HomeMy WebLinkAbout13 - Amending the LCP Implementation Plan to Include Balboa Village Parking Management Overlay District - CorrespondenceReceived After Agenda Printed
April 9, 2019
Item No. 13
From: Marija Zmuidzinas
To: DDe t - City Council; Alford, Patrick
Subject: Balboa Village Parking Management Overlay District / Local Coastal Program Amendment # LC2017-0001.
Date: Monday, April 8, 2019 5:00:47 PM
Our names are George Kliorikaitis and Marija (Mary) Zmuidzinas. We are property owners of
2 properties (503 & 505 E Balboa) zoned mixed-use in Balboa Village, located in the overlay
district.
We ask city council to approve Local Coastal Program Amendment # LC2017-0001.
The amendment is consistent with the City's (2012) Balboa Village Master plan that calls for
the elimination of parking requirements for new or intensified commercial uses.
Keyser Marston Associates' 2012 report to the City re market opportunities found there is a
perception that there is too much commercial development in the area. This still seems to
be the case as just a couple of weeks ago we counted 7 vacant commercial spaces on the
beach side of E Balboa Blvd between Adams and A street. The area has struggled to bring in
new tenants. This is not just a Balboa Village problem, commercial/retail viability is a
city/county/statewide problem.
KMA's report also indicates that residential development is the economic engine for mixed-
use development opportunities because it carries the cost of ground floor commercial. Our
experience with our property indicates this to be the case. Developers prefer a strictly
residential zoning, because the success of selling/renting commercial space is questionable.
The well thought out and beautifully rendered, proposed Newport Crossings mixed-use
project provides an example. The proposal calls for only 7,500 square feet of commercial
space on a 5.7 acre (248,292 square feet) project site. That is only 3 of the area, a clear
example of how undesirable commercial/retail space has become. In contrast, the
requirements for mixed-use lots in Balboa Village call for much more, between a minimum
of 35% to a maximum 50% on a 2500-2600 square foot lot.
The existing parking requirements for commercial uses in Balboa Village are difficult to meet,
because the lots are small. The requirements make it almost impossible for mixed-use
zoned lots to get the right mix of residential and commercial space that is required and is
viable. Eliminating the commercial parking requirements would begin to help solve this
problem.
Finally, the KMA report indicated that residents support the commercial/retail
establishments year round, parking not being an issue in the off-season. Visitors impact the
parking only during peak summer months. Basically, visitors don't go to Balboa Village for
the commercial/retail, but do frequent them because they happen to be there. (For
example, beachgoers get hungry, thirsty visit one of the restaurants). Therefore, the
elimination of parking requirements for commercial uses should not significantly impact the
already impacted parking during peak season.
For these reasons, we request the council to approve LCP #LC2017-0001.
Respectfully,
George and Mary Kliorikaitis