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HomeMy WebLinkAboutRP 96-01; Join Hands Save A Life Youth Center; Redevelopment Permits (RP)Citv of Carlsbad Housing & Redevelopment Department April 3, 1997 FRANK SORINO JOIN HANDS SAVE-A-LIFE 3528 MADISON STREET CARLSBAD, CA. 92008 RE: APPLICATION FOR REDEVELOPMENT PERMIT (RP96-01) TO CONSTRUCT NEW YOUTH FACILITY ON ROOSEVELT STREET PROPERTY Dear Frank: As you are aware staff has been working with you for several months to develop an application and related exhibits for a redevelopment permit to allow the construction of a youth facility on property located on Roosevelt Street, south of Pine Avenue. Due to ongoing changes in the scope and design ofthe project, you have redesigned the project several times and submitted several revised plans to the City/Redevelopment Agency for review. Based on timeline requirements for processing redevelopment permits, staff has decided to deem your application "withdrawn" due to the fact that 1) the appropriate exhibits have not yet been submitted for approval purposes; and, 2) the elapse of a significant period of time between the initial application submittal and a final set of plans and related information for action. Staff will process a request to allow a full reimbursement of fees paid to date for processing ofthe required redevelopment permit for the subject youth facility. As soon as you have a final set of plans which are the actual plans you would like to be approved for your project, please resubmit an application, the appropriate exhibits, and the required fees to the Community Development Department. Staff is concerned at this point in time that the "piece meal" approach to the permit application which has been used to date will result in inconsistencies between the various documents required as part of the application. Therefore, we would like for you to resubmit the entire application at one time to ensure that all ofthe appropriate documents have been revised to reflect the final project to be proposed for approval. We believe this will be more beneficial for successful processing of your permit. I understand that this decision may be somewhat confusing to you. So, I want to assure you that this action does not reflect negatively on your project. It is simply too difficult to process a project when the plans are frequently changing. It is very important that you 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^ F. Sorino April 3, 1997 Page 2 provide very accurate information on the plans which reflects the actions you are going to take as a result ofthe permit approval. The plans should not reflect any buildings, landscaping, or other improvements which are to be completed at some date in the future. The proposed project must meet the appropriate development standards as outlined in the Village Master Plan and Design Manual, or you must provide an explanation and appropriate justification for approving a standards variance. In order to ensure that you receive approval of a project which you intend to construct in its entirety, staff would like for you to take additional time to develop your project fully, respond to any previous issues identified by staff, and complete a new application for approval. Again, staff has deemed your application "withdrawn" and will forward a refund of fees to you. Please final your plans and then submit a new application to the City/ Redevelopment Agency for processing. If you feel it is necessary, you may schedule a meeting with me prior to resubmission ofyour application to determine your "readiness" to resubmit a second time. If you have any questions or comments regarding this correspondence, please contact my office at 434-2935.. Sincerely, DEBBIE FOUNTAIN Senior Management Analyst c: Mike Grim, Project Planner Clyde Wickham, Project Engineer Bob Wojcik, Principal Civil Engineer April 3,1997 TO: PLANNING DEPARTMENT SENIOR MANAGEMENT ANALYST, B. HODER FROM: HOUSING AND REDEVELOPMENT SENIOR MANAGEMENT ANALYST, D. FOUNTAIN WITHDRAWAL OF REDEVELOPMENT PERMIT NO. 96-01 On behalf of the applicant, staff has withdrawn the redevelopment permit application (96-01) submitted by the Join Hands Save-A-Life organization for construction of a Youth Facility on Roosevelt Street, south of Pine Avenue. The application was withdrawn because the applicant has had to change the design and scope of the project due to fimding and development constraints on the site. Staff has not been able to obtain a final set of plans from the applicant to process through the Design Review Board and Housing and Redevelopment Commission. Please process a full refimd of fees to the Join Hands organization in the amount of $2,120. Attached is a copy of receipt number 30131 identifying the amount and type of fees paid to the City. The reimbursement check is to be forwarded to the applicant "Join Hands" at 3528 Madison Street, Carlsbad Ca. 92008. The applicant will resubmit an altemate application upon completion of a final set of plans and related exhibits. If you have any questions or comments regarding this memo, please contact me at X2935. Thank you for your assistance. DEBBIE FOUNTAIN February 20, 1997 TO: SENIOR MANAGEMENT ANALYST - REDEVELOPMEN FROM: Associate Planner RP 96-01 - JOIN HANDS SAVE A LIFE YOUTH CENTER The Planning Department has reviewed the resubmittal for the youth center on Roosevelt Street in Land Use District 5, received February 12, 1997. Listed below are the issues of concern related to the proposal. The most crucial timing issue involves the environmental review, which will likely take 35 to 40 calendar days to process. Please let me know your plans for processing the permit request so I can plan the environmental review accordingly. • The project requires environmental review in accordance with CEQA and the City's Title 19 (either a Notice of Prior Environmental Compliance or a Negative Declaration). As mentioned above, processing of these documents will require approximately 35 calendar days. • Comments on the proposed use and the proposed parking are the same as in the October 28, 1996 memo regarding the previous submittal. • The building elevations on the front have greatly improved, however the side and rear elevations are still lacking interest and articulation. • The District 5 development standards require a front yard setback of at least 10 feet; the site plan shows approximately six to seven feet. Side yard setbacks meet standards, however District 5 calls for no parking in the rear yard setback (the rear 10 feet of the property). One parking space is proposed in the rear setback. • The landscape plan submitted is for the old proposal with a larger building and does not correspond to the submitted site plan, therefore no comments on landscaping can be made. It would appear that there is enough non-developed area on the site plan to accommodate the required landscaping and open space improvements, however these should be shown on the plans. The rear yard is supposed to be 10 feet of landscaping, according to the District 5 standards. • There are still serious compatibility issues with the outdoor activity areas and adjacent residential uses. At the very least, a masonry wall with heavy landscaping, probably specimen planting, is needed to buffer the RP 96-01 - JOIN HANDS FEBRUARY 20, 1997 PAGE 2 E A LIFE YOUTH CENTER adjacent residential use from the noise which is anticipated to be generated by the outdoor activities (this is also included in the requirements for District 5). Thank you for the opportunity to comment on the proposed youth center. Please feel free to contact me at (619) 438-1161, extension 4499, if you have any questions. MICHAEL GRI MG: kr Chris DeCerbo Clyde Wickham February 11, 1997 TO: MIKE GRIM, ASSOCIATE PLANNER FROM: DEBBIE FOUNTAIN, SENIOR MANAGEMENT ANALYST JOIN HANDS SAVE-A-LIFE PROPOSAL Join Hands has submitted a revised set of plans for their project on Roosevelt Street. Would you please take a look and let me know what you think about the design, etc.? Thanks. PAU I LoNqiON, ARCIHITECT AIA 2909 MESA DRIVE OcEANSidE, CAlifORNiA 92054 (619) 722-4904 FAX (619) 722-490? January 28, 1997 Ms. Debbie Fountain Carlsbad Redevelopment Agency 2965 Roosevelt St., Suite B Carlsbad, California 92008 Reference: Join Hands Dear Debbie; Enclosed are 10 sets ofthe plans for Join Hands. Also is enclosed an elevation of what I like much better for the street side. Frank is having a difficult understanding what composes a successful rendition of an architectural style - so we make headway on this and we may not. At any rate it doesn't depart much from what you have in your hands - it is just a little more elegant If I do bring him around on this - with your permission I shall substitute this elevation for the one you receive today. Thanks. Paul , CITV noiisir. Jan. 2^. \991 PAUI LONQTON, ARchiTECT AIA 2909 MESA DRIVE OCEANSidE, CAlifoRNiA 920H (619) 722-4904 FAX (619) 722-490? January 5, 1997 Frank Sorino Join Hands Foundation 3528 Madison Carlsbad, California Dear Frank: Per our conversation regards Debbie Fountain's Dec. 24, 1996 letter and her request for an estimated construction schedule, the following is an approximation of the drawing, drawing review and construction schedule. Construction Documents 6 weeks Plan Review (City of Carlsbad) 4 weeks Revisions and Review (Approval) 2 weeks Bidding 3 weeks Construction 16 weeks Total approximate time 31 weeks or a little over 7 months Please call with any questions or comments. Sine Paltil Longton, Architect Citv of Carlsbad Housing & Redevelopment Department December 24, 1996 FRANK SORINO JOIN HANDS SAVE-A-LIFE 3528 MADISON STREET CARLSBAD, CA. 92008 RE: APPLICATION FOR REDEVELOPMENT PERMIT (RP96-01) TO CONSTRUCT NEW YOUTH FACILITY ON ROOSEVELT STREET PROPERTY Dear Frank: I just wanted to remind you that I am still waiting for a written response to my letter to you dated November 14, 1996 regarding the new youth facility project proposed by the Join Hands organization. In orderto prepare a report and a favorable staff recommendation on your project for the Design Review Board, I need clear responses to the following: 1. Estimated Project Construction Schedule. Please see my letter of November 14, 1996 for additional details on the issues related to the schedule. 2. Efforts to meet with neighbors to explain project and receive feedback. Please see my letter of November 14, 1996 for additional details on this matter. As explained previously, staff is currently considering a recommendation to the Design Review Board to deny the project unless Join Hands is able to provide an acceptable comprehensive construction schedule which clearly defines the timing for each phase of the project. The next regular meeting ofthe Design Review Board is scheduled for January 27, 1997. However, because we have received no information from you as of this date regarding the construction schedule, we will unfortunately not be able to schedule the project for a public hearing on that date. The next available meeting date ofthe Design Review Board is February 24, 1997. In orderto schedule a hearing for February 24^^ you will need to submit the information requested above by no later than January 10, 1997. We understand that the Join Hands organization is having a difficult time defining the various stages of the proposed project due to funding issues. However, if you are unable to provide an acceptable construction schedule for the entire project by January 10, 1997, staff will be required to present a recommendation for denial ofthe project to the Design Review Board. The Join Hands organization will then be required 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^ F. Sorino December 24, 1996 Page 2 to resubmit the application for a redevelopment permit. At this time, it is my suggestion that you revise your project plans and submit an application to complete Phase I ofthe project only. The Phase I plans must reflect all buildings and improvements that will be completed as part ofthe project. In Phase I, you will be required by the City/Redevelopment Agency to install all appropriate landscaping and the parking lot improvements on the site. You will also need to decide whether you will have an enclosed or open basketball court as part of Phase I. Once the organization has funding available to proceed with the remainder ofthe project, you may submit a new application for an amended redevelopment permit to allow the additional construction. If you have any questions or comments regarding this correspondence, please contact my office at 434-2935. I would be happy to meet with you, and/or other Join Hands representatives, together with your architect, at your convenience to discuss the issues which have been raised regarding the proposed project. Sincerely, DEBBIE FOUNTAIN Senior Management Analyst c: Mike Grim, Project Planner Clyde Wickham, Project Engineer Bob Wojcik, Principal Civil Engineer Citv of Carlsbad Housing & Redevelopment Department November 14, 1996 FRANK SORINO JOIN HANDS SAVE-A-LIFE 3528 MADISON STREET CARLSBAD, CA. 92008 RE: APPLICATION FOR REDEVELOPMENT PERMIT (RP96-01) TO CONSTRUCT NEW YOUTH FACILITY ON ROOSEVELT STREET PROPERTY Dear Frank: As we discussed on November 13, 1996, staff is experiencing great difficulty in developing a recommendation regarding the new youth facility project proposed by the Join Hands organization for the following reasons: 1. The project construction schedule for each phase of the project has not been provided. Staff has no indication as to how long the modular building and outdoor basketball court (Phase I) will remain until the larger project reflected in the plans is completed. If Phases II through IV will not be completed for several years, additional action will need to be taken by Join Hands during Phase I to complete improvements to the modular building which will provide for a more visually appealing "stand alone" project. This means that Join Hands will need to revise the plans submitted to reflect additional exterior improvements to the modular building or provide for more extensive landscaping at the front of the building to break up the blank walls. 2. If Phase I is to remain for a significant period of time with an outdoor basketball court, staff will recommend that conditions be placed on the project to limit the hours for using the court and other outdoor activities. Because the project will be located in a mixed use area which includes residential, staff has serious concerns regarding noise and lights related to any outdoor activities. At this time, staff is considering limits which would require all outdoor activities at the site to end no later than 9:00pm during the week (Monday through Thursday) and 10:00pm on the weekends (Friday through Sunday). 3. If Join Hands is unable to provide a complete and comprehensive construction schedule, staff may recommend that a minor redevelopment permit be issued at this time only forthe modular building, outdoor basketball court, parking area and related landscaping and other site improvements for a limited period of no more than 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^ two (2) years. To continue the complete project. Join Hands would then be required to submit a separate application for a major redevelopment permit to obtain approval for the remainder of the project. 4. Planning Department Staff has recently indicated to Redevelopment Staff that serious concerns were raised during the recent workshops on the Barrio Specific Plan regarding the compatibility ofthe Join Hands facility with surrounding uses. Join Hands is strongly encouraged to immediately initiate outreach activities to discuss the project with surrounding property owners. It has taken Join Hands a couple of years to get to this point in the project and people may have forgotten about the facility and the proposed activities. Join Hands will need standards variances in order for the project to be approved based on the plans submitted under the current application. Therefore, it is very important that the community support the project. Significant opposition to the project will make it difficult for the Design Review Board and the Housing and Redevelopment Commission to approve the project as currently designed. Per our telephone conversation, you indicated that Join Hands will be meeting on Monday November 18, 1996 to discuss the project and construction issues. It is important that staff receive information related to the above issues immediately following that meeting. At this time, staff is considering a recommendation to the Design Review Board to deny the project unless Join Hands is able to provide more comprehensive information on the construction schedule and the other issues noted above. Staff had tentatively scheduled the public hearing on the Join Hands project for December 4, 1996. However, based on the fact that staff would like to be able to recommend approval ofthe project, we will reschedule the meeting to December 18, 1996 to give Join Hands additional time to address the issues noted above. If you have any questions or comments regarding this correspondence, please contact my office at 434-2935.1 would be happy to meet with you, and/or other Join Hands representatives, together with your architect, at your convenience to discuss the issues which have been raised regarding the proposed project. Sincerely, DEBBIE FOUNTAIN Senior Management Analyst c: Mike Grim, Project Planner Clyde Wickham, Project Engineer Bob Wojcik, Principal Civil Engineer OCTOBER 28, 1996 TO: SENIOR MANAGEMENT ANALYST - REDEVELOPMENT FROM: Associate Planner RP 96-01 - JOIN HANDS SAVE A LIFE YOUTH CENTER Listed below are the Planning Department's comments on the proposed youth center on Roosevelt Street in Land Use District 5. All comments are based upon the new Village Master Plan and Design Manual, adopted by the Housing and Redevelopment Commission in the beginning of 1995. It is unclear as to what the project is, therefore, the following comments are divided into two parts: first phase only and total project. If the project being taken fon/vard is only the first phase, with a modular building and outdoor recreation facilities, then the following comments apply: • The small modular building has an occupancy load of less than 30 people, therefore the project is exempt from environmental review pursuant to the Section 15303 ofthe State CEQA Guidelines. • The proposed use, a youth center, may be allowed provisionally if it is not considered as a private club or lodge. Child care centers, self-Improvement services and health clubs are all allowed provisional uses in District 5. • There could be an issue with the placement of a modular building in the Village. "The Redevelopment Plan is based upon the acceptance of the permanency of the physical structure of the buildings in the Village Redevelopment Area". I don't know of any other temporary modular buildings in the Village. The Zoning Ordinance does allow commercial operations out of modular buildings on a temporary basis but requires construction of the ultimate building to begin within one year. If Phase I is intended for less than one year, this city-wide provision may be used to justify the modular building. • The elevations of the modular building do not meet the established level of architectural quality for new projects in the Village. It is this increasing level of quality architecture that removes the visual blight from the Redevelopment Area. If the modular building is allowed, its architecture should add to the area aesthetics, not detract from it. Based upon the elevations and site visits, the trailer appears to portray Hispanic architectural elements, which is in keeping with the theme along Roosevelt Street, however major improvements to the appearance ofthe structure would be needed. m RP 96-01 - JOIN HANDS SAW A LIFE YOUTH CENTER OCTOBER 28, 1996 PAGE 2 • The District 5 development standards require a front yard setback of at least 10 feet; the site plan shows approximately six feet. Side yard setbacks for Phase I are acceptable, however District 5 calls for no parking in the rear yard setback, or the rear 10 feet of the property. One parking space is proposed in the rear setback. • The Phase I site plan indicates two trees and some turf areas as the project's landscaping. This appears to meet the minimum 20 percent coverage but no shrubbery or other accent landscaping is apparent in the front yard. Shrubs, planter boxes or floral plantings would help the project's aesthetics. • There are serious compatibility issues with the outdoor activity areas and the adjacent residential uses. The proposed wrought iron fence with no landscaping is wholly inadequate. A masonry wall with heavy landscaping, probably specimen planting, is needed to buffer the adjacent residential use from the noise (this is also included in the requirements for District 5). • The parking requirement would be based upon the type of use. There is no direct correlation in the Zoning Ordinance. The closest uses, and their corresponding parking requirement, are: Gym and Health Spa 1 space per 35 square feet floor area Schools 1 space per employee plus 1 space per each 10 students, with adequate loading area. Public Assembly 1 space per 100 square feet of assembly area. The following comments apply to the ultimate proposal for a 9,662 square foot recreational/office development plan: • The proposed structure would need environmental review in accordance with CEQA. Non-coastal zone projects require a 20 day public review period for a Negative Declaration or Notice of Prior Environmental Compliance. • The proposed uses do not differ signiflcantly from those proposed with the modular building therefore no new land use issues should arise. • The proposed architecture, in and of itself, appears to possess Hispanic elements in concert with the Hispanic theme along Roosevelt Street for District 5. The lack of setback area and landscaping opportunities causes a need for enhanced relief, especially on the northern side of the gymnasium, next to the single family house. • The proposal does not conform to the development standards for District 5 in the following areas: RP 96-01 - JOIN HANDS SA^ OCTOBER 28, 1996 PAGES A LIFE YOUTH CENTER STANDARD REQUIRED PROPOSED Front yard setback 10 feet 6 feet Side yard setback 5 feet Ofeet Rear yard setback 10 feet landscaped 0 feet with parking Open Space 20% w/ped amenities <17.5 w/no ped amenities Adjacent residential buffer Solid masonry wall Wrought iron fence Parking 4 - ? spaces 3 spaces Open space in the Village is supposed to provide connectivity or special interest areas for pedestrian travelers through downtown. Increased side yard setbacks to accommodate mid-block linkages from street to street is especially encouraged when development occur on a through lot. Since the lot to the south is developed without a setback, a potential design would build to the southern property line while providing an increased setback (10 feet or more) along the northern edge. This would minimize the visual impact of the gymnasium on the adjacent residential property while providing pedestrian amenities, as required by the Manual. With the volume and severity of the above issues, the project does not seem ready for public hearing, unless a denial recommendation is being made. Either way, the environmental documentation and public review for the larger project must be done prior to public hearing. Please feel free to contact me at (619) 438-1161, extension 4499, if you have any questions. Thanks again. MICHAEL GRI MG:kr c: Chris DeCerbo Bob Wojcik Clyde Wickham RICHARDSON - RINGER July 30, 1996 City of Carlsbad 2965 Roosevelt Street, Suite B Carlsbad, CA 92008 Re: RP 96-01 Join hands - Save A Life Recreation Facility Variance Request Parking Information After a thorough review of the "Issue Statement" from the City of Carlsbad, Housing and Development Department, presented to the Join Hands - Save A Life Organization we submit this letter to request three variances. 1. Zero side yard setback on the North and South. 2. No 4:12 Pitch on the North and South side yard areas along the Gymnasium Section 3. Parking as per proposed Site Plan. SIDE YARD SETBACK Joins Hands - Save A Life approached the Redevelopment Agency prior to purchasing the site to determine ifit was satisfactory to build this proposed project with less than 5' setbacks since they would require the fiill lot width to build a Basketball Multi-Purpose Court and still have room for the Support Area and Parking. At that time the side yard setback was zero and the proposed setback was acceptable. The Barrio Master Plan was in process at this time and no mention of the revised 5' setback was mentioned Ifit had. Join Hands - Save A Life would not have purchased the site. The neighbor to our South adjoining property line has already developed his masonry commercial building up to our property line and we feel that our building abutting his would have absolutely no impact on his project. Only the middle portion of our building on the North will come into the 5' setback area. We proposed to develop an architectural relief in the abutting wall and add a heavy beam trellis at both ends to soften the comers. We have also included a 6' masonry wall in 2802 State Street, Suite C, Carlsbad, CA 92008 Fax (619) 434-8493 Phone (619) 434-8400 the balance so that no negative impact would come from the Play Areas. If the 10' sq. ft. side yard setbacks were imposed, it would drastically effect our design, would force us to omit the basketball court and thus demand Join Hands - Save A Life to abandon this site and hopefiiUy try to find another site in the Barrio Area. 4:12 PITCH The 4:12 minimum pitch required has been provided on two sides of the building. In fact, we have provided 6:12 pitches and even setback the two-story element on the front elevation so as not to over power the street appearance. The only variance we are asking for is on the short section of the side yard that the Gymnasium portion of the building will occupy, facing the side yard. If the 4:12 pitch was imposed on the North and South elevations, it would force the building to have a higher roof height, forcing us to either go above the allowable 30' building height or result in a substandard ceiling height in the Gymnasium. The South elevation already faces an existing blockwall and would not be visible from the street. We have enhanced the North elevation with relief and colorful architectural detail as well as two trellis's, front and back, to enhance the building's effect to the neighbor on the North. PARKING Join Hands - Save A Life has informed us their operation will only have two staff members, the Director and one working assistant. All other assistance comes from the youth and adults who are members of the Organization. This program has been developed to assist the youth in the Barrio Area. Virtually all their youth and volunteers come from the local neighborhood. They usually ride their bikes, skateboards or walk to this facility. This is a unique program that doesn't demand the larger amount of parking to adequately fimction in this neighborhood. Join Hands - Save A Life feels that the parking provided will more than meet their requirements for parking and not negatively impact the neighborhood. Join Hands - Save A Life feels it will only help this neighborhood, the City of Carlsbad, and will provide the youth in this area with an exciting option to the negative and dangerous influences placed on our youth today. This program has already changed the lives of many young people in our community and has given them a program to tum to for help against the moral and peer pressures causing great harm in our youth today. We thank you for all your assistance and support and look forward to this approval so we can quickly constmct Phase I. If you have any questions or need any additional information please don't hesitate to call immediately. Thanks again for your cooperation regarding this issue. Respect! Lobert G. Richardson Kamak Architecture & Planning, Inc. RGR/tg Citv of Carlsbad Housing & Redevelopment Department June 25, 1996 FRANK SORINO JOIN HANDS SAVE A LIFE 3528 MADISON STREET CARLSBAD, CA. 92008 RE: RP 96-01- JOIN HANDS SAVE A LIFE RECREATIONAL FACILITY Thank you for applying for a Land Use Permit in the City of Carlsbad. The Redevelopment Department, together with other appropriate city departments, have reviewed your Major Redevelopment Permit application No. RP 96-01 to determine its completeness for further processing. The application has now been deemed complete, as submitted, for further processing purposes. Although the initial processing ofyour application may have already begun, the technical acceptance date is acknowledged by the date ofthis correspondence. The City may, in the course of processing your application, request that you clarify, amplify, correct or othen/vise supplement the basic information required for the application. In addition, you should also be aware that there may still be issues/comments on your application which may need resolution before the application can be scheduled for a public hearing before the Design Review Board. A list of issues which have been identified to date are attached to this correspondence. You will be contacted separately for discussion ofthe issues identified in the attached correspondence, as well as any other issues which may develop as a result of the City's continued review of your application. The processing ofyour application begins as ofthe date ofthis correspondence. Please contact my office at (619) 434-2935 if you have any questions or wish to set up a meeting to discuss the application. Sincerely. IB\E FOUNTAIN Senior Management Analyst c: Gary Wayne Bob Wojcik Data Entry Bobbie Hoder File Copy Eric Munoz Clyde Wickam 2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^ JOIN HANDS SAVE A LIFE RECREATIONAL FACILITY RP 96-01 "ISSUE STATEMENT" Planning/Redevelopment Issue(s): The development standards for Land Use District 5 of the Village Redevelopment Area, as outlined in the Village Master Plan and Design Manual which became effective on January 12, 1996, require a five foot (5') to ten foot (10') continuous sideyard and rear setback. AIO' sideyard setback is desired. However, a reduction to the minimum of 5' may be allowed if the project warrants such a reduction and appropriate findings are made by the DRB and Housing and Redevelopment Commission. The findings which would need to be made to approve 5' foot minimum sideyard and rear setbacks are oufiined on page 3-5 of the Village Master Plan and Design Manual. A copy of the subject page has been attached for your informafion. • As submitted, your project does not provide for the minimum 5' continuous sideyard or rear setbacks as required. The size ofthe gym building appears to create the problem for your project in meeting these setback standards. Therefore, you will need to request and receive approval of a variance for the sideyard and rear setbacks, if you are not able to redesign the project to meet the applicable standards. • The findings oufiined in Chapter 21.35.130 must be made by the Housing and Redevelopment Commission in order to grant a variance. Attached is a copy of the applicable section from the Code. You will need to prepare and submit an analysis of your project which will support the applicable findings; submit this correspondence to the Housing and Redevelopment Department, if you choose to proceed with the variance request. The Development Standards for District 5 require a building height maximum of 30 feet with a minimum 4:12 roof pitch. It appears that the front and back portions of the Phase 2 project will have the necessary roof pitch. However, the gym building itself does not meet the roof pitch standard. Therefore, an addifional variance will need to be requested for this standard. You will need to provide a justification to the Housing and Redevelopment Department for the roof pitch variance. Also, on the plans, please indicate the roof pitches for all ofthe buildings. The six foot (6') tall new masonry wall should be modified to drop to 42 inches in the setback areas off of Tyler and Roosevelt. Please calculate and indicate directly on the landscape and site plans the total amount of open space and the percentage of open space to the total size of the site. Open space may be dedicated to landscaped planters/areas, open space pockets and/or connections, roof gardens, balconies, patios and/or outdoor eating areas. No parking spaces or aisles are permitted in the open space. A minimum of 20% of the property must be maintained in open space. 5. Staff will need to give addifional considerafion to the issue of parking on the site. Generally, the parking standard used for other similar facilities is based on the number of staff members plus 2 guest spaces. Please submit correspondence to the Housing and Redevelopment Department which indicates the number of full-fime staff members to be employed at the facility. Also, please provide your justificafion for providing only 3 spaces on the site for parking. Staff will then review this information and make a determinafion as to how to present this issue to the Design Review Board and Housing and Redevelopment Commission. Engineering Issue(s): • Engineering staff had no outstanding issues for the proposed project.