HomeMy WebLinkAboutRP 92-03; ST MICHAELS BY THE SEA; Redevelopment Permits (RP) (4)March 5, 1992
TO: MIKE GRIM, PLANNING DEPARTMENT
FROM: Karen Sauer, Housing & Redevelopment
RP 92-3 AND CDP 92-2: REDEVELOPMENT COMMENTS
Thank you for sending the application information regarding the proposed St. Michael's By-the-
Sea project to the Housing & Redevelopment Department. As requested, the plans for this
project have been reviewed and the Redevelopment related comments are listed below.
1. The Phase I improvements of the St. Michael's By-the-Sea project would increase the
assessed value of the site by approximately $480,000 (applicant's estimate) and would
result in approximately a $4,800 increase in Redevelopment Tax increment Revenues. The
totai assessed value of the site (land plus improvements) including the Phase I
improvements has been estimated to be $1,080,794. The Redevelopment Tax Increment
Revenues that couid be realized by the Redevelopment Agency would be approximately
$10,080 annually. Additional revenues will be generated when the subsequent phases of
the proposed Master Plan project are completed.
2. The Redevelopment Agency is supportive of this redevelopment project that will improve
the existing St. Michael's Church site on Carlsbad Boulevard and continue to enhance
the existing character ofthis area which is related to tourist, highway commercial activities
and local heritage.
3. The applicant has incorporated the design concept as described in the Village Design
Manual into the proposed project. The site is located within a Speciai Treatment Area
and the appiicant has included heavy streetscaping and open space amenities aiong
Carlsbad Boulevard. In addition, special attention has been given to the intersection of
Carlsbad Boulevard at Christiansen Way.
4. The proposed project is locate within Sub Area 5. The goal for Sub Area 5 is to serve as
the major tourist/tourist commercial related center for the Redevelopment Project Area.
The St. Michael's Church Master Plan-Phase I is not devoted to visitor commercial uses
as preferred bythe Design Manual and approval bythe Coastal Commission will probably
be required. However, the proposed project is located within the beach area and will
provide more parking on site than currently exists. The Redevelopment Permit requires
the construction of Garfield Avenue (inciuding curbs, gutters and sidewalks) and will
facilitate vehicular and pedestrian circulation around the site and within the Local Coastal
Zone.
If you have any questions about these comments, please call me at x2818.
KAREN E. SAUER
May 1, 1992
TO: MIKE GRIM, PLANNING
FROM: Karen Sauer, Housing and Redevelopment
ST. MICHAELS BY THE SEA STAFF REPORT
Based on my comments at the Design Review Board meeting April 29, 1992. I would like
to revise the economic impact section of the staff report for the St. Michael's By The Sea
project to state:
The Redevelopment project proposed by St. Michael's By The Sea will increase the
property value of the existing site in the Redevelopment Area by $480,000. The
Redevelopment Agency will not receive 1 % of the increase in property value for this
project because St. Michael's By The Sea is exempt as a non-profit religious
organization. However, the small gift shop will generate sales tax revenues for the
General Fund based on 1 % of the total annual sales.
You may wish to also include an estimate of fees, that will be required prior to construction.
I recommend that the staff report dated April 29,1992 be revised and included as an exhibit
with the agenda bill for the Housing and Redevelopment Commission. If you would like to
discuss these ideas with me, my extension is x2818. Thanks for your help in making this
project work.
KAREN SAUER
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