HomeMy WebLinkAboutRP 91-06; PRESIDENTIAL CENTRE; Redevelopment Permits (RP) (2)City of Carlsbad
Community Development
March 6, 1992
Mr. Robert Mance
Ford Mance
4540 Kearny Villa Road
Suite 213
San Diego, CA 92123
PRESIDENTIAL CENTRE - RP 91-6
Dear Mr. Mance:
I recently had an opportunity to review the staff recommendation to the Housing and
Redevelopment Commission regarding Presidential Centre. Your letter dated February 10,
1992 was included in the report as an exhibit to document your request for application of
the 1987 Fee Schedule to the project. Although the report has not yet been scheduled for
the Housing and Redevelopment Commission's review, I felt it important to share with you
staffs comments and recommendations on use of the 1987 Fee Schedule for Presidential
Centre.
Periodically the City conducts a fee study to establish a link between the costs of providing
City services and a fair fee rate. The City's goal with respect to collection of development
fees is complete cost recovery. The current fee schedule was adopted in August of 1990
(updated in December 1991) and represents the most recent information available
connecting development fees to the actual cost of development services provided.
While we acknowledge that the City/Redevelopment Agency will recognize certain tax
benefits from development of this project, the same argument can be made for numerous
other projects throughout the City. The previous owners/developer of your site chose not
to construct their project within the time frame designated. This decision ultimately resulted
in the loss of utilizing the fee schedule in effect at the time of their project's approval. The
decision of whether or not to build, once approvals have been obtained, is the sole discretion
of the owner/developer and not the City. To permit the use of an obsolete fee schedule, as
you suggest, would in effect result in subsidization of your project utilizing City funds and
undoubtedly establish a precedent for other projects.
2075 Las Palmas Drive • Carlsbad, California 92009 • (619) 438-1161
Page 2 of 2
Mance
March 6, 1992
Based upon the information and arguments presented by you and the City's records, staff
can find no justification or compelling reason to recommend use of an outdated fee schedule
to the City Council.
Sincerely,
b
MARTIN ORE!
Community Development Director
MO.CH
City Manager
Financial Management Director
Planning Director
Housing and Redevelopment Director
March 2,1992
TO: ANNE HYSONG, PLANNING
FROM: Karen Sauer, Housing & Redevelopment
PRESIDENTIAL CENTRE AGENDA BILL
Thank you for faxing the draft agenda bill for Presidential Centre for my review. It looks great,
except that we need to Include the financial benefit figures for the City and the Redevelopment
Agency In the fiscal Impact section. I would suggest that It say:
Development of Presidential Centre will create an Increase of approximately $866,835 In
assessed value (land and improvements) and would result In approximately $8,668 In
additional Redevelopment Tax Increment Revenues annually. This project will provide
additional revenues through development fees, business licenses and sales taxes. The
applicant Is requesting that the Commission consider a reduction and/or waiver of
development fees as outlined In Exhibit 5.
Please Incorporate this economic Impact information into the final agenda bill. If you have any
questions, I may be reached at x2818.
KAREN E. SAUER
March 2, 1992
TO: ANNE HYSONG, PLANNING
FROM: Karen Sauer, Housing & Redevelopment
FEE WAIVER RECOMMENDATION RP 91-6
This Is what I recommend that we include In the Presidential Centre agenda bill for the Housing
& Redevelopment Commission.
Recommended Action:
Approve RP 91-6 Presidential Center based on the findings and subject to the conditions
contained therein.
Direct the City Attorney to prepare documents approving the negative declaration Issued by the
Planning Director.
Consider the applicant's request for waiver of development fees as Indicated in Exhibit 5.
Item Explanation: (last paragraph)
The applicant Is requesting that the Schedule of Fees from July 28,1987 and December
7,1987 be applied to the proposed Presidential Centre project that was reviewed by the
Design Review Board and unanimously recommended approval on February, 19, 1992.
A similar project was proposed by a different applicant In the past, the project was never
built and the previous applicant allowed the time period to lapse when the 1987 fees were
applicable.
The applicant is aware that staff cannot waive current City fees and that a precedent
would be set If City policies are not upheld consistently. Therefore, Staff recommends
that current fees be applied to the proposed Presidential Centre project because plan
check and permitting efforts will be conducted after March 24,1992 and not In 1987. The
applicant would like the Housing & Redevelopment Commission to consider the request
to apply the fee schedule that was in effect In 1987.
If you have any questions about this fee related information, I may be reached at x2818.
KAREN E. SAUER
February 10, 1992
54 0 Kemiy Villa Road Suite 213
San Diego. Califomia 92123
FAX 6191560-5496
Lic. ^579101
6191560-0800
Mr. Bailey Noble
Design Review Board
5470 los Robles Drive
Carlsbad, CA. 92008
Re: Presidential Centre
RP 91-6
Dear Mr. Noble,
This letter is written to introduce myself and the project
(Presidential Centre) scheduled to be heard before the
Design Review Board on February 19, 1992. Enclosed is an
elevation of the building and a copy of the letter written
to the Redevelopment Agency and Planning Department upon
submission for the Major Use Permit.
I assume you will have read the staffs recommendation "For
Approval" of the project prior to the hearing. The
enclosed letter addresses the questions I sought to have
answered prior to processing the discretionary permit (RP
91-6). I was told by the staff that answers must come
from the Board and/or the City Council.
PREVIOUS PROJECT AND PRESIDENTIAL CENTRE
The table following is from the staffs report for their
recommendations. Please note that I have added the
Kelso's approved standards to compare with the current
plan.
Development Standard
Lot Coverage
Building Coverage
Building Set backs
Front Yard
Side Yard
Rear Yard
Building Height
Landscape Coverage
Parking
RP 91-6
Req*d Max Provided Kelso* s
80% 82% 82%
80% 41% 41%
20' 23 • 23 '
6.5* 6.5' 6.5'
13' 13' 13'
35' 32 • 32'
20% 29% 20%
29 spc 29 spc 30 spc
The table shows that the project is identical to the
Construction Finance Investment Sales/Leasing Property Management
project previously approved by the City for the Kelso's in
1988.
DEVELOPMENT IS BASED ON THE TENANT AFFORDING THE COST
The developer. Ford Mance, is working with a tenant to
occupy and buy the building upon completion of
construction. As well, additional tenants and/or partners
are being sought to take the balance of the building. A
long term permanent mortgage from the Small Business
Administration has been applied for. Both tenants/owners
and the S.B.A. mortgage are crucial factors in order for
the project to be developed.
Their criteria to either occupy or invest are determined
by the desirability and cost that the project development
will bring to the Redevelopment District of the project.
Please consider the following benefits and weigh them in
your determination to support my request that the permit
costs be lessened.
ECONOMIC IMPACT
The project will have a positive impact (significant) of
$8,668 annually. This represents $86,680 over the next 10
years. The value of the property will be increasing to
$830,000 . Currently, the value will increase from
$250,000 which is generating real property taxes of $2500
per year.
Jobs will be generated in two phases of the project 1)
construction and 2) occupancy. During construction,
$429,000 will be spent on labor for all facets of the
project including laborers, machine operators, carpenters,
finishers, drivers, steel erectors, assemblers,
electricians, plumbers, mechanics, masons, landscapers,
roofers, sheet metal fabricators, tilers, drywall placers,
painters, and even building inspectors. Estimated at
$20/hr for labor, this represents 2681 man/days of labor,
$47,190 in State income taxes, $64,350 in Federal income
taxes and $79,365 in purchases to local merchants during
construction.
Once completed, "as a result of this development", eight
to ten professional businesses will be located in the
Village Redevelopment Area and 45 new jobs will be
created. Thirty-eight percent (38%) of all office workers
shop during the day and 60% take trips to do errands
during the lunch hour. The average office worker spends
over $1900 per year on lunch, retail purchases, dinner and
entertainment purchases near their office. This office
worker spends 10% of total income near their workplace on
food, clothing, jewelry, accessories, etc. This
represents $85,500 per year spent in Carlsbad each year
thus generating retail economic sales by local commerce
and $7267 per year in sales taxes.
The S.B.A.*s criteria for lending is predicated on
creating employment and on the building's tenant owning
the building for conducting business. The tenant(s)
currently considering owning/occupying have been in
downtown Carlsbad for ten years.
Presidential Centre can be a model project for the City of
Carlsbads Redevelopment efforts, striving to keep small
business in the core, keep jobs and maintain a viable
commercial sector where tenants do not have to drive to
conduct shopping, etc.
NO LOCAL FACILITY BURDEN
The project will not burden the public facilities at all.
The table following is taken from the staffs report "for
recommendation". The lessening of fees is justified based
upon this assessment alone. To charge fees, assessments,
taxes, and tariffs in return for permission to develop
causes severe economic burden for this private
development.
Compliance
Facility Impact With Standard
City Administration Facility None Yes
Library None Yes
Waste Water Treatment Plant None Yes
Parks None Yes
Drainage 1 Yes
Circulation 174 ADT's Yes
Fire Station #1 Yes
Schools None Yes
Sewer Connection System 4.8 E.D.U.'s Yes
Water Distribution System 1100 GPD Yes
Open Space 29% Yes
SEVERE PRIVATE DEVELOPMENT BURDEN
Time
The previous project (Kelso's) was submitted to planning
in 1987 during the summer. It eventually received
approval in late 1988. A request for extension was denied
after the year elapsed within which the previous
applicant, Kelso, had to pull building permits.
In April 1991, the new applicant, Mance, applied for
preliminary concept review and was promptly told that
re-issuance would be most likely. By June 3, 1991 the
application for a major use permit was submitted. At that
time a letter was submitted requesting certain concessions
and/or waivers which focused on cost savings and time
savings be made in order to jump start the project into
beginning.
After four rejections for having submitted an "incomplete"
application, the project was finally scheduled for Design
Review Board presentation in late February 1992, over 8
1\2 months later1
The project is almost identical to the 1988 project
excepting color and minor cosmetic variations.
PERMIT PROCESSING
Concurrently, the building working drawings were submitted
on June 15, 1991 for processing a building permit. Review
of plans was completed in July and returned for
corrections. However, we have been unable to resubmit
because engineering must wait for final Major Use Permit
approval before they can be sure that all 35 conditions of
the permit will be approved.
We desire to initiate construction as soon as possible
after the discretionary permit is ratified.
PERMIT COSTS HAVE RISEN 200%
The cost of permits have skyrocketed and the usage of the
money is headed toward payment for services rendered
outside the downtown Redevelopment Area.
In 1988, Kelso was given estimates for permit costs.
Mance was given estimates too in February 1992.
Kelso 1988 Mance 1992 Chanae
$ 2,526 $ 3,228 4- 27%
$ 1,624 $ 2,098 + 27%
$ 65 $ 188 + 289%
$15,201 $31,343 + 206%
$ 0 $ 5,610 +5600%
$ 6,392 $11,066 + 173%
$ 5,025 $ 8,098 + 161%
$ 150 $ 629 + 419%
$ 2,262 $ 2.262 + 176%
$33,262 $64,522 + 199%
Building Permit
Plan Check
Strong Motion Fee
Public Facility License Tax
Traffic Impact Fee
E.D.U.'s
Sewer
Plumbing, Elec., Mech.
School Fee
Total
This represents nearly twice the estimated cost in three
years. In fact, the growth of the general economy during
that time has been less than 10% during the entire period
SUMMARY
The previous developer Kelso and the current developer
?
Mance have spent over 18 months of processing time on this
project combined. The costs for the time spent have been
at our sole expense. Separate from personal expense for
processing, over $50,000 has been spent for consultants
time and materials for complying with City permit
processing requirements.
Now, upon arriving to meet these requirements the cost of
permits has risen from $33,000 to $64,000!
The results of this projects benefit to the City of
Carlsbad represents a significant contribution:
Item Now Completed
Jobs During Const. 0 66
Payroll During Const. 0 $429,000
Purchases During Const. 0 $ 79,365
Fed Taxes During Const. 0 $ 64,350
State Taxes During Const. 0 $ 47,190
Purchases Yearly After Const. 0 $ 85,500
Sales Tax Revenue 0 $ 7,267
Property Taxes $2,500 $ 8,668
Jobs Upon Completion 0 45
I urge you to grant the applicant his two simple requests:
REOUEST NO. 1
1) That the City Engineering Department determine that
sewer facilities are available and be kept available
through to occupancy.
2) That the amount payable to the City for building
permits, plan check, strong motion fee, E.D.U.'s,
sewer and plumbing, electrical and mechanical fees
be held to the schedule of fees dated July 28, 1987
and December 7, 1987.
3) That the amount payable to the City for the public
facilities (P.F.F.) be held to that same schedule
applicable to the Kelso permit (1987).
4) That no Traffic Impact Fee be assessed.
5) That fees paid for public facilities be used in the
Redevelopment area only.
6) That sewer and water hookup costs be waived since
the property paid for years for those services prior
to this Redevelopment permit.
7) That parcelization of the building (such as a
condominium office) or a P.U.D. be allowed without
appMcability of the City of Carlsbads Chapter 21.47
Noimsidential Planned Development ordinance. The
processing and definition would follow the
Subdivision Map Act which specifically waives any
jurisdiction by the State regarding commercial or
industrial property (ie. a public report, notice
etc. is not necessary). Fees for compliance to
define the buildings' ownership into more than one
parcel are currently assessed at $6,000 and months
of processing time. We request it be waived.
REOUEST NO. 2
To expedite the processing of the ministerial
building permits in order to mitigate any delay
which might occur in obtaining the permit in order
to start construction. As well, to promote quick
response by building inspection and a spirit of
collaboration during construction so that it can
occur rapidly and smoothly.
Development of this project represents one of its first
kind in the Redevelopment District. The agency has been
very supportive and responsive. Hopefully, Presidential
Centre can set an example for Redevelopment efforts by
Carlsbad.
Sincerely,
.1
Robert F. Mance
Ford Mance
Citv of Carlsbad
Planning Department
January 27, 1992
Robert F. Mance
4540 Kearny Villa Road
Ste. 213
San Dlego, CA 92123
SUBJECT: RP 91-6 - PRESIDENTIAL CENTRE Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Friday, January 31, 1992, after 8:00 a.m. This preliminary report will be
discussed by staff at the Departmental Coordinating Committee (D.C.C.) meeting which
will be held on Monday, February 10,1992. 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 Anne Hysong,
the Project Planner, at (619) 438-1161, extension 4477.
CARLSBAD
GARyE. WAYNI
Assistant Planning Director
GEW:AH/lh
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
City of Carlsbad
Planning Department
January 27, 1992
Georgd Kelso
6831 Carnation Street
Carlsbad, CA 92008
SUBJECT: RP 91-6 - PRESIDENTIAL CENTRE Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Friday, January 31, 1992, after 8:00 a.m. This preliminary report will be
discussed by staff at the Departmental Coordinating Committee (D.C.C.) meeting which
will be held on Monday, February 10,1992. 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 Anne Hysong,
the Project Planner, at (619) 438-1161, extension 4477.
F CARLS
GARY E. WAYNI
Assistant Planning Director
GEW:AH/lh
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
January 15,1992
TO: ANNE HYSONG, PLANNER
FROM: Karen Sauer, Management Analyst
HOUSING & REDEVELOPMENT DEPARTMENT COMMENTS-PRESIDENTIAL CENTRE
» The Carlsbad Housing & Redevelopment Department is supportive of the proposed
development of a 10,064 square foot professional office building on Jefferson Street in
the Village Redevelopment Area.
» The positive economic impact of the Presidential Centre is significant (approximately
$8,668 annually). The Village Redevelopment Agency receives one percent of the
increase In total assessed value of property (land plus Improvements) in the form of tax
increment revenues. The total assessed value of this site would increase to
approximately $923,165. The development of Presidential Centre will result in an increase
of about $866,835 in assessed value, therefore, the annual tax Increment revenues
generated would be approximately $8,668.
» As a result of this development, eight to ten professional businesses (Law Offices,
Architectural Firms, Consultants) will be located within the Village Redevelopment Area
and 45 new jobs will be created for Carlsbad.
» Projects located in the Village Redevelopment Area are governed by the Village Design
Manual. This document describes several Sub-Areas within the Village and each has
special requirements and recommendations. The Presidential Centre is located in Sub-
Area 1 which recommends that we promote a "major financial, specialty, commercial
center."
» Uses designated for Sub-Area 1 include a variety of commercial professional office,
medical and retail uses. This Sub-Area encourages professional complexes and C-2, C-1
and R-P zoning for land use. The proposed site Is not within either of the two "special
treatment areas."
The Housing & Redevelopment Department would like to express our support for the Presidential
Centre and we recommend approval of RP 91 -6.
KAREN E. SAUER
c: Housing & Redevelopment Director
Januray 15, 1992
4540 Kearny Villa Road Suite 213
San Diego, California 92123
FAX 6191560-5496
Lic. f579101
6191560-0800
Ms. Karen Sauer, Management Analyst
City of Carlsbad
Housing and Redevelopment Commission
2965 Roosevelt St., Suite B
Carlsbad, CA 92008-2389
Re: Major Use RP 91-6 Building Check # 91-927
Building Permit Fee Estimate
Dear Karen,
Please calculate an estimate of the cost for review and
permits for the project I am processing through the City,
The estimate should include but not be limited to:
Discretionary Permits
Major Use Permit Review & Fee
Environmental Quality Review & Fee
Public Facilities Fee Agreement & Fee
Other
Buildinq Permits
Plan Check Fee
Building Permit
Strong Motion
Plumbing/Electrical/Mechanical
Traffic
Fire
Water
Sewer
Bridge and Thoroughfare
Growth Management
School Fees
Public Facility/License Tax
Building Inspection Fees
Other
Thank you.
Sincerely,
Robert F. Mance
Construction Finance Investment Sales/Leasing Property Management
o
Carlsbad
Municipal Water District
5950 El Cannino Real, Carlsbad, CA 92008
Engineering: (619) 438-3367
Administration: (619) 438-2722
Fax: (619) 431-1601
^ 1992
Date: x/AiU^ ^j
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
TO: /^AJAJ6 /-^YSd>A/nn^ PtA^, OBT^r.
FROM: <^^/^y j/Vf^/Ttje-y . Assoc. e'Aj^. CMWD NO. 9^-c. 3^
SUBJECT: /^-^ <?/><:^ /^eter//3gvr/«^ CZer^rie^^ SA/arsr-Sjoe a/r
In response to your inquiry of V&OB7>^/iSe:>e So. /9^/ , the
District has reviewed subject project and has~the following
1. The entire potable and non-potable water systems for subject
project shall be evaluated in detail to insure that adequate
capacity and pressure for domestic, non-potable and fire
flow demands are met.
2. The Developer's Engineer shall schedule a meeting first with
the City Fire Marshal and then with the District Engineer to
review the preliminary water system layout prior to
preparation of the water system improvement plans.
3. The Developer will be responsible for all fees and deposits
plus the major facility charge which will be collected at
time of issuance of building permit. The Developer shall
pay a San Diego County Water Authority capacity charge which
will be collected at issuance of application for meter
installation.
"Serving Carlsbad for over 35 years"
Page 2
City of Carlsbad
Date
Pursuant to our direction from the City Attorney's office, please
make this a part of the condition of approval.
4. "This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the water district serving the
development determines that adequate water and service is
available at the time of application for water service and
will continue to be available until time of occupancy".
SIGNED:
December 31, 1991
TO: ANNE HYSONG
FROM: Principal Building Inspector
SUBJECT: RP91-6 PRESIDENTIAL CENTRE; 2815 JEFFERSON STREET
I have reviewed the proposed floor plans and elevations. I did not do a complete plan check,
but I would like to address some issues which may affect the exterior elevations.
1. Sheet A-5 shows composition shingles typical. Sheet A-6 shows cedar shingle
roofing Class "C". City Ordinance 18.04.230 requires Class "B" roofing
materials minimum. Class "B" is more fire retardant than Class "C".
2. Parapets are required on all exterior walls within ten (10) feet of property lines.
This will change exterior elevations significantly.
3. Eaves at walls within ten (10) feet of property lines must be fire protected.
4. Louvered attic vents on walls within ten (10) feet of property lines must be
protected.
5. Louvered by-pass doors within ten (10) feet of south property line at electric
meter enclosure must be % hour assemblies. This will affect the exterior
elevations.
6. There may be a problem with Engineering Department in the disposal of garage
sump pump water into a landscape area. The proposal shows water overflowing
into a drain box, under the sidewalk, through the curb face to the gutter.
This preliminary review is limited to items which may affect the exterior elevations and as
mentioned above should not be construed as a complete plan review. Thank you for allowing
me the opportunity to review this. If you have any questions, please don't hesitate to contact
me at extension 4503.
PAT KELLEY
PK:rs
City of Carlsbad /
Planning Department
December 26, 1991
Robert Mance
4540 Keamy Villa Road, Suite 213
San Diego, CA 92123
SUBJECT: RP 91-6 - PRESIDENTIAL CENTRE (JEFFERSON BUILDING)
Thank you for applying for Land Use Permits in the City of Carlsbad. The Plaiming
Department has reviewed your Redevelopment Permit, application no. RP 91-6, as to its
completeness for processing.
The application is complete, as submitted. Although the initial processing of your
application may have already begun, the technical acceptance date is acknowledged by the
date of this communication. The City may, in the course of processing the application,
request that you clarify, amplify, correct, or otherwise supplement the basic information
required for the application. In addition, you should also be aware that various design
issues may exist. These issues must be addressed before this application can be scheduled
for a hearing.
Please contact your staff plarmer, Anne Hysong, at (619) 438-1161 extension 4477, if you
have any questions or wish to set up a meeting to discuss the application.
:L J. HOLZMILLER
Planning Director
MJHiAHivd
cc: Gary Wayne
Robert Green
Erin Letsch
Bob Wojcik
Jim Davis
File Copy
Data Entry
Marjorie/Steve
Karen Sauer
John Beery, Architect
5315 Avenida Encinas, Suite K
Carlsbad, CA 92008
2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161
5)
ISSUES OF CONCERN
NO. RP 91-6 - PRESIDENTIAL CENTRE (JEFFERSON BUILDING)
PLANNING:
1. The standard space provided next to the elevator must be a minimum of 170 square
feet in area. Increase the length of the space to 18' and dimension on the garage
floor plan. Also dimension the aisle width of 24' on the garage floor plan. Plans
must contain these dimensions prior to scheduling this project for public hearing.
2. The Plaiming Department recommends that the proposed masonry wall be stucco
coated and include a brick cap finish since landscaping cannot be provided along
some portions of the walk. Please specify on the site plan. Sheet C-1, that the wall
shall be stucco coated withfused ))rick cap. This will improve the visual quality of
the project and mitigate lhe reduced landscaped areas (2"-3" wide planters)
proposed aroimd the perimeter of the project.
3. All required safety rails shall be the same color and design (blue metal) as the
proposed balcony railing.
4. Pleas^i!^dvis9)the conceptual landscape plan per Landscape Consultant, Larry Black's
comments on the attached check print and resubmit so that this project may be
scheduled for public hearing.
Please resubmit 15 sets of revised plans so that this project may be scheduled for
public hearing.
Citv of Carlsbad
Planning Department
November 6, 1991
Robert Mance
4540 Kearny Villa Road, Suite 213
San Diego, CA 92123
SUBJECT: RP 91-6 JEFFERSON BUILDING (FORMERLY PRESIDENTIAL CENTRE)
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has
reviewed your Redevelopment Permit, application no. RP 91-6, as to its completeness for processing.
The application is incomplete, as submitted. Attached are two lists. The first list is information which
must be submitted to complete your application. All list items must be submitted simultaneously at
the Communitv Development Building counter and a copv of this list must be included with vour
submittals. No processing of your application can occur until the application is determined to be
complete. The second list is issues of concern to staff. When all required materials are submitted the
City has 30 days to make a determination of completeness. If the application is determined to be
complete, processing for a decision on the application will be initiated. In addition, please note that you
have six months from the date the application was initially filed, June 17, 1991, to either re-submit the
application or submit the required information. Failure to resubmit the application or to submit the
materials necessary to determine your application complete shall be deemed to constitute withdrawal of
the application. Unless drawings which are consistent are submitted by December 17, 1991, the
application will be withdrawn. If an application is withdrawn or deemed withdrawn, a new application
must be submitted.
Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:AH:km
cc: Gary Wayne
Robert Green
Erin Letsch
Bob Wojcik
Jim Davis
File Copy
Data Entry
Karen Sauer
2075 Las Palmas Drive • Carisbad, California 92009-4859 • (619) 438-1161
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. RP91-6
PLANNING:
1. This application cannot be deemed complete and further processing of your application will not
be undertaken until all of the plans are made consistent and completely dimensioned. The garage
floor plan and the garage dimension plan do not show the same parking space dimensions. The
dimension plan indicates that compact spaces are 14' in length and standard spaces are 19' in
length. The widths are not dimensioned (some of the standard spaces are 8' in width). Site plan,
floor plans,and elevations are inconsistent. Sheet C-1 indicates a 4'6" wall along the side
property lines. Sheet A-2 indicates a 6' high wall, and Sheet A-5 indicates an 8' high wall along
the handicapped access ramp. (See Planning Issue #4 below).
ISSUES OF CONCERN
PLANNING;
1. As previously discussed, the proposed monument sign exceeds the allowable signage for this
project which is 29.4 square feet. Remove the Sign Criteria from the next plan submittal;
signage will be reviewed when individual sign permit applications are received.
2. Propose the same wood trimmed windows with snap in wooden grilles in all windows of both
structures.
3. Call out on the elevations the proposed french one light doors.
4. The 8' foot high wall shown on the north elevation and proposed along the northern property line
adjacent to the handicapped ramp exceeds the wall/fence height limit and cannot be
recommended for approval. This wall should be reduced to 4'6" as proposed on the site plan.
A 36" blue metal safety railing which matches the railing proposed around the second story walk
shall be shown around this 4'6" wall on the site and elevation plans.
5. The proposed handicapped ramp need not exceed 40" according to the Building Department.
An alternative would be to move the ramp over next to the structure and bring the wall in 3'
from the property line so that a 3 foot planter can be accommodated along the property line. The
landscape plan should be revised to substitute landscaping in this area.
6. Sheet C-2 indicates a used brick veneer wall on each side of the ramp driveway entry into the
parking structure. The colored rendering does not. The Planning Department recommends that
used brick (no brick veneer) be used (and so identified) on the east elevations.
7. Explain by detailing on the plan how the opening above the parking structure along the rear
property line will be covered. The floor plan and landscape plan indicate a second wall parallel
to the one provided along the property line. Indicate on these plans the proposed height
(TW/BW) ofthis second wall.
ENGINEERING:
1. The tum-around shown does not have a full five foot back-up clearance. A suggestion for
resolving this is shown on the attached marked checkprint.
2. The handicap space has a depth of 17.04 feet. State minimum is 18 feet. Carlsbad requires the
standard depth of 20 feet.
PHONE: 753-9412
or 452-9810
COAST WASTE MANAGEMENT, INC
5960 EL CAMINO REAL, P. O. BOX 947, CARLSBAD, CALIFORNIA 92008
McDOUGAL SANITATION
CARLSBAD DISPOSAL CO.
SOLANA BEACH DISPOSAL CO.
DEL MAR DISPOSAL CO.
RANCHO SANTA FE DISPOSAL CO.
SORRENTO VALLEY DISPOSAL CO.
October 14, 1991
Robert F. Mance
Ford Mance
4540 Keamy Villa Road Suite 213
San Diego, CA 92123
Dear Mr. Mance:
Subject: Your letter of October 10, 1991.
We have reviewed your building plans at 2815 Jefferson Street, Carlsbad,
California. The Imick access for commercial service is sufficient.
However, an adjustment is needed in the specifications for the bin
enclosure.
Enclosed you will find our specification form for bin enclosures. This
will assist you in maMng the necessary modifications. Please contact
us for any further information.
Eric de Jong,
Area Representative.
WVD/sdj
End:
13
^PT 1
A SATISFIED CUSTOMER IS OUR FIRST CONSIDERATION
AIFMDNDITIONING & HEATING ^
^517 S. Santa Fe Ave., Unit B
Vista, CA 92083
Lic. #509805
No. (619) 727-4152 • So. (619) 693-1147
FAX: (619) 727-0213
TO: Whom it may concern
DATE: October 14, 1991
FROM: Gregory W. Gill
SUBJECT: Garage floor ventilation system for the
Jefferson building @ 2815 Jefferson Street,
Carlsbad
Dear Building Official:
The exhaust system for the garage area of the proposed
building will be per UBC sec 705 requiring 1.5 CFM per
square foot of floor area.
Ventilation will be obtained thru the use of a commer-
cial exhaust ventilator and its associated air duct
system sized to meet the requirements of UBC sec 705.
Ducting shall conform with SMACNA standards.
Carbon monoxide detectors to be installed with sen-
sitivity (3 50 PPM.
There will be 23 exhaust risers off of main ventilation
duct within 6.0" from floor with 1" x 1" trash screen
and metal bottom.
System exhaust to be vented out of 30 x 30 screened
opening to exterior of building.
If any further details are required please refer to
mechanical details on sheet M.I. or contact me person-
nally .
Sincerely,
iecewBG
OCT \ > (33 1
•rrv OF CftRLSBAD
:\'' tin-
PHONE: 753-9^^2
or 452-9S-.0
COAST#ASTE MANAGEMEN# INC.
5Q60 EL CAWIN'O REAL, F. 0. BOX 947, CAHLSBAD, CALIFORNIA 92008
Gates To Be Mounted
On Heavy Duty Steel
Hinges With Bolts
If Floor Is Above
Ground Level, Provide
Ramp As Shown
Pin Stops At The
Fullest Open Point
(Both Doors)
Page 3
Citv of Carlsbad
Planning Department
September 27, 1991
Robert Mance
4540 Keamy Villa Road, Suite 213
San Diego, CA 92123
SUBJECT: RP 91-6 - PRESIDENTIAL CENTRE
Thank you for applying for Land Use Pennits in the City of Carlsbad. The Planmng Department
has reviewed your Redevelopment Pennit, application no. RP 91-6, as to its completeness for
processing.
The application is incomplete, as submitted. Attached are two lists. The first list is information
which must be submitted to complete your application. All list items must be submitted
simultaneously at the Communitv Development Buflding counter and a copy of this list must be
included with vour submittals. No processing of your application can occur xmtil the application
is determined to be complete. The second list is issues of concem to staff. When all required
materials are submitted the City has 30 days to make a detennination of completeness. If the
application is determined to be complete, processing for a decision on the application will be
initiated. In addition, please note that you have six months from the date the application was
initially filed, June 12,1991, to either re-submit the application or submit the required information.
Failure to resubmit the application or to submit the materials necessary to determine your
application complete shall be deemed to constitute withdrawal of the application. If an application
is withdrawn or deemed withdrawn, a new application must be submitted.
Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any
questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:AH:vd
cc: Gary Wayne
Robert Green
Erin Letsch
Bob Wojcik
Jim Davis
File Copy
Data Entry
Marjorie/Steve
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
Citv of Carlsbad
Planning Department
July 12, 1991
Mr. Robert F. Mance
4540 Keamy Villa Road, Suite 213
San Diego, CA 92123
SUBJECT: RP 91-06 - PRESIDENTL\L CENTRE (KELSO)
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planmng Department
has reviewed your Redevelopment Pennit, application no. RP 91-06, as to its completeness for
processing.
The application is incomplete, as submitted. Attached are two lists. The first list is information
which must be submitted to complete your application. All list items must be submitted
simultaneously at the Conmnmity Development Buflding counter and a copy of this list must be
included vyith your submittals. No processing of your application can occur untfl the application
is determined to be complete. The second list is issues of concem to staff. When aU required
materials are submitted the City has 30 days to make a determination of completeness. If the
application is determined to be complete, processing for a decision on the application vsdU be
initiated. In addition, please note that you have six months from the date the application was
initially ffled June 17,1991, to either re-submit the application or submit the required information.
Faflure to resubmit the application or to submit the materials necessary to detennine your
application complete shafl be deemed to constitute withdrawal of the appHcation. If an application
is vidthdrawn or deemed withdravm, a new appHcation must be submitted.
Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any
questions or wish to set up a meeting to discuss the appHcation.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:AH:vd
cc: Gary Wayne
Robert Green
Erin Letsch
Bob Wojcik
Ffle Copy
Data Entry
Marjorie/Steve
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
RP 91-06 - PRESIDENTIAL CENTRE (KELSO)
JULY 12, 1991
PAGE 2
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. RP 91-06 - PRESIDENTIAL CENTRE
PLANNING;
1. Submit ten full sets of clear, legible blueline plans. The previous submittal contained
only two complete sets of plans. The xeroxed plans submitted are illegible in some cases
and contain contradictory dimensions and information; examples of this include the
following:
The screen wall dimensions along the side property line are different on Sheet Cl
Site plan and Sheet 2 Site/Parking Plan. -
The site information provided on individual sheets does not agree (the site/parking
plan is different than the garage dimension plan).
The site plan (Sheet Cl) shows a ramp down to the underground parking; the
site/parking plan does not.
2. Show spot elevations on the site plans along with the top and bottom wall elevations
along the entire parking structure.
Q. Show the location of any proposed free standing signs and provide dimensioned detail of
the sign.
Chapter 21.47 of the Carlsbad Municipal Code (Nonresidential Planned Developments)
provides a method to approve separate ownership of units within multiple unit buildings
via a planned development permit and tentative map application which may be processed
concurrently with the Redevelopment Permit application. These applications shall be
submitted.
5.1^ The parking plan and garage plan are inconsistent; submit new plans which are
consistent. Compact spaces shall be 8' X 15.
6. v,^--PIease provide detail of support columns to clarify whether the columns wfll eliminate
useable parking spaces.
RP 91-06 - PRESIDENTIAL CENTRE (KELSO)
JULY 12, 1991
PAQE3
7. The site plan and landscape plan are inconsistent. The site plan (Sheet Cl) indicates
"planted areas" above the parking garage along both sides of the structure and patio area,
however, the landscape plan does not. Submit new plans which are consistent.
8. Site plans are inconsistent; submit new consistent site plans which also include the
following:
^ ^ (1) Show the location and provide a detail of the proposed trash enclosure. Trash
enclosure must be located in an accessible area for trash pick up.
I [ \^uxs/'.' -' • ' ^ • p '
l^^) If a ramp access to the parking garage is being proposed, show the location on
the site plan and garage/parking plan.
u-<3) Show section location on the site plan. r
9. . Submit construction materials board and color samples (i.e., roofing, exterior walls,
^ textured pavement, glass, wted, etc.) Include type of window treatment (wogden or
rci^ frames). {\ .: , „ ^^^^
10. Combine on one sheet the site plan ahd underground parking site plan and include a
complete Summary Table as specified on the requirements list. /
AU information provided must be consistent. ^
ISSUES OF CONCERN
PLANNING;
Items 1-3 below respond to concession requests in Robert Mance's letter to Cathy Graham dated
06-13-91.
'/ 1. The PUnming Department is unable to perform building permit plancheck until the
Redevelopment Permit has been approved; therefore, the requested concurrent
processing is not possible.
2. Fees are assessed by the Building Department according to the valuation of the building
at the time building permits are issued.
City Council Policy No. 17 does not exempt Redevelopment Projects from the Public
Faeflities Fee requirement which must be paid prior to issuance of buflding permits.
RP 91-06 - PRESIDENTIAL CENTRE (KELSO)
JULY 12, 1991
PAGE 4
Separate appHcations and fees are required for each project when submitted.
To avoid additional application fees and to assure concurrent review of both proposed
office buildings, the following procedure is required:
Withdraw this application
Submit new application for a major redevelopment permit with plans combining
the t^o proposed office buildings into one project.
Please Please note that each building should differ in design to avoid visual repetition,
review preUminary plans with the Planning Department prior to submission.
Screen the exposed underground paridng around the sides and rear of the structure.
The two foot landscaped area along the side property lines as shown on the proposed
landscape plan is of inadequate width. Equivalent landscaping to replace the large
evergreen tree which has been removed from the front setback of the property must be
proposed on the landscape plai3w|^ |^ ^ \ ^ | ^ , y ( I «t |^
Show accurate sdf^n wall heights and the type/color of coating and cap proposed for
concrete block walls proposed along the side and rear setbacks.
7. Medical offices"will not be allowed at this facility since parking to accohimbdateHhese
uses has not been provided.
ENGINEERING;
Show the project ADT.
1^. Show sewer EDU's.
I^-3T Handicapped parking space should be located near the elevator and stairs so that
handicapped persons are not required to cross traffic or travel behind parked cars other
than their own car.
1^ 4. Show sump pump discharge location. It appears the entire site wfll depend upon the
sump pump for drainage. Fail safe function should be provided.
Show the service districts, sewer, water ana school.
RP 91-06 - PRESIDENTIAL CENTRE (KELSO)
JULY 12, 1991
PAGE 5
6. U—"Dimensions for Jefferson Street on Site Plan and parking plan are wrong and do not
match those on the landscape plan, which are correct. Show correct dimensions on all
drawings.
Also attached is a redlined check print of the site plan. This plan should be given to the
applicant for corrections and changes as noted. Please have the applicant retum the
redlined print with the corrected site plan to assist as in our continued review.
7. I— Submit more legible prints of the project.
8. ^^^wo different parking layouts are shown on two different sheets; one is marked Sheet
-:^Bi^and the other is marked Sheet 2. Please submit one cprrect layout. Engineering has
used Sheet 2 as the marked check print. Please retum this print with your next
submittal.
REVIEW OF LETTER TO CATHY GRAHAM FOR ROBERT F. MANCE DATED June 13,
1991:
1. Processing plans concurrentiy:\Building plans are ^w^accepted until project is approved.
Some concurrent processing might be arranged .y This could be dangerous to the
applicant. We do not know if the project can be found in conformance with present
standards.
2. Determination of sewer availability is on a day to day basis. No vestment can be granted
in advance.
y/3. PFF fees are applied by ordinance. Only City Council can waive an ordinance.
4. The PFF and Development fees can only be waived or amended by City Council. Only
the Water District can waive water hookup charges. The amount of the fees are
computed on a project specific basis.
5. L-^ew plans and new application must be filed and this application withdrawn.
6. Titie 21 of Carlsbad Municipal Code requires the City Engineer to regulate all
subdivisions for sale. The Subdivision Map Act must be followed for properties divided
for lease, sale or financial purposes.
June 13. 1991
4540 Keamy Villa Road Suite 213
San Diego, California 92123
FAX 6191560-5496
Lic #579101
6191560-0800
Ms. Cathy Graham, Director
Ms. Patricia A. Cratty, Analyst
Mr. Mike Grim, Planner
Re: 2815 Jefferson, Carlsbad
Ladies and Gentlemen:
Enclosed is an application for a Redevelopement Permit for
the subject property. As you know this property was
approved for a Redevelopement permit previously
(Resolution 106) based on RP 87-12-Jefferson building and
a Negative Declaration issued per the Design Review Board
Resolution No. 113ND. This new application is intended to
replicate the previously approved permit and it seeks to
conform exactly with that permit.
As the new applicant, the permitee seeks several
exceptions and/or concessions for the Redevelopment
Agency to consider. They are listed below for your
consideration. Items with the most priority are listed
first.
1) The applicant is prepared to immediately submit
building construction plans to the City for plan
check approval. Processing of the plans through
plan check concurrently will expedite the
initiation of construction. We desire to be in a
position to pay for building permits and the City
be in a position to issue permits immediately
after the Resolution by Housing and Redevelopment
Commission is passed which approves the Major
Redevelopment Permit.
2) That the City Engineer determines that sewer
facilities are available and will continue to be
available from date of submission of this
applicaion through to time of occupancy.
3) That the amount payable to the City for both the
public facilities fee, any development fees and/or
any Growth Management fees be held to the schedule
of fees dated July 28, 1987 and December 3, 1987,
respectively.
Construction Finance Investment Sales/Leasing Property Management
tb
4) That said fees be waived as an incentive to
promote development in the Redevelopment area
including the following and justification thereof;
a) Public facility fee - The property is within
the Redevelopment area and in an already
improved area. The property has been served
by the streets, sewers, water district,
police and fire departments for years. The
property owner has paid taxes for years
previously and wants current taxes (now
higher with the increased value) to be used
in the existing facilities area, not for new
developments elsewhere in Carlsbad.
b) Sewer fee - The property has been served by
sewer for years (originally as a single
family residence). We request that only the
incremental sewer usage be assessed, not
entirely new sewer hook-up fees be paid.
c) Water fee - The property has been served by
water, too. We request that only the
incremental water usage be assessed, not new
water hook-up fees. This will be a
commercial building, not residences.
Therefore, water usage for baths should be
reduced.
5) The adjoining parcel to the north, 2801 Jefferson
will be submitting a similar request for a
Redevelopment permit similar to this parcel. It
is requested that the permit request be included
with this one and processed simultaneously. We
request that fees for processing 2801 Jefferson be
waived and included with this application even
though it will be a different parcel. The
application and site plan, building etc. will be
identical excepting this parcel shall include
parking sufficient to serve medical tenants and
that medical tenants will be allowed in the
permitted plan.
6) Any parcelization or legal designation to vest
ownership to the tenants be excluded by the City
as applicable to the subdivision map act. The
owner elects to vest ownership to the tenants and
may convey ownership as partnership interests or
as condominium offices. In either event, the
request by the applicant is that the City waive
any applicability to juristiction over that
process or the charging of any mapping costs, etc.
Please confirm with the City Attorney that the
State has no applicable rules to "commercial"
condominiums.
Thank you for your consideration and please call me to
meet for clarification and explanation. I will gladly sit
down to answer any questions in order to expedite my
application and enable the project to go forward rapidly.
Sincerely,
Robert F. Mance
Ford Mance
Citv of Carlsbad
Planning De
May 8, 1991
Robert Mance
4540 Keamy ViUa Road #213
San Diego, CA 92123
Subject: Jefferson Building
APN: 203-110-29
Preliminary review of your project was conducted on May 3, 1991. Listed below are the
issues raised by staff. Please note that the purpose of a preUminary review is to provide
you with direction and comments on the overall concept of your project. The preliminary
review does not represent an in-depth analvsis of vour project. Additional issues of
concem may be raised after vour appUcation is submitted and processed for a more specific
and detafled review.
1. The project, as proposed, will not allow dental or medical uses (including
psychologists or psychiatrists). For medical uses to be allowed, the entire building's
square footage would have to be parked at the medical use ratio of 1:200. There
are no parking resources available from the Redevelopment Agency. With the
proposed 30 parking spaces, 6000 square feet of medical use would be allowed.
2. Show property lines on side elevations to evaluate side yard setbacks. Scaling down
the floor area of the building will help reduce this mass and allow medical uses.
3. Is the trash enclosure location the best possible?
4. If the project were resubmitted as is, understanding that medical uses would not be
allowed, staff would support the site design and architecture but woifld look for
increased landscaping at minimum and possibly decking to cover the exposed
underground parking. The submitted plans are unclear as to whether the supporting
columns are located in parking spaces.
5. Redevelopment likes the design of the building and beUeves that it is consistent with
the current Vfllage Design Manual.
6. Redevelopment is supportive of the provision of additional medical and/or dental
office space within the ViUage Area. Therefore, Redevelopment encourages the
applicant to "scale down" the project in order to adequately park it (one parking
space per 200 sq. ft.) for medical use.
2075 Las Palmas Drive • Carlsbad, California 92009-4859 • (619) 438-1161
Robert Mance
May 8, 1991
Page 2
7. If the appUcant is looking into the possibflity of adjacent offsite parking to aUow
medical uses, the following considerations should be made:
a) long term (50 year) lease;
b) the whole stmcture's floor area be parked for medical use;
c) Engineering and Planning review required.
Please contact me at 438-1161, ext. 4441 if you have any questions.
Sincerely,
Eric Munoz
Associate Plaimer
c: Chris DeCerbo
Erin LetscJ
File Copy
EM:rvo
20311029.EM
May 7, 1991
TO: ERIC MUNOZ, PLANNING
FROM: DEBBIE FOUNTAIN, REDEVELOPMENT
PRELIMINARY REVIEW COMMENTS ON KELSO JEFFERSON BUILDING
As requested. Housing and Redevelopment staff has reviewed the
plans for the Kelso Jefferson Building located at 2815 Jefferson
Street. Our comments on the project are as follows:
1. We like the design of the building and believe that it is
consistent with the current Village Design Manual.
2. Redevelopment is supportive of the provision of additional
medical and/or dental office space within the Village Area.
Therefore, we would encourage the applicant to "scale down"
the project in order to adequately park it (1 parking space
per 200 sq.ft) for medical use.
3. If the applicant is not willing to "scale down" the size of
the building in order to meet the medical office parking
requirements. Redevelopment Staff is willing to request that
DRB recommend, and the Commission approve, lease of adjacent
property to provide the additional parking. Staff has not
yet been successful in convincing DRB that leased parking is
a feasible solution to inadequate parking problems. However,
we are willing to continue in our efforts and believe that
we will eventually be successful!
If you have any questions regarding these comments, please
contact my office at X 2935.
DEBBIE FOUNTAIN
Senior Management Analyst