HomeMy WebLinkAboutRP 92-01; Carlsbad Dance Centre; Redevelopment Permits (RP) (3)City of Carlsba
Planning Department
May 11, 1992
Jim Moffett
Beck, Moffett Associates
1224 Village Way, Ste. D
Santa Ana, CA 92705
SUBJECT: RP 92-1 - DANCE CENTRE Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Monday, May 18, 1992, after 8:00 a.m. This preliminary report will be
discussed by staff at the Development Coordinating Committee (D.C.C.) meeting which
will be held on Tuesday, May 26, 1992. A twenty (20) minute appointment has been set
aside for you at 11:00 a.m. If you have any questions concerning your project, you
should attend the D.C.C. meeting.
It is necessary that you bring your required unmounted colored exhibits(s) with you
to this meeting in order for your project to go forward to the Design Review Board.
If you do not plan to attend this meeting, please make arrangements to have your
colored exhibit(s) here by the scheduled time above.
If you need additional information concerning this matter, please contact Elaine
Blackburn, the Project Planner, at (619) 438-1161, extension 4471.
CITY Of CARLSSdo
V/e. WAYNE'
Assistant Planning Director
GEW:EB/lh
2075 Las Palmas Drive - Carlsbad, California 92009-1576 • (619) 438-1161
City of Carlsbad
Plann i ng Department
May 11, 1992
Dance Centre
Danny and Gina Sherlock
3741 Monroe Street
Carlsbad, CA 92008
SUBJECT: RP 92-1 - DANCE CENTRE Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Monday, May 18, 1992, after 8:00 a.m. This preliminary report will be
discussed by staff at the Development Coordinating Committee (D.C.C.) meeting which
will be held on Tuesday, May 26, 1992. A twenty (20) minute appointment has been set
aside for you at 11:00 a.m. If you have any questions concerning your project, you
should attend the D.C.C. meeting.
It is necessary that you bring your required unmounted colored exhibits(s) with you
to this meeting in order for your project to go forward to the Design Review Board.
If you do not plan to attend this meeting, please make arrangements to have your
colored exhibit(s) here by the scheduled time above.
If you need additional information concerning this matter, please contact Elaine
Blackburn, the Project Planner, at (619) 438-1161. extension 4471.
CARLSBAD
GAR/^E. WAYN^
Assistant Planning Director
GEW:EB/lh
2075 Las Paimas Drive • Carlsbad, California 92009-1576 (619) 438-1 161
HOUSING AND REDEVELOPMENT f REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
April 15, 1992
DAN SHERLOCK
CARLSBAD DANCE CENTRE
3741 MONROE STREET
CARLSBAD, CA. 92008
RE: EXPANSION OF DANCE INSTRUCTION FACILITIE^ AT 2800 ROOSEVELT
STREET, RP 92-1
Dear Dan:
Thank you for submitting the information requested in our letter, dated March 27,
1992, which was required to complete your application for a minor redevelopment
permit (RP 92-1) to convert a retail suite to a dance studio at 2800 Roosevelt Street.
The project planner has reviewed the information you submitted and made a
determination that your application is now complete for further processing purposes.
Although initial processing of your application may have already begun, the technical
acceptance date is acknowledged by the date of this correspondence (April 15,
1992).
Since adequate parking is the primary issue of concern related to your application for
a minor redevelopment permit, the information you submitted is a critical part of staff's
analysis of the proposed project (dance studio). Upon completion of our project
and/or environmental review, staff will prepare a report, with an appropriate
recommendation, for Design Review Board review and action. It is crucial that all
issues of concern identified during project and/or environmental review be resolved
prior to scheduling of the Design Review Board hearing. As stated previously, your
application has been deemed complete. However, please be aware that, if necessary,
the City may request that you clarify, amplify, correct or otherwise supplement the
information required for this application.
Thank you for yoy; continued cooperation. We will complete our project review and
schedule your application for a hearing before the Design Review Board as quickly as
possible. If you have any comments or questions regarding your application, please
contact my office at (619) 434-2935 or Elaine Blackburn, project planner, at (619) 438-
1161 ext. 4471.
Sincerely,
IBIE FOUNTAIN
Acting Housing and Redevelopment Director
c: Elaine Blackburn
John Yelland
Erin Letsch
Marjorie/Steve
Bob Wojcik Robert Green
Data Entry File
3(
Beck Moffett associates Architecture Planning interiors
March 4, 1992
Ms. Elaine Blackburn
CITY OF CARLSBAD
PLANNING DEPARTMENT
1075 Las Palmas Drive
Carlsbad, CA 92009-1576
Re Carlsbad Dance Studio
for Mr. Dan Sherlock
Dear Elaine:
Per our phone conversation I atn enclosing four sets of plans: two site
plans and floor plan, and two 8-1/2 x 14 site plans that have been revised
per your request after the meeting in the City offices. The one site plan
was updated to show Jazzercise's floor plan layouts, and we revised the
parking layout to conform to what's existed.
At the meeting you requested some information regarding Jazzercise employees
They informed me that they have 41 employees, and at this time they are
working on a condensed schedule so that on Mondays and Fridays their staff
is cut in half.
The other thing that I wanted to mention is that the Jazzercise child care.
Suite G, is only for use by women taking the classes. They do not solicit
and will not accept any children unless the mother is in a class at the time
that the class is going on. I believe this would negate any additional park-
ing for that space.
As you may or may not recall, the City asked us to prepare a traffic study
for the center which was done last year and submitted to the City. The
traffic study recommended that there be a larger gap between Jazzercise's
classes. The fifteen minutes between classes did not allow enough time for
outgoing people to leave before the incoming people arrived which created a
parking problem. The recommendation of the traffic engineer was to allow a
half hour between classes. Jazzercise conformed to the recommendation and
they informed me that at this time they never have a parking problem.
Mr. Sherlock has prepared a letter, per your request, that will show the number
of students, number of classes, etc. If there is anything else that you need
after reviewing this package, please don't hesitate to call and we will res-
pond to your request.
Sincerely yours.
Jim Moffett
Ends.
1224 Village Way Suite D Santa Ana, California 92705
MAR 0^1992
CITY OP CARLSBAD
PLAKNfNQ DEPT.
714°543-8352
CARLSBAD DANCE CENTRE
Scheduling of Classes
Jazzercise uses one dance studio 25 hours per week for classes
and both studios 7 hours per week for classes.
The Carlsbad Dance Centre has a business license to hold
classes at Jazzercise. We use a Jazzercise studio 23 hours
per week when it is not being used by Jazzercise. We plan to
move 19 of these classes to the new space. Currently, there
is an overlap of 11 hours per week when Jazzercise and CDC
classes are being held simultaneously.
The optimum schedule of classes in the new space would be
weekdays from 11 a.m. to 12 noon and 3:15 to 7:15 p.m., plus
Saturdays from 11 a.m. to 2 p.m. Assuming that we could fill
these 28 hours and discounting the 19 hours moved over from
Jazzercise, there would be 9 additional hours for classes.
This would create an additional overlap of just 3 hours per
week with Jazzercise classes.
The typical class has ten students of pre-school, elementary
or junior high school age. These children are transported to
class by their par ents . Our studio policy limits parent
viewing of classes to once every six weeks. Our proposed
lease includes mini-blinds which will keep parents from
watching classes from outside the classroom. Since parents
prefer not to sit and wait for an hour in their cars, most go
home and return. Many parents form carpools to minimize the
number of trips. The only car parked in the lot during the
full hour is the instructor's.
RECEIVED
MAR 0 # 1992
CITY OF CAHi^ aBAO
PLANNING DEFT.
Yelland Properties >0 I '
4 Venture, Suite 310 ^
Irvine, CA92718
Property Management (714) 727-0403
Accounting (714) 727-0404
Fax (714) 727-7442
Katny ciraham Fri, Feb 14,1992
Housing & Redevelopment Director
City of Carlsbad
2965 Roosevelt Street
Carlsbad, OA 92008
Re: Roosevelt Center Dance Studio
Dear Kathy,
It is not fair or reasonable that you hold us hostage for problems that are
not ours. In the original approval provided to me by Patty Cratty you show our project
as having 124 parking spaces. On our ALTA sun/ey dated July 1989 we had 130 stalls.
After our $120,000 parking lot renovations in 1991 we now provide 137 spaces. In
addition, our customers have joint use of the corner lot that has 14 stalls.
The Old World Center provides 37 spaces and the joint parking lot adds
14 stalls. We now provided 13 more spaces than was originally provided. We have
only used 3 of our excess stalls for the chiropractor use. The dance studio does not
require any more stalls than that provided yet you hold up our ability to rent space and
our tenant to be in business while you work on a problem that is not ours.
I stated in my last letter, July 2nd, 1991, (the issues are still to be
resolved). "We need your assistance in helping our business prosper, helping assure
that the downtown vacant space is occupied. When vour actions encourage a broad
business base in the downtown area vou guarantee strong customer support which
vitalizes and maintains anv area. The end result is that the citv receives increasing
sales tax and other revenues and all businesses prosper. Please, do not delav vour
actions anv longer, because delavs. or no resolve costs all parties $1 .OOP's of dollars".
Please help us resolve these problems quickly.
Sincerely,
n M.
oseveltX;?enter, Ltd.
HOUSING AND REDEVELOPMENT ^^KT^ REDEVELOPMENT OFFICE
2965 Roosevelt Street
Suite B
Carlsbad, CA 92008
(619) 434-2811
(Eitc of (EarlBbad
February 13, 1992
DAN SHERLOCK
CARLSBAO DANCE CENTRE
3741 MONROE STREET
CARLSBAD, CA. 92008
RE: EXPANSION OF DANCE INSTRUCTION FACILITIES AT 2800 ROOSEVELT
STREET, RP 92-1
Dear Dan:
The application you submitted for a minor redevelopment permit
(No. 92-1) to convert a retail suite at 2800 Roosevelt Street to
a dance studio was accepted by the Planning Department for formal
review on January 13, 1992. The Planning, Engineering and
Redevelopment Departments have reviewed your application and
determined that additional information is required to complete
it. Consequently, a determination has been made that the
application is incomplete, as submitted, for further processing
purposes.
As you are already aware, adequate parking is the primary issue
of concern related to your application for a minor redevelopment
permit. In order to complete our analysis and determine whether
or not there is adequate parking at Roosevelt Center for the
proposed dance studio, the following information must be
submitted to "complete" your application:
1. A Use square Footage Table. The table must identify all uses
which currently share the parking at Roosevelt Center. Based
on our files, a "shared parking" arrangement was approved by
the City to meet parking requirements for Roosevelt Center
and Old World Center. Consequently, the City requires a set
of plans which reflect all uses at both centers with
information on total square footage for each type of use,
including the proposed dance studio. This table should be
provided directly on the plans.
The City realizes that the use square footage information
for the Old World Center is not readily available to the
applicant. Therefore, the City is also working on gathering
this information to assist in the effort to complete this
application.
PAGE 2 - DANCE CENTRE
2/13/92
2. A Parking Requirement Table. The table must show the parking
requirement breakdown by use type. Please identify the total
square footage of the various uses (i.e., retail, office,
etc.) and the required parking ratio (i.e., retail = 1:300)
for each type of use. The table must include any off-site
uses (i.e.. Old World Center customers) which share the
parking and any off-site parking areas (i.e., corner of
Madison and Grand) which are utilized to meet the parking
requirements. This table must also be provided directly on
the plans.
3. Note **3'* Explanation. The plans submitted indicate a Note
"3" in the area of the Jazzercise offices which is "blanket
in nature". Please provide an explanation for this note on
the plans.
4. Dance Studio Class Schedule. In order to appropriately
determine the impact of the proposed Dance Studio on the
existing parking facilities, an additional statement is
required which provides the following information: 1) the
type of classes (children, adults, etc.); 2) the number of
proposed classes per day by class type (i.e., 7 child dance
classes); 3) the proposed days and hours the studio will be
open; and, 4) the anticipated number of students in each
class by type.
The above information is required to determine whether or not the
proposed dance studio has adequate parking per current standards
outlined within the Carlsbad Municipal Code. The plans submitted
on January 13, 1992 do not provide adequate information for the
Planning Department to complete their parking analysis.
To receive a determination of "complete" on your application, the
items noted above must be submitted simultaneously at the
rftnuniiwitY Development Buildina counter which is located at 2 075
Las Palmas Drive (off Palomar Airport Road). A copy of this
letter must be included with vour submittals. Please note that no
further processing of your application can occur until the above
items are submitted and the application is deemed "complete."
Upon receipt of the required items/materials, the City has an
additional thirty (30) days to make a determination of
completeness. However, every effort will be made to immediately
review the additional information, upon submission, and make a
determination as quickly as possible.
If the application is determined to be complete, staff will
initiate appropriate processing procedures to obtain a decision
from the Design Review Board on your application. According to
state law, you have six (6) months from the date the application
PAGE 3 - DANCE CENTRE
2/13/92
was initially filed, January 13, 1992, to either re-submit the
application or submit the required information items.
Failure to re-submit the application or to submit the materials
required to complete it (as noted above) shall constitute
withdrawal of the application. If an application is withdrawn or
deemed withdrawn, a new application must be submitted.
Thank you for your cooperation and patience during the review of
your application for a minor redevelopment permit. We understand
your need for resolution of the parking issue and immediate
action on your application. With the information requested above,
we believe that we can quickly complete our parking analysis and
make appropriate recommendations. Therefore, we encourage you to
submit the required information as quickly as possible. If you
have any comments or questions regarding this matter, please
contact my office at 434-2935.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
c: Kath\ Graham Elaine Blackburn Erin Letsch Bob Wojcik
Rober :. Green John Yelland Marjorie/Steve Data Entry
File
4
JANUARY 30, 1992
TO: DEBBIE FOUNTAIN, SENIOR MANAGEMENT ANALYST
mOM: Elaine Blackbum, Associate Planner
SUBJECT: ;.JMMiM@iiK#il*J^-t' /
Attached are the Planning Department's and Engineering Department's comments on the
above referenced project application. The list includes two sections: 1) items required
to make the project complete and 2) issues of concem. The submittal date for this
application was January 13, 1992. Consequently, the response (complete/incomplete)
letter to the applicant must be mailed no later than Febmary 13, 1992. I have attached
a copy of the form letter the Planning Department uses for your use or assistance. The
Dance Centre application would have to be deemed incomplete because of the missing
information. Please call me if you have any questions.
ELAINE BLACKBURN
Associate Planner
EB:vd
Attachment
c: Gary Wayne
Robert Green
Erin Letsch
Bob Wojcik
Data Entry
Marjorie/Steve
LIST OF ITEMS NEEDED
TO COMPLETE THE APPLICATION:
PLANNING:
1. A use square footage table must be provided. The square footage of uses shown
on the plans would not require 176 parking spaces. Other uses, not within the
building, are apparently using the parking area. Any use which uses the parking
area must be identified and the square footage of the use indicated.
2. A table showing the parking requirement breakdown must be provided. (See
also Item 1 above.) The parking required and provided must be broken down by
use types, indicating the parking requirement for each use type and the parking
requirement ratio. This must include any off-site uses which share the parking
and any off-site parking areas which are utilized.
3. The plans submitted indicate a Note "3" in the area of the Jazzercise offices
which is "blanket in nature". Please explain to what this note refers.
ISSUES OF CONCERN
PLANNING:
1. The proposed project must be able to meet parking requirements. The Planmng
Department caimot determine whether the project meets the requirement until
the information above (Items 1 and 2) is provided.
JANUARY 29, 1992
TO: DEBBIE FOUNTAIN, Senior Management Analyst
FROM: ROBERT GREEN, Principal Planner C^^T^—
SUBJECT: RP 92-01 - CARLSBAD DANCE CENTRE, 2800 Roosevelt Street
Your memo of January 20, 1992 raised the following issues:
1, The Redevelopment Department supports RP 92-01.
2. The Planning Department has indicated that there Is a parking deficiency for this proposal
and may not be able to support this application.
3, The Redevelopment Department and applicant are asking for expedient processing.
4. The applicant is requesting review by the Design Review Board as soon as possible.
1 shall address the issues in order.
1. & 2. Further to our discussion 1 understand that no commitments have been made to
the applicant regarding what the City recommendation will be on this project. I
also understand that agreement on a recommendation will be reached using the
redevelopment meeting process prior to the City conveying any recommendation
to the applicant.
3. The Planning Department does not have a "priority process" for Redevelopment
Projects, however, the project is being reviewed as quickly as possible given the
department's existing commitments.
The project is currently being reviewed to see if any potential exists to provide the
necessary parking, however, please note that this site has been evaluated twice
in the past and been found to be deficient in parking.
4. The project will not be scheduled for Design Review Board until is has been
properly evaluated, and an agreed recommendation has been prepared (per
responses 1 & 2 above).
1 further understand that you will be assembling the comments from separate departments into
a single letter which will be circulated for sign-off approval by the individual departments before
sending out to the applicant. The project planner for this application Is Elaine Blackburn. She
is currently preparing department comments for inclusion in this letter.
Attachment - Memo Jan 20th
c: Gary Wayne
Kathy Graham
RG:lh
RP9201.mem
January 20, 1992
TO: PLANNING DEPARTMENT
FROM: SENIOR MANAGEMENT ANALYST, DEBBIE FOUNTAIN
APPLICATION FOR MINOR REDEVELOPMENT PERMIT (92-1) TO CONVERT AN
APPROXIMATELY 944 SQ.FT RETAIL SUITE TO A DANCE STUDIO WITHIN THE
ROOSEVELT (RETAIL/OFFICE) CENTER LOCATED AT 2800 ROOSEVELT STREET
IN THE VILLAGE AREA
The Redevelopment Department has no problems with the application
submitted by Dan Sherlock to convert approximately 944 sq. ft. of
retail space at 2800 Roosevelt Street (suite b) to a dance
studio. The Carlsbad Dance Centre is currently providing dance
classes at this location in conjunction with Jazzercise. However,
they have a need to expand their facilities to accommodate the
children and adults who receive dance instructions at this
location.
The dance classes will be provided primarily after school until
approximately 7:00pm, Monday - Friday and at various times
throughout the day on Saturday and Sunday. The proposed use is
permitted within the Village Design Manual and we believe it is a
good use because it brings people to the area.
We realize that parking is the primary issue with this proposed
application. Planning's parking concerns have been shared with
the applicant. However, the applicant is "convinced" that the
Design Review Board will approve his request. Therefore, he has
submitted this application and requests that it be presented to
the Design Review Board as soon as possible for a decision1
The Redevelopment Department requests that this application be
processed in an expedient manner. The applicant, and several
representatives of the applicant and property owner, call me
daily to discuss the status of this request! Any "quick
processing" assistance you can provide will be greatly
appreciated!
le Fountain
January 7, 1992
TO: VAN LYNCH, PLANNING
FROM: DEBBIE FOUNTAIN, REDEVELOPMENT
APPLICATION FROM DAN SHERLOCK FOR CHANGE IN USE OF SUITE B AT
2800 ROOSEVELT FROM RETAIL ESTABLISHMENT TO DANCE STUDIO
Attached please find Dan Sherlock's application for a minor
redevelopment permit to change the use of an existing suite (B)
at 2800 Roosevelt from a retail establishment to a dance studio.
Please accept and appropriately document receipt of the enclosed
application and check in the amount of $110 for fees and process
according to proper procedures. The applicant has been unable to
deliver this application to the Las Palmas facility directly.
Therefore, Redevelopment Staff agreed to deliver it for him. The
Land Use Application form has been forwarded to the applicant for
signature and will be sent to your office within the next couple
of days.
This application needs to be processed as quickly as possible!
Hopefully, all the information you need to process the
application has been provided within this packet. However, if you
need anything else, please contact my office first. I will
contact the applicant. For a number of reasons, this is a
sensitive matter!
If you have any questions regarding the enclosed application,
please contact my office at extension 2935.
Thanks,
DEBBIE FOUNTAIN
Senior Management Analyst
Enclosures
December 16, 1991
TO: SENIOR MANAGEMENT ANALYST, REDEVELOPMENT, DEBBIE FOUNTAIN
FROM: PLANNING TECHNICIAN, VAN LYNCH
SUBJECT: CARLSBAD DANCE CENTRE PRELIM REVIEW
The proposed use (dance studio) is an allowed use in sub-area 1 of
the Village Redevelopment zone. The only problem will be the
adequacy of available parking to serve the use. Back in October of
1990, there was a Redevelopment Permit processed to allow an
intensification of the uses on the site. With this permit the
parking lot was restriped to accommodate the increased demand on
parking. The restriping left an additional six (6) parking
available. The proposed use would require an additional seven (7)
spaces to be parked per code. One additional space will be needed
to accommodate this proposed use.
The site, ag a whole, is developed with more intensive uses than
retail uses. There are other dance studios as well as a large
aerobic exercise room. If one was to take all the uses separately,
the site would be severely underparked. Planning staff will not
support another use of this nature.
VAN LYNCH
c: Don Neu
Robert Green