study Redevelopment is engaged in, there was
concern this might open the door for specialty
uses. Monitoring is not impossible, but becomes a
burden when business licenses and leases are
involved. He said that staff wanted to review this
to know that all those people have business
licenses. Enforcement is a big problem and staff
would rather not have to enforce such,an
arrangement.
Mark Gombar, 2558 Roosevelt Street, spoke in favor
of the request, stating that no lease would run
longer than the lease €or the extra parking spaces.
When asked about the people having to walk from the
adjacent area to the building for medical offices,
Mr. Gombar said there is no separation between the
parking area and the building and the people could
walk from their cars to the building. Mrs.
McFadden suggested that the ill people might want
to be able to park closer. Mr. Gombar stated he
would be happy to mark the parking spaces.
,.
MEMBERS '
MINUTES
DESIGN REVIEW BOARD November 7, 1990 Page 3
DEPARTMENTAL: (Continued)
Assistant City Attorney Ball stated there would be
no problem if the applicant leased the entire
adjacent parcel; however, if only a portion were
leased, that could require a map.
Board Member Schramm asked how long a lease would
be given on the parking spaces, and staff indicated
10 to 15 years.
Henry Tubbs, 2558 Roosevelt Street, representing . 'Presidential Plaza, stated they would participate
to verify the uses at the time there was a new
occupancy permit, on the new use as well as the
existing uses.
Board Member Rombotis stated he would move for
staff to return with conditions for approval.
Board Member McFadden stated she was concerned with
setting a precedent. There is a need to go forward
with a parking authority or district, and she
stated she wanted to encourage that. Since the
applicant does not own the land that the additional
parking spaces would be on, Mrs. McFadden said she
could not support this request.
Board Member Schramm stated she had looked at the
site and was uncomfortable with leased parking. If
there are going to be medical services, need
parking provided. If a building is being built and
it is not certain as to what type of businesses
will occupy that building, it should be parked to
the maximum standard to begin with. This would
allow for medical and/or professional use. She
said she could not support this request, but did
support the need for a parking authority or
district for the Redevelopment area.
Motion to direct staff to return with conditions of
approval for intensified medical use in the
professional office building at 2558 Roosevelt
Street. Motion failed.
The Design Review Board requested staff to present
an item on the next agenda for discussion on the
feasibility of a parking authority for'the
Redevelopment area.
3. GAME TOWNE ,.
Preliminary review of request to allow applicant to
be given credit and utilize four (4) parking spaces
in public parking lot for required off-street
parking in lieu of providing them on the site.
Allan Sweeney gave the staff report, stating the
four parking spaces would be in a City parking lot,
and the project is north of the Redevelopment
Office on the west aide of Roosevelt Street.
MEMBERS Y
McCoy
McFadden
Rombotis
Schramm
McCoy
McFadden
Rombotis
Schramm
-
X
X
X
X
X
MINUTES
I _>-
DESIGN REVIEW BOARD November 7, 1990 Page 4
MEMBERS v
DEPARTMENTAL: (Continued)
Mr. Sweeney said that because of the small lot, the
applicant was having difficulty in finding an
acceptable design. The present plan is to demolish
the existing building and build a new one facing
Roosevelt. With the Design Manual encouraging
innovative parking, the applicant feels this is the
way to solve the problem of the small lot.
Mr. Sweeney stated that since this is a preliminary
review, no extensive staff analysis has been made.
The applicant would like to know the Board's
.'feeling with regard to using spaces in a City
parking lot.
Clark Knapp, 2508 Congress Street, representing
Game Towne and owner of the property, stated they
have been working on a design that would be
pedestrian oriented.
interior design and explained this is a retail
store that sells games and puzzles.
He showed pictures of the
Mark Davis, 24445 Juan Street, San Diego,
representing Davis Architects, stated that they had
met with staff to try to find a design that would
meet the needs of the Redevelopment area and the
Planning Department. He said the access to the
project and the parking needed to be worked out,
and staff suggested they come before the Design
Review Board.
In reply to query regarding underground parking,
the applicant stated the cost would be prohibitive.
The parking alternatives were discussed, with Mr.
Davis stating they had explored all possible ways
to accomplish having a.building that would be
desirable plus the parking required.
Board discussion determined that this City parking
lot is heavily used and the consensus was that
using public parking was not innovative. The
feeling was that someone needs to look at the need
for parking in the Redevelopment area. These
parking lots were to replace the spaces lost on Elm
Avenue because of the streetscape. Also, the
suggestion was made to make an assessment of that
particular parking lot.
Kathy Graham stated she would report back at the
next meeting .
The Design Review Board continued the Game Towne
item until the December 5, 1990, meeting.
',
Kathy Graham stated her Department is preparing a
packet for the Members who did not attend the tour
on October 20, 1990, to the SRO units in San Diego.
She described some other SRO projects and said she
is working with the-Planning Department on
affordable housing and SRO units.
McCoy
McFadden
Rombotis
Schramm
MINUTES
DESIGN FtEVIEW BOARD November 7, 1990 Page 5
DEPARTMENT AL : ( Continued)
MS. Graham continued, stating that over the next
five years 1,200 units of affordable housing is
required in Carlsbad. She said it is important to
look at the City's fair share of that affordable
housing.
the City meet its goal.
Mixed-use and SRO's may be able to help
Ms. Graham stated that some of the projects that
have been before this Board recently are looking at
mixed-use/retail. She said she needed the
staff spent their time working on this concept, and
to know that this Board is enthusiastic about this.
'!consensus of this Board on this type of use before
Board Member Rombotis stated that the project by
Mr. Rowe would more appropriately be
travel/commercial; however, the other project could
be great as a mixed-use project.
Board Member Schramm stated she is for this concept
and also feels that lower-income housing does not
need to be in the Redevelopment area--but in all
four quadrant 8.
Board Member McFadden agreed with Mrs. Schramm and
said that she does not feel SRO's are needed due to
the density; but the mixed-use concept is needed.
Chairman McCoy said that guidelines are needed with
a minimum square footage in SRO's. He would want
to see layouts of the areas and decent closet space
and bathroom facilities. He said he would also
need to know what amenities are necessary for SRO's
and mixed-uses.
Mr. McCoy said it would have to be determined how
to deal with restaurants, and not have living units
above them. Also, he said he was not in favor of
high densities.
Kathy Graham said that the Planning Department has
arranged two tours with additional units, and she
will give that,information to this Board.
ADJOURNMENT:
By proper motion, the Meeting of November 7, 1990, was
adjourned at 6:OO p.m.
pment Director
Harriett Babbitt
Minutes Clerk