LJCPA Trustee Meeting 12/1/2022 Materials & Comments

Missing or incomplete items flagged in yellow

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This page contains links to the agenda for the meeting and materials applicants, their representatives, and interested parties submitted in connection with action items. There are no materials (beyond committee minutes) for Consent Agenda items.

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Agenda

Minutes

Projects & Action Items

  • (pulled) 5680 La Jolla Blvd “Paradisea Sidewalk Cafe” (1071808, Remen/Bennett) PDO 11/14: RETURN, 6-0-0; DPR 11/15: APPROVE, 5-1-1
  • (pulled) 6260 Waverly (1050666, Crisafi) DPR 11/15: APPROVE, 4-1-1
  • 5621 La Jolla Blvd “LJ Crafted Wines Sidewalk Café” (1064316, Morton) PDO 11/14: Appears to CONFORM, 6-0-0; DPR 11/15: APPROVE, 5-0-1
  • (pulled) 8311 El Paseo Grande “Gibby Residence” (1053312, Golba) PRC 11/17: CANNOT , 3-2-1
  • 7854 Girard Ave #4230 “Trianon Clothing Rebranding” (Alan) PDO 11/14: CONFORM, 6-0-0

Project Reviews

811-827 Coast Blvd S “Coast Blvd Historic Rehabilitation and Townhomes” (677297, Fotsch/Will)

(Process 4) CDP, SDP, NDP, and TM to consolidate 2 lots into 1, demolition of 813-821 Coast Blvd S (5 structures), remodel/addition of 811 Coast Blvd S (non-historic), remodel/addition of 825 Coast Blvd S (historic), relocation/remodel/addition of 827 Coast Blvd S (historic), and construction of 6 new, 3-story townhomes over underground garage; total of 23,591 SF. The 0.44-acre site is in the LJPD t-5 Zone, Coastal Ht, Coastal (N-App-2), and Parking Impact Overlay Zones; CD1

7945 Herschel Av “Herschel Ave CDP” (676691, Straw)

(Process 2) Coastal Development Permit to construct a 3 story, 31,455-sf mixed-use building with 2 level, 33,535-sf basement parking garage to consist of 12 residential apartments with roof deck above a ground floor residential lobby area, commercial uses, and parking at 7945 Herschel Ave. The 0.40 acre site is located is in the LJPD-1 Zone and Coastal (Non-Appealable Area) Overlay Zone within the La Jolla Community Plan area, and Council District 1.

7606 Girard “Girard Lofts” (664566/1072748, DeBartolo)

(Process 2) CDP for a 2 story, MU building on an existing parking lot, including 1,960-sf of retail, 18 DUs (1 very low-income units per 100% Density Bonus), and parking at 7606 Girard Ave. The 0.278-acre site is in the LJPD-1 Zone, the Coastal (Non-App.2) Overlay Zone, the Coastal Height Limit Zone, the Parking Impact Zone, the Residential Tandem Parking Zone, the Transit Area Zone, and the Transit Priority Area in the La Jolla Community Plan area, and CD 1.

Policy Discussions

View Corridors (Baratz/Terry)

(postponed) Visioning (Wilson)

Review or Submit Comments

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Submitted Comments

1 thought on “LJCPA Trustee Meeting 12/1/2022 Materials & Comments”

  1. Jeffrey Forrest

    These comments are submitted for consideration with AGENDA ITEM 5, the proposed Herschel Avenue Coastal Development Permit (CDP) application, Project Number 676691. This project should be conditioned to accommodate 15 parking spaces required for the La Valencia expansion project located at 1132 Prospect Street, which is in common ownership with the proposed Herschel Avenue CDP project. The current Shared Parking Agreement was specifically intended to be temporary and does not meet the owner’s obligation to provide off-street parking to accommodate its permitted development.

    La Jolla Planned District Permit No. 91-0603 for the La Valencia expansion project, approved in 1992, required off-street parking spaces to be maintained “on the property in the approximate location shown on Exhibit ‘A’ dated February 5, 1992.” In 1996, the City Planning Commission approved a time extension to Permit No. 91-0603 and a Coastal Development Permit for the expansion project (Permit No. 95-0206), which included an underground parking garage. In 1998, the project owner submitted a Substantial Conformance request to modify the approved expansion project, including a reduction in the number of off-street parking spaces commensurate with a proposed reduction in the number of guest rooms included in the expansion project. The staff report noted “The proposed addition of the parking garage was intended to meet anticipated needs from the expansion.” The Substantial Conformance request was approved by Planning Commission Resolution No. 2610-PC with a condition specifically added to require that “Prior to issuance of building permits for any phase of the project that does not include the 34-space on-site parking garage, the permittee shall record with the County Recorder a Shared Parking Agreement that guarantees temporary offsite parking for the additions to be maintained until the parking garage [is] built and operating.” (See City of San Diego Memorandum of March 16, 1998, DSD File # 95-0206.)

    The project owner asserts it is not required to provide parking for the La Valencia expansion project as part of its Herschel Avenue CDP project because the City approved a Shared Parking Agreement to accommodate 15 parking spaces required for “Phase 1” of the La Valencia expansion project, which did not include the on-site parking garage, on the “Herschel Property”, then owned by Herschel Wall Street, L.P. However, as documented in the City’s memorandum of March 16, 1998, quoted above, the Shared Parking Agreement was specifically intended to be temporary until construction of the parking garage, not to replace the owner’s obligation to construct off-street parking for the La Valencia expansion project.

    Almost 25 years later, the project owner has not constructed the parking garage as anticipated, nor is it likely to do so given that its CDP is now over 25 years old. The City should enforce the owner’s obligation to provide the parking it promised as part of Permit 91-0603 by requiring it to include the 15 spaces in its Herschel Avenue CDP project. As is, the owner is taking advantage of a Shared Parking Agreement that was never intended to be permanent to its own benefit while burdening the Herschel Property, indefinitely preventing its redevelopment for a more beneficial use to its current owners and the public at large.

    The project owner further asserts it is not required to provide the parking required for the La Valencia expansion project as part of the Herschel Avenue CDP project because it is on “non-contiguous land.” In fact the Herschel Property is further from the La Valencia than the Project site, and within 600 feet of the La Valencia property. The Herschel Avenue CDP project already includes 69 spaces for the La Valencia and should fully accommodate the requirements applicable to that project.

    For these reasons, we request the Trustees recommend that any approval of the Herschel Avenue CDP be conditioned to include the 15 spaces the project owner is required to provide for the La Valencia expansion project, and that the Director of Development Services be authorized to terminate the Shared Parking Agreement for the Herschel Property once the replacement parking is provided, in accordance with the terms of the agreement.

    A formal comment letter with attachments has also been submitted via email.

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