HomeMy WebLinkAboutRP 87-11A; Village Faire; Redevelopment Permits (RP)SUPPLEMENTAL STAFF REPORT
DATE: FEBRUARY 15, 1989
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
SUBJECT: RP 87-11(A)/CDP 88-1(A) VILLAGE FAIRE - REQUEST TO
AMEND A PREVIOUSLY APPROVED MAJOR REDEVELOPMENT
PERMIT TO PUT A 3,600 SQUARE FOOT RESTAURl^T IN
THE VILLAGE FAIRE PROGRAM TO INCLUDE OUTSIDE
SEATING.
At the February 1, 1989, Design Review Board meeting the
Board considered this amendment to the 3,600 square foot
restaurant application in the Village Faire Project. This
amendment deals with service to outdoor eating areas.
Several options are proposed by the applicant. The options
require a verification of the actual square footage of the
project, as built, by the City staff. Design Review Board
continued the item until staff would provide verification.
The Building and Engineering Departments have analyzed the
site in the field and with the plan checking consultant.
Staff supports the square footage as submitted by the
applicant. (See Attachments)
Redevelopment and Planning staff will also provide
information on "common area" usage to Design Review Board at
the meeting. These areas are generally considered amenities
and are not parked. However, some recent projects have been
conditioned regarding restaurant table service. Staff will
show Design Review Board examples of this treatment of
common areas.
CHRIS SALOMONE
CS:ec
VILLAGE FAIRE PARKING
AS PROVIDED
PROJECT APPROVED
ACTUAL SIZE
Variation
or
RESTAURANT APPROVED FOR
Currently space is
Variation
or
69,900 SQ. FT.
6g,355 SQ. FT.
(1,545)SQ. FT.
6.18 parking spaces that are not
applied (1:250).
3,600 Sq. Ft.
3.200 Sq. Ft.
( 400)Sq. Ft.
4 parking spaces that are not
applied (1:100).
PREVIOUS FARKING NOT APPLIED
TO PROJECT FROM DATA PROVIDED
PREVIOUSLY: (324-321)
TOTAL SPACES NOT APPLIED TO
PROJECT AT THIS TIME: 13.18
FLOS 15% MIXED USE: 1.98
15.16 TOTAL SPACES,
or (1:250) 3790 SQ.FT. available for out side eating
Leasts Plan VS. HCC Takeoff VILLAGE FAIRE
Unit # Lease Plan As Measured Differance
SqFt SqFt
101 1490 1066 -424
102 1415 1415 0
103 1415 1415 0
104 1440 1505 65
105 1440 1445 5
106 3905 3853 -52
107 2450 2602 152
lOd 1000 868 -132
108A 1000 981 -19
110 675 681 6
llOA 1075 1074 -1
111 1750 1770 20
112 2800 1000 -1800
113 2000 700 -1300
114 535 3625 3090
115 1490 1434 -56
116 962 801 -161
116A 1180 1149 -31
117 1172 1164 -8
118 870 870 0
119 970 975 5
120 870 870 0
121 970 970 0
122 870 870 0
123 2206 2221 15
124 2206 2221 15
201 » 3000 2889 -111
202 1816 1814 -2
203 1535 1540 5
204 1080 1056 -24
205 655 616 -39
206 1215 1052 -163
207 910 946 36
208 2000 2105 105
210 1450 1369 -81
211 1450 1443 -7
212 2240 2405 165
213 1450 1510 60
214 700 650 -50
215 1481 1302 -179
216 1681 1634 -47
217 870 870 0
218 810 770 -40
219 833 782 -51
220 810 770 -40
221 833 782 -51
222 810 770 -40
223 1861 1870 9
224 1861 1865 4
lis 69507 68355 -1152
ITEM 3
SUPPLEMENTAL STAFF REPORT
DATE: FEBRUARY 1, 1989
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
SUBJECT: RP 87-11(A)/CDP 88-1(A) VILLAGE FAIRE - REQUEST TO
AMEND A PREVIOUSLY APPROVED MAJOR REDEVELOPMENT
PERMIT TO PUT A 3,600 SQUARE FOOT RESTAURANT IN
THE VILLAGE FAIRE PROJECT TO INCLUDE OUTSIDE
SERVICED SEATING.
This item was heard at the December 21, 1988, Design Review
Board meeting. Design Review Board recommendation to
Housing and Redevelopment Commission was to approve the
application as submitted: a 3,600 square foot restaurant in
the existing Village Faire Project at the northeast corner.
A specific condition of the project was the prohibition of
service to the outdoor eating areas. At the applicant's
request staff returned the item to the Design Review Board
on January 18, 1989. The purpose of the second hearing was
to address the outdoor eating area and the condition imposed
of no table service. Design Review Board directed staff to
transcribe the minutes of the December 21, 1988, meeting to
clearly identify the discussion and actions of the Design
Review Board. The board also asked that the "options"
proposed by the applicant be clarified prior to the next
meeting of February 1, 1989.
The applicants options for discussion are:
Solution No. 1: Remove the condition and allow outside
table service without additional parking in the
Redevelopment Area and especially the Village Faire project
subject to review by the Redevelopment Director via business
license application.
Staff Comment: This would require an amendment to the
Local Coastal Plan and parking ordinance should Design
Review Board direct staff to implement this option.
Solution No. 2: Allow the Village Faire to operate under
the "Crazy Burro" plan (data previously provided) that is,
close an equal number of tables inside when a corresponding
number of outside tables are in use.
Solution No. 3.: Allow outside, wait-attended areas to be
parked at the overall ratio of the center, i.e., 1:250 per
square foot. Plans for the special areas are attached.
Staff Comment; Applicant has provided evidence in
letter (attached) that due to reduced actual size of overall
project, restaurant and excess undesignated spaces, there
are approximately 15 spaces available to support additional
uses. Staff will verify this data prior to meeting.
CHRIS SALOMONE
CS:ec
Attachments: Letter from Steve W. Densham dated January
24, 1989 Exhibits A Village Faire site plan
POST OFFICE BOX 1575
•
CARLSBAD, CALIFORNIA
•
92008-0262
•
619-434-3522
•
January 24, 1989
Mr. Chris Salomone
Director of Housing and Redevelopment
CITY OF CARLSBAD
Suite B
2965 Roosevelt Street
Carlsbad, California 92008
RE: RP 87-11(A)/CDP 88-1 Village Faire
Exhibits: 1st and 2nd Floor Plans showing desired
anticipated outside eating areas.
Dear Chris:
In a sincere effort to clarify our position on our recent
request for an amendment to our redevelopment permit to
allow outside, wait-person attended service in certain
areas, I would like to present several alternatives;
any of which would mitigate the concerns of the Design
Review Board and the Housing and Redevelopment
Commission.
It is necessary to change the policy on outside eating
areas, as it relates to the entire redevelopment area
and, more specifically, the Village Faire Project. In
short, the wrong things have been done for all the
right reasons. Concerns over parking and traffic
congestion are concerns of us all. However, you can't
improve the situation by just taking the easy way out
and throwing more parking at the concerns. As we have
discussed in the past, a sea of parking lots is not
conducive to the Village atmosphere that we are all
working toward.
I want to be clear in that I am talking about bona fide
patio/courtyard environment, not areas that are
expanded to the outside with sliding windows or doors.
My experience in the Village with outdoor eating areas
is that they are used 41% of the time based on weather
and demand.
It has been stated outside areas that are self-service
are acceptable and wait-attended areas are not, as they
relate to parking. Self-service promotes a disposable
lifestyle. A village atmosphere isn't supposed to be a
paper cup you wad up and throw away after you've used
it. The goal of Sub Area 5 as stated in the Village
Mr. Chris Salomone Page Two
CITY OF CARLSBAD January 24, 1989
Design Manual is that it is "the major tourist commercial related
center for the Redevelopment Project Area." It also specifically
states in the land use,"bona-fide" restaurants. Outside, wait-
attended eating areas are very important to the tourist segment as
well as the denizens of Carlsbad and should be encouraged, not
discouraged.
At the last Design Review Board meeting the concern about leased
parking was expressed. The Village Design Manual states,
"innovative methods of providing off-street parking through a
combination of public and private efforts should be encouraged".
The lease is for 49 years; transportation habits will change...
Forty-nine years ago no one could even conceive of jet travelI As
you know, many hours with staff were spent putting this viable
solution together.
I would propose the following scenarios for discussion as solutions
to the outside eating area question:
Solution No. 1; Remove the condition and allow outside table
service without additional parking in the Redevelopment Area
and especially the Village Faire project subject to review by
the Redevelopment Director via business license application.
Currently, the Housing and Redevelopment Advisory Committee is
conducting a thorough review of the Redevelopment Plan and Village
Design Manual with the goal being a total Master Plan for the area.
Out of this will come well defined parameters for parking and
traffic based on experiment, observation and experience, not
hyperbole.
This solution is justified by the facts presented on the use of
outside patio/courtyard areas and by the parking and traffic
mitigations of the streetscape project, the increase in public
parking (500 spaces projected in increased lots or a structure) and
the formation of a parking district.
Solution No. 2: Allow the Village Faire to operate under the
"Crazy Burro" plan (data previously provided) that is, close an
equal number of tables inside when a corresponding number of
outside tables are in use.
Mr. Chris Salomone Page Three
CITY OF CARLSBAD January 24, 1989
Solution No. 3; Allow outside, wait-attended areas to be
parked at the overall ratio of the center, i.e., 1:250 per
square foot. I have provided plot plans for the areas I would
anticipate this occurring.
Currently the following information as relates to the Village Faire
parking is as provided:
Project Approved for 69,900 sq. ft.
Actual size 68,355 sq. ft.
Variation ( 1,545) sq. ft.
or 6.18 parking spaces
that are not applied (1:250).
Restaurant approved for 3,600 sq. ft.
Currently space is 3,200 sq. ft.
Variation ( 400) sq. ft.
or 4 parking spaces
that are not applied (1:100).
Previous parking not applied
to project from data provided
previously: 3 (324-321)
Total spaces not applied to
project at this time: 13.18
Plus 15% mixed use: 1.98
15.16 total spaces,
OR (1:250) 3790 sq. ft. available for outside eating.
In closing I would request I be given adequate time to discuss
these solutions with the members of the Design Review Board at^
the meeting, and that an air of equanimity would prevail in this
matter.
Best regards,
S. W. Densham
General Partner
SW:djra
End.
SENT BY:A J12-28-88 12:37PM ; 24069^ 4342467;tt 2
MEMORANDUM
DATE: MAY 20, 1987
TOi PLANNING COMMISSION
FROM! PLANNING DEPARTMENT
SUBOECTi INFORMATION ITEM - CUP-205(A) - CRAZY BURRO - Request
approval Qf a ohange of use from patio area to
restaurant seating area at an existing restaurant on the
east side of El Camino Real between Alga Road and Dove
Lane In the C-1-Q zone*
The applloant is requesting that occasional restaurant seating be
allowed on an open patio area, located at the west side of the
Crazy Burro restaurant. A slight redesign of the Inner courtyard
is proposed In addition to a vine-covered trellis. According to
the applicant, the courtyard would accommodate approximately four
tables.
In October, 1986, the applicant requested approval of a
conditional use permit to allow dancing In the patio area. Thc
request was denied due to the lack of additional parking for the
increased square footage. The applicant realizes the parking
concern at the shopping center and has addressed this Issue In
his proposal. He does not Intend to expand the total dining area
square footage but to close off an equal number of tables Indoors
when the tables outdoors are being used. The applicant has
agreed to a number of conditions to ensure that no additional
traffic would be generated by the opening of the patio area.
These Includes
1) At any time that the patio area Is open for use as an
eating area for the general public, an equal amount of
seating area within the Interior of the restaurant shall
be closed off. It Is understood that the City may
revoke its approval of the patio eating area If this
condition Is not met. The intent of this condition Is
to ensure that no additional traffic will be generated
by the opening of the patio area.
2) The Crazy Burro may occasionally have private parties In
the patio area during nonbusiness hours (eg. wedding
reception, etc.). Any music for these activities that
Is generated from the patio area must cease by 5iOO
P.M.
3) The Planning Department reserves the right to monitor
the use of the patio area and may require review by the
planning Commission at any time if any problems arise
resulting from this use.
SENT BY:A ;12-28-88 12:38PM ; 24069-* 4342467;tt 3
Staff feels that this can be handled as an Information Item since
the applicant has agreed to these measures.
It Is staff's opinion that the outdoor patio would be an
attractive addition to the restaurant as well as providing
patrons with a pleasant place for outdoor dining. The conditions
agreed to by the applicant will ensure that the eating area will
not be expanded. If the applicant does not comply with the
measures that he agreed to, the Planning Director may bring the
CUP forward to the Planning Commission under condition number
eight of the existing CUP, shown below. Staff, therefore,
recommends approval of this request based on the proposed
conditions.
Condition
This conditional use permit is granted for a period of two
years. This conditional use permit shall be reviewed by the
Planning Director on a yearly basis to determine if all
conditions of this permit have been met and that the use does
not have a significant detrimental Impact on surrounding
properties or the public health and welfare. If the Planning
Director determines that the use has such significant adverse
Impacts, the Planning Director shall recommend that the
Planning Commission, after providing the permittee the
opportunity to be heard, add additional conditions to
mitigate the significant adverse Impacts, this permit may be
revoked at any time after a public hearing, if it is found
that the use has a significant detrimental affect on
surrounding land uses and the public's health and welfare, or
the conditions Imposed herein have not been met. This permit
may be extended for a reasonable period of time not to exceed
tow years upon written application of the permittee made not
less than 90 days prior to the expiration date. In granting
such extension, the Planning Commission shall find that no
substantial adverse affect on surrounding land uses or the
public's health and welfare will result because of the
continuation of the permitted use. If a substantial adverse
affect on surrounding land uses or the public's health and
welfare Is found, the extension shall be considered as an
original application for conditional use permit* There Is no
limit to the number of extensions the Planning Commission may
grant.
AMLibn
4/17/87
-2-
SENT BY:ft ;12-28-88 12:40PM ; 24069-* 4342467;tt 6
April 9, 1987
TO: Dee Landers, Associate Planner
FROM; Jim Walsh, Owner
SUBJECT: Letter of Understanding for the addition of a
patio area at the Crazy Burro restaurant.
This letter sets forth the understanding of the Crazy Burro
restaurant regarding its proposed addition of seating area
in the patio section of the restaurant. Seating area in
the patio is ad»lnistratlveiy approved by the Planning
Department subject to the following conditions:
1, At any time that the patio area is open for use as
an eating area for the general public, an equal
amount of seating area within the interior of the
restaurant shall be closed off. It is understood
that the city may revoke its approval of the petlo
eating area if this condition is not met. The
intent of this condition is to ensure that no
additional traffic will be generated by the opening
of the patio area,
2, The Cra«y Burro may occasionally have private
parties in the patio area during nonbusiness hours
(eg. wedding reception, etc.). Any music for these
activities that is generated from the patio area
must ceass by 5:00 P.M.
3, The Planning Department reserves the right to
monitor the use of the patio area and may require
review by the Planning Commission at any time if any
problems arise resulting from this use.
I hereby agree to abide by the following conditions as
described /hereli described /herein.
^imj^alsh
§ i the CRAZY BURRO
i EL CAMINO REAL * LA COSTA
1 CONTACT: JM VAL5H
5 4>38-3373
SENT BY:ft ;12-28-88 12:39PM ; 24069-* 4342467;tt 4
April 9, 1987
Mike Howes
Dee Landers
City of Carlsbad
7300 Las Palmas Drive
Carlsbad, CA 92009
Dear Mike and Dea:
Once again, thank you very much for your time and consideration.
My request for permission to utilize our patio is being submitted
because there is a need for an open air restaurant, both as an
appreciated option and hopefully to curb a declining business
trend in the La Costa area*
Since 1985 there has been aggressive restaurant development in
all our neighboring cities, including Carlsbad Pf«»P«^-_Jhe
result has been a downtrend in gross sales from 8 - 15 percent.
The reasons are obvious, the "restaurant rows in Cardiff,
Encinitas, San Marcos, Oceanside, Oceanside Harbor and downtown
Carlsbad have not only made it difficult to lure people from, but
also very difficult to keep the La Costa locals at home.
Our hope is that It will be possible to trade off indoor space
for outdoor spaca making us a little more attractive and
conpetitlve during those days when the weather is beautiful.
Realistically the evening weather is consistently nice from July
to October with close to twice as many warm, sunny days during
the whole year.
It Is not our intention to expand our dining area square footage
eo on those "patio days" we would merely assign th»t ^^^^"^^^
waitress to the outside and close up the,inside section.
Recognizing your concern as to whether or not Jhe section is
closed, I can only tell you that I wouldn't do anything to
Jeopardize this often asked for cuetoraer elective.
The subtle trellis work would be ueed to support a series of
fully grown rose bushes with other assorted flowers to add
atmosphere to the courtyard and provide eome relief «f 1
The addition of the entry wall would guarantee the integrity of
the patio by limiting its uses.
6996 EL CAMINO REAL • LA COSTA CALIFORNIA 92006 • 619/438-3373
^""'•'^ ; 12-28-88 12:39PM ; 24069-* 4342467"tt 5
With a "courtyard" of this design we would be able to offer an
affordable area for wedding receptions or semi^private breakfast,
lunch meetings. An7 of these functions, would most likely be
over by 5:00 FM at the latest. This same area would most
assuredly make our Sunday Brunch more enjoyable for our patrons.
To ensure that the use does not become objectionable and that no
further traffic is generated, I have attached a letter agreeing
to mitigating conditions as we discussed at our meeting*
The Crazy Burro, La Costa, is my sole business concern and as a
six year La Costa resident I can tell you that the people in this
area of Carlsbad would greatly appreciate the opportunity to dine
outside on some of these spectacular days* tt is my sincerest
wish that the Crazy Burro can provide this luxury for them.
Thank you
6996 EL CAMINO REAL a LA COSTA CALIFORNIA 92008 • 619/438-3373
STAFF REPORT
DATE: DECEMBER 21, 1988
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
SUBJECT: RP 87-11 (A^/CDP 88-1 (A) - VILLAGE FAIRE - Request
for an aunendment to a Major Redevelopment Permit
and Coastal Development Permit to allow a 3600
square foot restaurant in a specialty retail
shopping center at the northeast comer of Grand
Avenue and Washington Street in Subarea 5 of the VR
Zone (Zone 1).
I. RECOMMENDATION
That the Design Review Board ADOPT Resolution No. 130
recommending APPROVAL of the Prior Compliance/Negative
Declaration issued by the Planning Director, and ADOPT
Resolution Nos. 131 and 132 recommending APPROVAL to the
Housing and Redevelopment Commission of RP 87-11(A)/CDP 88-
1(A), based on the findings and subject to the conditions
contained herein.
II. BACKGROUND AND DISCUSSION
On November 10, 1987, the Housing and Redevelopment
Commission approved a major Redevelopment Permit to construct
a 69,900 square foot specialty retail shopping center. The
applicant is now proposing to include a 3600 square foot
restaurant in the existing project at the north east corner.
The original proposal stated a specific number of stalls to
be provided in the Grand Avenue leased lot (Alternative A) to
be credited to the project. The actual amount to be provided
will be ninety (90).
Condition No. 23 of the original Design Review Board
Resolution No. 106 (attached hereto) specifically limits any
food service in the center (with the exception of the
existing Neimans Restaurant) to 2,000 square feet.
The Planning Department has reviewed the request to add a
3,600 square foot restaurant and has determined that the
proposed amendment to the Village Faire project as submitted
provides the needed extra parking to accommodate this
request.
ANALYSIS
Parkinq
The original staff report contained the following:
Parking for the proposed project was a major staff
concern. The parking ratio for a shopping or
specialty center of this type is 1:200; the ratio
for individual retail without restaurants is 1:300.
The Design Review Board elected to compromise at a
parking ratio of 1:250 square feet. This was
based, however, on the condition that the maximum
gross floor area of anv food service use/restaurant
would be 2000 square feet. This would preclude
another full scale restaurant (i.e. Neimans) from
developing on the site. The applicant was also
given credit for a 15% mixed use reduction in
meeting the parking requirement.
The nine existing spaces in front of Neimans on the
Carlsbad Boulevard frontage were eliminated from
the plan to allow for additional landscaping.
These spaces were deleted from the parking
requirement for the project as both staff and the
Design Review Board felt landscaping near this
intersection was extremely important.
The revised proiect parkina is calculated as follows:
EXISTING
Parking required:
New buildings
Neimans require
1:250 {69,000 sq.ft.} 280 stalls
90
Subtotal
Less: 15% reduction for common usage
Gross total required
Credit for eliminated Neimans spaces
370 stalls
-56
314 stalls
- 9
Net total required 305 stalls
PROPOSED
Parking required:
New buildings
New restaurant
Neimans require
1:250 {65,400 sq.ft.)
1:100 { 3,600 sq.ft.}
Subtotal
262 stalls
36
90
388 stalls
Less: 15% reduction for common usage -58
Credit for eliminated Neiman spaces
Net total required
PARKING PROVIDED
On Site
East Washington
Grand Avenue leased lot
330 stalls
- 9
321 stalls
204 stalls
30
90
324 stalls
The proposed project expansion complies with the requirements
established for restaurants at one space to 100 square feet
of gross floor area for a restaurant of less than 4,000
square feet in size.
Standards and Conditions of RP 87-11
The building architectural style and detailing have all
remained as originally approved. The proposed amendment
complies with all standards and conditions established for RP
87-11 with the exception of Condition 23 of Resolution 106.
The applicant has complied with the concerns of the proposal
by providing the necessary extra parking.
Coastal Development Permit
The proposed project as amended does not require an amendment
to the Local Coastal Plan since it provides adequate parking.
However, an amendment to the Coastal Development Permit is
needed.
SUMMARY
The project expansion meets the criteria for the addition of
a 3,600 square foot restaurant as requested by the applicant
with the inclusion of adequate parking.
EXHIBITS
1 - Design Review Board Resolution Nos. 130. 131. and 132.
2 - Correspondence dated September 22, 1988, from applicant
3 - Correspondence dated November 1, 1988, from Planning
Department.
4 - Housing and Redevelopment Commission Agenda Bill No. 92
with Design Review Board Staff Report attached.
5 - Housing and Redevelopment Commission Agenda Bill No. 98
with attachments.
Septeinber 22, 1988
Mr. Chris Salimone
Director of Redevelopment
City of Carlsbad
RE: R P 87-11; AMENDMENT TO
POST OFFICE Box 1575
•
CARLSBAD, CAUFORNIA
•
92008-0262
•
619-434-3»2
•
Dear Chris:
It is the purpose of this letter to request of you your
forwarding of a request for an amendment to R P 87-11
to permit the inclusion of an approximately 3600 square
foot restaurant to be in the Village Faire project.
The basis of this request is that, as you ara well
aware in previous discussions with the Planning Depart-
ment and the discretionary review bodies, it was
determined that the northeast corner of the project,
(i.e. the Grand Avenue - Washington Street corner)
was extremely key to promoting the ingress and egiess
to and from the center into the area of downtown; that
the food activity should occur in this area and that
the ambiance created by the approved outside seating
and the views of the to-be-rehabed Rotary Park would
provide the necessary impetus for the flow of patrons
through the center and into the heart of the downtown
Village area.
To that end, we feel it is extremely important that the
major operator of the food facility on that corner be
one of the highest quality to fulfill the needs and
aims of all parties concerned. That can best be
accomplished by the major food facility on that corner
being operated by an operator who has the best
interests of the center and the City in mind. The
operators of the restaurant would be Messrs. Stephen
Densham and Robert Burke.
The objective is to design and operate a first-class
food service facility as an augment to the Old World
charm of the Village Faire Specialty Shopping Center.
This design will have a southwestern/Mexican ambiance
Mr. Chris Salimone September 22, 1988
Director of Redevelopment Page Two
with special attention devoted to the decor authenticity of Old
Mexico and the American southwest. There will be both the
utilization of inside and outside patio veranda area that will
add to the inviting nature already planned for that corner. The
menu will be comprised of full-service traditional Mexican foods,
accented with classic Central Mexican gourmet foods and popular
Americanized versions of long-standing southwestern favorites.
The service of this menu will be full-service provided by
waitpersons.
Additionally, there will be a "Tortilleria" for walkup sidewalk
service catering to the shoppers in the Village Faire and the
citizens and tourists of Carlsbad. The facility will further be
complimented by full liquor license bar. It is anticipated that
the patrons will not only be the shoppers of the Village Faire
but the tourists and citizens of the Village of Carlsbad.
The parking impact of this request is not felt to be an issue as
there are additional spaces (approximately 16 to 18) over and
above the parking requirements for the center available in our
leased Grand Avenue parking lot".
I look forward to meeting with you as soon as possible to discuss
the process for which this request for amendment to our R P-87 11
can be forwarded in the most expeditious manner.
#
Best regards.
S. 'M. Densham
General Partner
T. I. O. Ltd.
SWD:djm
Enc. (2)
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PACIFIC
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SPACE CURRENTLY NOT AVAILABLE, LEASED OR IN NEGOTIATION
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AGE BMAVENUE LEVa
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ALL SQUARE FOOTGAGES ARE APPRC^MATE.
(^.MB.JFCT TO CHANGR WITHOUT NnTTCF)
BVCL08URB 2
Parking required:
Mew buildings
Neimans require
1:250 {69,000 sq.ft.}
Subtotal
Less: 15% reduction for common usage
Gross total required
Credit for eliminated Neimans spaces
Net total required
280 stalls
90
370 stalls
-56
314 stalls
- 9
305 stalls
Parking required:
New buildings
New restaurant
Neimans require
1:250 {65,400 sq.ft.}
1:100 { 3,600 sq.ft.}
Subtotal
Less: 15% reduction for common useage
Credit for eliminated Neiman spaces
Net total required
262 stalls
36
90
388 stalls
-58
330 stalls
-9
321 stalls
On Site
East Washington
Grand Avenue leased lot
204 stalls
30
90
324 stalls