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Home My WebLink About1992-09-08; Housing & Redevelopment Commission; 218; Fish House Vera CruzHOUSING AND F- IEVELOPMENT COMMISSI(- AGE AB# a18 TITLE: MTG.q-8-% DEPT. RFU. FISH HOUSE VERA CRUZ REQUEST TO SUBLEASE ELEVEN PARKING SPACES ’ RECOMMENDED ACTION: Contingent upon Design Review Board approval of the project, authorize sublease of eleven (11) parking spaces within the Carlsbad public parking lot (Baumgartner lease) located on the west side of State Street between Carlsbad Village Drive and Oak Avenue for the purposes of meeting current parking requirements for a new fish market and restaurant. ITEM EXPLANATION: The Carlsbad Redevelopment Agency has been approached by Fish House Vera Cruz with a proposal to redevelop a vacant liquor store and deli to create a new fish market and restaurant at 417 Carlsbad Village Drive. As indicated on the attached map, the property is located near the southwest corner of Carlsbad Village Drive and State Street and is adjacent to the railroad right of way. Based on the current parking code, the proposed 3,346 square foot fish market and restaurant is required to provide a total of 21 on site parking spaces. Unfortunately, due to property constraints, no more than 10 spaces can be constructed on site. Fish House Vera Cruz staff has researched the feasibility of purchasing or leasing other property within 300 feet of the subject property to provide the additional 11 required parking spaces. However, they have been unsuccessful in their efforts; surrounding property owners have not been willing to sell or lease their property for parking purposes. Staff is recommending and the applicant has agreed to construct 10 spaces on site and lease 11 public parking spaces from the Carlsbad Redevelopment Agency. The 11 off site spaces would be located in the public parking lot which is adjacent to and south of the subject site. The existing liquor store, which is now vacant, was given approval in 1985 to utilize 10 spaces total in the public parking lot (within the railroad right-of-way) to meet its parking requirement; there is currently no on-site parking. Although Fish House Vera Cruz could be granted the use of those same parking spaces to meet their parking requirement, this option is not preferred because the spaces cannot be guaranteed on a long term basis, The property owner (Santa Fe Railroad) has not been willing to grant a lease to the City or Redevelopment Agency which exceeds thirty days. If the liquor/deli use continued and was not intensified, then the existing parking arrangement would continue. The public parking lot identified in this proposal is located on privately owned property (Baumgartner lot). In 1988, the Carlsbad Redevelopment Agency entered into a 20 year lease agreement with the property owner to use the site for a 50 space public parking lot. The Carlsbad Redevelopment Agency currently pays $3,720.83 per month or $65 per parking space per month to lease this lot. The proposal presented by Fish House Vera Cruz, would allow the Carlsbad Redevelopment Agency to recover the cost of 11 spaces which is approximately 22% of the total lease. Fish House Vera Cruz must enter into an agreement subject to the same terms and conditions outlined within the existing city lease. AGENDA BILL # &t 18 For informational purposes, the City removed approximately 92 on street parking spaces from Carlsbad Village Drive (formerly Elm Avenue) in 1989 to allow for public right-of-way improvements. To compensate for the removal of these spaces, additional public parking lots were constructed within the Village Redevelopment Area. Prior to removing the parking from Carlsbad Village Drive, there were 241 spaces in public parking lots within the Village. Presently, there are 355 parking spaces available to the public. The net increase in total number of public parking spaces is 114. There are four public parking lots with a total of 198 spaces within 300 feet of the proposed project. Fish House Vera Cruz has requested consideration by the Housing and Redevelopment Commission of their proposal to lease 11 public parking spaces from the Carlsbad Redevelopment Agency. If the Commission is willing to sublease 11 spaces to them, the applicant will purchase the property and initiate the Redevelopment/Coastal Development Permit process. Staff is supportive of the proposed project and believes it would be beneficial to the Village Redevelopment Area from a economic, aesthetic and land use perspective. The parking proposal is consistent with the Village Design Manual which encourages “innovative methods of providing off-street parking through the combination of public and private efforts.” FISCAL IMPACT: The proposed Fish House Vera Cruz Fish Market and Fish Restaurant would generate approximately $20,000 annually in sales tax revenues and approximately $4,000 in tax increment revenues each year. Also, by approving the sublease for 11 parking spaces in the lot on State Street, the Carlsbad Redevelopment Agency would be provided with a means of partial cost recovery (22%) for the leased parking lot. EXHIBITS: 1. Location Map 2. Letter to Community Development Director, dated August 25, 1992 3. Public Parking Summary Chart Exhibit 1 FISH HOUSE VERA CRUZ Carlsbad Village Drive Public Parking-50 North Exhibit 2 Hofman Planning Associates a fB * Planning Project Management Fiscal Analysis August 25, 1992 Marty Orenyak Community Development Director 2075 Las Palmas Drive Carlsbad, Ca. 92009 SUBJECT: Fish House Vera Cruz - Resolution of Parking Issue Dear Marty: This letter is prepared as a follow up to our meeting held on August 24, 1992. HPA is working with the owners of the Fish House Vera Cruz restaurant who are hoping to locate at 417 Carlsbad Village Drive. Their proposed facility will include both a retail fish market and restaurant. They need to make a decision by September 9, 1992 whether or not they will be able to locate at the above mentioned site. The major issue, which must be resolved prior to this decision, is meeting the City’s requirement for the provision of parking. Upon completion of their anticipated $400,000 worth improvements to the site, there will be ample area to provide 10 parking spaces on site. Based on meetings with you and your staff, it has been determined that a total of 21 parking spaces will be required for the proposed uses. After improvements, 10 spaces are available on-site. An additional 11 spaces must be provided to meet the City’s parking requirement. The Fish House Vera Cruz restaurant owners are willing to sub-lease the remaining parking spaces from the City at the adjacent parking lot to the south, outside of the railroad right-of-way currently leased by the City for downtown parking. Recent City conducted surveys indicate that less than 50% of the 50 spaces available in this lot are actually being utilized. The City is currently paying $3,230 a month for these 50 spaces. This equates to a cost of about $65 per space. Fish House Vera Cruz would be willing to sub-lease up to 11 spaces at a rate of $65 per month which would generate $750 a month for the City. Additionally, the Fish House Vera Cruz owners have stated that they will be agreeable to participate in a future parking assessment district if such district is formed. 2386 Faraday Avenue l Suite 120 l Carlsbad l CA 92008 l (619) 438-1465 l Fax: (619) 438-2443 We need to get know whether the City Council would be willing to sub-lease 11 parking spaces to the Fish House Vera Cruz owners in order to meet their required number of parking spaces for the proposed fish market and restaurant uses. As mentioned previously, our clients would like to get an indication of the City Council’s support of this request before September 9, 1992. If you have any questions, please feel free to give me a call. Sincerely, Mike Howes cc. Michael J. Holzmiller Debbie Fountain Karen Sauer Ron Butler Rex Butler Terry McCaleb PUBLjC PARKING IN VILLAGE REDE-LOPMENT AREA ’ r-0~ 0F PARKING SPACE$ East of R/R tracks, South of Depol Between C.V. Dr. & Grand Avenue West of R/R-Washington Street Between C.V. Dr. & Grand Avenue West of R/R-Washington Street Between C.V. Dr. & Oak Avenue East of RIR tracks Between C.V. Dr. & Oak Avenue East of R/R tracks-North of Depot R/R 15 Between C.V. Dr. & Grand Avenue State Street-Between Oak Ave Carlsbad Village Drive N/E Corner-Roosevelt Street & PRIVATE 55 Carlsbad Village Drive Corner of State St. & Grand Ave. CITY 17 Near Fountain ITOTALS R/R 20 R/R 30 R/R 39 R/R 74 PRIVATE 50 CITY 55 355 Off street public parking before ‘89 241 Parking removed from C.V. Drive 92 Off street public parking in ‘92 355 Exhibit 3 d3TBPACEhhiiH COST/YEAR \ $ .07 $ 17.74 $ .14 $ 50.00 $ 30.77 $14,400.00 $3,381.00 $ 13.18 $11,700.00 $ 621.00 $ 55.78 $10,040.00 $1,382.00 $ 65.42 $39,250.00 $3,381 .OO $ 79.09 $52,200.00 $ 2,194.oo $ 0.00 $ 0.00 $4,058.00 $ 0.00 $ 0.00 $4,545.00 $ 244.00 $127,657.00 $22,943.00 >ONSTRUCTtON COST/SPACE : $3,381 .OO $ 0.00