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Home My WebLink AboutRP 86-23A; Brittany Court Supplemental Parking; Redevelopment Permits (RP)ITEM 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 i r SITE^ / 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 ITEI\/I 2 STAFF REPORT DATE: OCTOBER 17, 1990 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: PRELIMINARY REVIEW: BRITTANY COURT - Request to allow intensification to medical use in the existing professional office builciing at 2558 Roosevelt Street. I. RECOMMENDATION This is a request for the Boards preliminary review and direction; therefore, no staff recommendation is being made. II. PROJECT DESCRIPTION AND BACKGROUND The project request is to construct a six space parking lot on an adjacent lot and be granted permission to utilize a portion of the professional office building located at 2558 Roosevelt Street for medical use. The building is 8400 square feet. The Board recommended approval of this project RP 86-23 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 allovved. 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. The applicant is now requesting that the Fjoard recommend alteration of this condition to allow up to 3200 square feet of office space for medical use. The applicant will pi-ovide six additional spaces. This would leave 5200 square feet for professional office. 8400 existing floor area - 3200 for medical 5700 for professional office 3200 -f- 200 = 16 spaces needed for medical parking 5200 T 300 = 17.3 = 18 spaces needed for professional Total spaces needed - 34 Total to be provided - 34 Before he proceeds with a lease of the property and plan design, the applicant is requesting direction from the Board, III. ANALYSIS Because done. this is a preliminary review, no staff analysis has been Staff does have a concern that the joint use of medical/professional office in any one building would be difficult to monitor. In addition, staff was directed by the Housing and Redevelopment Commission to evaluate the definition of medical to determine if there should be a low and high intensity classification of medical use. This evaluation is not complete. ATTACHMENTS Letter from Mark Gombar dated October 1, 1990 Housing and Redevelopment Commission Resolution No. 084 Design Review Board Resolution No. 097 Location Map Site Plan Preliminary Review Application with Disclosure Statement ' 1 n PATRICIA A. _;^RATTY PC:al