Item 12 – 15th and Market Alternative Interim Uses

Transcription

Item #1
DATE ISSUED:
May 8, 2015
ATTENTION:
Civic San Diego Hearing Officer
Meeting of July 9, 2015
SUBJECT:
15th and Market Alternative Interim Uses (1450 Market Street) –
Conditional Use Permit No. 2015-15 – East Village neighborhood of the
Downtown Community Plan area – Public Hearing
STAFF CONTACT: James Alexander, Assistant Planner
REQUESTED ACTION: That the Civic San Diego (“CivicSD”) Hearing Officer receives a staff
report, public testimony, and approves Conditional Use Permit (CUP) No. 2015-15 for 15th &
Market Alternative Interim Uses (“Project”), subject to conditions.
STAFF RECOMMENDATION: That the Civic SD Hearing Officer approves CUP No. 2015-15
for the Project, subject to conditions. The Draft Permit has been included as Attachment A to this
report.
SUMMARY: Holland Partner Group (“Applicant”) is proposing to apply alternative interim
uses regulations to approximately 10,111 square feet (SF) of commercial space on the ground
floor of the 15th & Market development approved under Centre City Development Permit
(CCDP) No. 2012-03. The proposal would allow alternative interim uses for up to 10 years until
the required active commercial uses are economically viable.
FISCAL CONSIDERATIONS: None.
ECONOMIC IMPACTS: None with this action.
DOWNTOWN COMMUNITY PLANNING COUNCIL: On June 17, 2015, the Downtown
Community Planning Council voted [INSERT VOTE HERE] to recommend that the CivicSD
Hearing Officer [APPROVE/DISAPPROVE] CUP No. 2015-15, allowing alternative interim
uses in the lease spaces designated as “Space #1”, “Space #2”, and “Space #3” in Attachment B.
OTHER RECOMMENDATIONS: None.
BACKGROUND
The 15th & Market development, known as “FORM15,” is a mixed-use project previously
approved under CCDP No. 2012-03 and is comprised of 242 residential units and 10,111 SF of
active commercial uses along 15th Street, Market Street, and G Street on the ground level. The
commercial space is divided into three tenant spaces. The project completed construction in
August 2014.
ATTACHMENT A
Page 2
DEVELOPMENT TEAM
ROLE
Applicant
FIRM/CONTACT
Holland Partner Group
Mario Lopez
Property Owner
15th & Market Investors, L.P.
Mario Lopez
OWNERSHIP
Clyde P. Holland Jr.,
Chief Executive Officer
(Privately Owned)
Thomas D. Warren,
Vice President
(Privately Owned)
DISCUSSION
Neighborhood Context
The East Village neighborhood is anticipated to be a residential and mixed-use community upon
build-out. However, large parts currently consist of a mix of commercial, warehouse, light
industrial, educational, and residential uses, mostly at low intensities and densities. Ultimately,
East Village is projected to contain up to 46K residents. The southeast quadrant of East Village
promises to become an eclectic area with a mix of housing types, and the interest and intrigue
that accompany diverse environments. Much of this sub-district is intended for a fine grain scale
of development with multiple buildings per block, and lower building intensity compared to
other neighborhoods.
Applicable DCP Goals and Policies
East Village is one of downtown’s largest, fastest-changing, and most diverse neighborhoods.
This area will develop as a residential district complemented by Neighborhood Centers,
employment areas, flexible use zones, and public spaces. The DCP envisions a mix of
residential, office, commercial, and convention center growth, while retaining light industrial
uses and commercial services. New uses will exist in close proximity to existing ones in mixed
commercial zones, creating a diverse urban environment, with residential uses throughout.
The following are some of the key DCP Goals and Policies for the southeast quadrant of East
Village:
3.1-P-3
To ensure vitality, develop concentrations of retail centers and streets with required
commercial (such as office, live/work spaces, galleries, hotel lobbies, retail, or other
business establishments) at the ground level along designated Commercial Streets.
6.5-G-3 Foster redevelopment of Southeast with an urban mix of new residents and a variety
of housing types, employees, artists, and conventioneers, while preserving light
industrial and commercial service functions that serve downtown.
11.3-G-1 Maintain and enhance downtown’s unique and attractive climate for conducting
business, including mixed-use environments, waterfront orientation, vibrant outdoor
spaces, housing choices, and cultural amenities.
11.3-P-2 Permit office and other employment-oriented development in a variety of locations
across downtown, and allow mixed-use development in all neighborhoods.
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SITE DESCRIPTION
The Project site is an approximately 61,855 SF, half “superblock” on the west side of 15th Street
between G Street and Market Street in the East Village neighborhood of the DCP area. This site
has been entitled to construct a mixed-use development comprised of 242 residential units and
10,111 SF of commercial retail space divided into three commercial tenant spaces. Construction
of the project was completed in August 2014.
The land use district for this Project site, as designated in the Centre City Planned District
Ordinance (CCPDO), is Residential Emphasis (RE) with the Commercial Street (CS) overlay on
G Street, 15th Street, and Market Street. The RE district accommodates primarily residential
development. Small-scale businesses, offices, services, and ground-floor active commercial uses
are allowed, subject to size and area limitations. Within the RE district, at least 80% of the gross
floor area must be occupied by residential uses. Non-residential uses may occupy no more than
20% of the gross floor area. Floor area dedicated to active commercial uses to satisfy the
requirements of either the Main Street or Commercial Street overlay districts shall not be
counted against the maximum non-residential percentage of gross floor area.
On designated commercial streets, including G Street, 15th Street and Market Street, a minimum
of 60% of the ground-floor street frontage shall contain active commercial uses, except where
alternative interim uses have been approved through a CUP.
Active commercial uses mean commercial uses that are accessible to the general public, that
generate walk-in clientele, and that contribute to a high level of pedestrian activity. Active
commercial uses include retail shops, restaurants, bars, theaters and the performing arts,
commercial recreation and entertainment, personal and convenience services, hotel lobbies,
banks, travel agencies, airline ticket agencies, child care services, libraries, museums, and
galleries.
Surrounding land uses:
•
•
•
•
North: Smart & Final grocery store; future East Village Green Park
West: mid-rise residential mixed-use
South: mid-rise residential
East: single-story commercial with surface parking
CUP
Alternative interim uses within the RE district and along commercial streets are permitted upon
approval of a CUP in accordance with Process Three. The intent of this process is to allow
developers of projects requiring ground floor active commercial uses, which are located in areas
of downtown that have yet to establish a threshold of residents to support such active commercial
uses, to temporarily occupy spaces with other uses until such time that the neighborhood can
support the uses desired and designated in the DCP. Alternative interim uses are limited by the
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CCPDO to 10 years in order to provide enough time for the neighborhood to redevelop to
support active commercial uses.
The ground floor of the 15th & Market development consists of the main lobby, nine residential
units, and three commercial spaces. The commercial spaces are designed to comply with
commercial depth and height requirements of the CCPDO, exceeding the 25 feet minimum depth
along 100% of the commercial space street frontage and are least 15 feet high at all points. The
Applicant is requesting to allow alternative interim uses in the spaces designated on Attachment
B as “Space #1”, “Space #2”, and “Space #3” for a total of 10,111 SF of space that fronts on G,
15th, and Market streets.
Within a two-block radius of the property, several developments have recently been completed,
are under construction, or under review. The recently completed 13th & Market and Alpha
Square projects added a combined 467 residential units and 25K SF of commercial space. The
Pinnacle Towers will add a total of 965 residential units and 17K SF of commercial space once
completed (Phase one is currently under construction). Currently under review are projects that
would add a total of 781 residential units and 42K SF of commercial space. However, this East
Village quadrant east of Park Boulevard is still challenged with lower residential densities and
fewer places of employment generating daytime customers than the areas west of Park
Boulevard, which itself continues to see ground floor commercial space vacancies.
The Applicant has provided a market study (Attachment F) that investigates the viability of
active commercial uses in this location given the level of development in the surrounding
neighborhood. The market study includes an analysis of recent retail leases in the area. The study
indicates and the Applicant states in the Narrative Statement (Attachment C) that the recent
leasing of nearby commercial spaces has required significant subsidies from the landlords in
order to lease these commercial spaces, including high subsidies for tenant allowances and low
lease rates to attract tenants.
The location of the active commercial uses along 15th Street is further challenged by surface
parking directly across the street and a lack of consistent active commercial uses for several
blocks in either direction. The current lack of daytime customers to support active commercial
uses in the southeast quadrant suggests a lack of need for active commercial uses there. However
it is anticipated that this area will begin to see significant redevelopment in the next ten years.
The Applicant states that they intend to first seek businesses that meet the definition of an active
commercial use and have been holding on-going negotiations with interested tenants. They are
requesting this CUP to allow flexibility with these commercial spaces in order to accommodate
any potential commercial use, should it not meet the definition of an active commercial use.
Findings
Pursuant to Section 171.0305 of the San Diego Municipal Code, the following four findings must
be made to approve a CUP:
1. The proposed use or development will not adversely affect the applicable land use plan
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While active commercial uses are required in the CCPDO along designated commercial
streets, short-term alternative interim uses limited to 10 years are also allowed by the
CCPDO in spaces designed for active commercial uses through a CUP approval process. The
commercial spaces must be designed and maintained to accommodate active commercial
uses during the alternative interim uses period of the CUP so that the space can revert to the
required active commercial uses preserving the land use designation applied by the CCPDO
and to remain consistent with the DCP.
2. The proposed use or development will not be detrimental to the public health, safety, and
welfare;
The proposed alternative interim uses will not create any hazards to the public health, safety,
and welfare of the community when operated with the recommended conditions of approval,
and will bring additional people to this area to help activate and create additional liveliness
for the neighborhood.
3. The proposed use or development will comply to the maximum extent feasible with the
regulations of the LDC; and,
The proposed alternative interim uses will comply to the maximum extent feasible with the
regulations of the CCPDO and the San Diego Municipal Code for the particular use or uses
proposed with approval of a CUP. The storefront transparency requirements of the CCPDO
will be enforced in the CUP.
4. The proposed use is appropriate at the proposed location.
Existing land uses in the immediate vicinity include several previously conforming
operations that would not qualify as active commercial uses. The DCP identifies the East
Village neighborhood as accommodating a variety of activities. As the neighborhood
continues to evolve so will the existing land uses in the immediate vicinity and as this
proposed change in use is interim, the commercial spaces will return to active commercial
uses status in the near future.
In addition, the CCPDO requires the following two findings be made for approval of a CUP for
alternative interim uses:
1. The applicant has provided a market study or other evidence to demonstrate that active
commercial uses are not currently economically viable in this location due to the level of
development of the surrounding neighborhood; and,
The Applicant’s market study identifies current substantial challenges to accommodating
active commercial uses in this location in the near-term.
Page 6
2. The building has been designed to accommodate active commercial uses in the future.
As a condition of the CUP, the design of the commercial spaces that will accommodate
alternative interim uses will not be substantially and/or permanently modified so that they
cannot provide for active commercial uses in the future.
Environmental Impact
Development within the Downtown Community Planning area is covered under the Final
Environmental Impact Report (FEIR) for the San Diego DCP, CCPDO, and 10th Amendment to
the Centre City Redevelopment Plan, certified by the former Redevelopment Agency (“Former
Agency”) and the City Council on March 14, 2006 (Resolutions R-04001 and R-301265,
respectively) and subsequent addenda to the FEIR certified by the Former Agency on August 3,
2007 (Former Agency Resolution R-04193), April 21, 2010 (Former Agency Resolution R04510), and August 3, 2010 (Former Agency Resolution R-04544), and certified by the City
Council on February 12, 2014 (City Council Resolution R-308724) and July 14, 2014 (City
Council Resolution R-309115). The FEIR is a “Program EIR” prepared in compliance with
California Environmental Quality Act (CEQA) Guidelines Section 15168. The project is within
the scope of the development program described in the FEIR; therefore, no further environmental
documentation is required under CEQA.
CONCLUSION
Staff is recommending that the CivicSD Hearing Officer approves CUP No. 2015-15, subject to
the conditions listed in the draft permit.
Respectfully submitted,
Concurred by:
James Alexander
Assistant Planner
Brad Richter
Assistant Vice President, Planning
Attachments: A –Draft CUP No. 2015-15 Permit/Resolution
B – Plans
C – Narrative Statement
D – Vicinity Map
E – Photo Study
F – Market Study
S:\Alexander\Permit Reviews\Process 3\2015-15 CUP (15th & Market AIU)\Report\2015-15_Report_Draft.docx
RECORDING REQUESTED BY:
Civic San Diego
Planning Department
401 B Street, Suite 400
San Diego, CA 92101
AND WHEN RECORDED MAIL TO:
Civic San Diego
Planning Department
401 B Street, Suite 400
San Diego, CA 92101
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|THIS SPACE FOR RECORDER’S USE ONLY
NOTE: COUNTY RECORDER, PLEASE RECORD AS
RESTRICTION ON USE OR DEVELOPMENT OF
REAL PROPERTY AFFECTING THE TITLE TO OR
POSSESSION THEREOF
DECISION OF THE CIVIC SAN DIEGO
HEARING OFICER
CENTRE CITY PLANNED DISTRICT
CONDITIONAL USE PERMIT NO. 2015-15
1450 MARKET STREET
APN 535-144-17-00
ATTACHMENT A
CUP No. 2015-15
1450 Market Street
Page 2 of 4
DECISION OF THE CIVIC SAN DIEGO
HEARING OFFICER
CENTRE CITY PLANNED DISTRICT
1450 MARKET STREET
Conditional Use Permit (CUP) No. 2015-15 is granted by the Civic San Diego
(“CivicSD”) Hearing Officer to Mario Lopez on behalf of Holland Partner Group, Permittee and
Thomas D. Warren on behalf of 15th & Market Investors, L.P., Owner, to allow Alternative
Interim Uses as defined by the Centre City Planned District Ordinance (CCPDO) on the ground
floor of the 15th & Market development located at 1450 Market Street along a designated
Commercial Street in the East Village neighborhood of the Downtown Community Plan (DCP)
area pursuant to San Diego Municipal Code (SDMC) Sections 156.0302, 156.0304, 156.0308,
and 156.0315. The site is legally described as Parcel 4 of Parcel Map No. 20152, in the City of
San Diego, County of San Diego, State of California, according to map thereof filed in the Office
of the County Recorder on November 29, 2006 as file no. 2006-0848273, of official records.
Subject to the terms and conditions set forth in this Permit, CUP No. 2015-15 is GRANTED to
the Owner and Permittee, and/or their successors, to permit the uses as described and identified
by size, dimension, quantity, type and location as follows and on the approved plans on file in
the CivicSD Planning Department.
General
1. Approximately 10,111 square feet of ground floor commercial lease space located on the
ground floor of the 15th & Market development may be utilized for Alternative Interim
Uses or any Active Commercial Use as defined in the CCPDO. Alternative Interim Uses
may only be located in the lease spaces for a period not to exceed ten years from the date
of approval of this permit.
Alternative Interim Uses
If the ground floor lease spaces of the 15th & Market development is occupied by Alternative
Interim Uses then the following conditions apply:
2. Storefront windows shall comply the transparency requirements of CCPDO Section
156.0311(d)(1) limiting interior blinds, drapes, and shelving for product displays visible
from the public right-of-way to obscure a maximum of 30 percent of the transparent area
of each storefront or structural bay.
Standard Conditions
3. This Permit is a covenant running with the lands and shall be binding upon the Owner
and Permittee and any successor or successors, and the interests of any successor shall be
CUP No. 2015-15
1450 Market Street
Page 3 of 4
subject to each and every condition set out in this permit and all referenced documents. A
current point of contact for the premise shall be maintained with CivicSD to ensure full
compliance with this condition.
4. This Permit may be revoked by CivicSD if there is a material breach or default in any of
the conditions of this Permit. If the business creates a nuisance to the surrounding
neighborhood, based on a determination of the President of CivicSD, this Permit may be
revoked after the holding of a public hearing.
5. This Permit shall not become effective until:
a. The Owner and Permittee sign the Permit;
b. The Permit is recorded in the Office of the County Recorder; and,
c. The Permit is returned to CivicSD.
6. This Permit must be utilized within thirty-six (36) months after the date on which all
rights of appeal have expired. If this Permit is not utilized in accordance with Section
126.0108 of the SDMC within the 36 month period, this Permit shall be void unless an
Extension of Time (EOT) has been granted pursuant to Section 126.011 of the SDMC.
7. An administrative review shall occur within six (6) months of the date of commencement
of operation to ensure conformance with the conditions stated herein. This review shall
be noticed to all interested parties. At that time, CivicSD staff will determine if a formal
duly noticed public hearing is required, where modifications to, or revocation of, this
Permit may be considered.
8. After establishment of use, this premises shall not be used for any other purposes unless:
a. Authorized by CivicSD; and
b. The uses are consistent with all zoning and development regulations of the Centre
City Planned District Ordinance; or
c. This Permit has been revoked by CivicSD.
9. The Owner and Permittee shall adhere to all Federal, State and local laws, ordinances and
regulations at all times.
10. The Owner and Permittee shall maintain a copy of this Permit and other business licenses
on the premises and shall make these documents available to anyone lawfully engaged in
the inspection of the premises.
11. This Permit does not authorize the construction of any improvements to be made to the
premises; separate construction permits must be obtained from the Authority or
Authorities Having Jurisdiction.
12. No permit for construction, operation, or occupancy of the premises shall be granted nor
shall any activity authorized by this Permit be conducted on the premises until this Permit
is recorded in the Office of the County Recorder.
CUP No. 2015-15
1450 Market Street
Page 4 of 4
ADOPTED AND APPROVED by the Hearing Officer of CivicSD on July 9, 2015.
AUTHENTICATED BY CIVIC SAN DIEGO
ATTEST:
James Alexander
Assistant Planner
Note: Notary acknowledgement
must be attached per Civil Code
Section 1189 et seq.
Date
The undersigned Owner and Permittee, by execution hereof, agree to each and every
condition of this Permit and promises to perform each and every obligation of Owner and
Permittee hereunder.
OWNER
Mario Lopez
Holland Partners Group
Date
PERMITTEE
Thomas D. Warren
15th & Market Investors, L.P.
S:\Alexander\Permit Reviews\Process 3\2015-15 CUP (15th & Market AIU)\Permit\2015-15_Permit_Draft.docx
Date
CIVIC SAN DIEGO
HEARING OFFICER
RESOLUTION NO. 2015-XX
WHEREAS, Mario Lopez on behalf of Holland Partner Group, Permittee and Thomas D.
Warren on behalf of 15th & Market Investors, L.P., Owner, filed an application for a Civic San
Diego (“CivicSD”) Conditional Use Permit (CUP) No. 2015-15 to allow Alternative Interim
Uses as defined by the Centre City Planned District Ordinance (CCPDO) on the ground floor of
the 15th & Market development located at 1450 Market Street along a designated Commercial
Street in the East Village neighborhood of the Downtown Community Plan (DCP) area and more
particularly described as Parcel 4 of Parcel Map No. 20152, in the City of San Diego, County of
San Diego, State of California, according to map thereof filed in the Office of the County
Recorder on November 29, 2006 as file no. 2006-0848273, of official records;
WHEREAS, on Jul 9, 2015, the CivicSD Hearing Officer held a duly noticed public
hearing and considered CUP No. 2015-15, including a staff report and recommendation, and
public testimony, pursuant to Sections 156.0302, 156.0304, 156.0308, and 156.0315 of the
Municipal Code of the City of San Diego; and,
WHEREAS, this activity is covered under the Final Environmental Impact Report (FEIR)
for the San Diego DCP, CCPDO, and 10th Amendment to the Centre City Redevelopment Plan,
certified by the former Redevelopment Agency (“Former Agency”) and the City Council on
March 14, 2006 (Resolutions R-04001 and R-301265, respectively) and subsequent addenda to
the FEIR certified by the Former Agency on August 3, 2007 (Former Agency Resolution R04193), April 21, 2010 (Former Agency Resolution R-04510), and August 3, 2010 (Former
Agency Resolution R-04544), and certified by the City Council on February 12, 2014 (City
Council Resolution R-308724) and July 14, 2014 (City Council Resolution R-309115). The
FEIR is a “Program EIR” prepared in compliance with California Environmental Quality Act
(CEQA) Guidelines Section 15168. The project is within the scope of the development program
described in the FEIR; therefore, no further environmental documentation is required under
CEQA.
NOW, BE IT RESOLVED, that the Hearing Officer adopts the following written findings
under Section 126.0305 of the San Diego Municipal Code:
1.
The proposed use or development will not adversely affect the applicable land use plan;
While active commercial uses are required in the CCPDO along designated commercial
streets, short-term alternative interim uses limited to 10 years are also allowed by the
CCPDO in spaces designed for active commercial uses through a CUP approval process.
The commercial spaces must be designed and maintained to accommodate active
commercial uses during the alternative interim uses period of the CUP so that the space
can revert to the required active commercial uses preserving the land use designation
applied by the CCPDO and to remain consistent with the DCP.
Resolution No. 2015-XX
CUP NO. 2015-15
1450 Market Street
2.
Page 2 of 2
The proposed use or development will not be detrimental to the public health, safety, and
welfare
The proposed alternative interim uses will not create any hazards to the public health,
safety, and welfare of the community when operated with the recommended conditions of
approval, and will bring additional people to this area to help activate and create
additional liveliness for the neighborhood.
3.
The proposed use or development will comply to the maximum extent feasible with the
regulations of the LDC; and,
The proposed alternative interim uses will comply to the maximum extent feasible with
the regulations of the CCPDO and the San Diego Municipal Code for the particular use
or uses proposed with approval of a CUP. The storefront transparency requirements of
the CCPDO will be enforced in the CUP.
4.
The proposed use is appropriate at the proposed location.
Existing land uses in the immediate vicinity include several previously conforming
operations that would not qualify as active commercial uses. The DCP identifies the East
Village neighborhood as accommodating a variety of activities. As the neighborhood
continues to evolve so will the existing land uses in the immediate vicinity and as this
proposed change in use is interim, the commercial spaces will return to active
commercial uses status in the near future.
NOW THEREFORE, BE IT RESOLVED that based on the findings, hereinbefore
adopted by the CivicSD Hearing Officer, CUP No. 2015-15 is hereby GRANTED to the
referenced Owner and Permittee, as described and identified by size, dimension, quantity, type
and location as follows and on the approved plans on file in the CivicSD Planning Department,
along with the terms and conditions set forth in the CUP of which is attached hereto and made
part hereof.
ADOPTED AND APPROVED by the CivicSD Hearing Officer on July 9, 2015.
AUTHENTICATED BY CIVIC SAN DIEGO
ATTEST:
James Alexander
Assistant Planner
Date
S:\Alexander\Permit Reviews\Process 3\2015-15 CUP (15th & Market AIU)\Permit\2015-15_Reso_Draft.docx
ATTACHMENT B
Space #3
Space #2
Conditional Use Permit Application: 1450 Market Street San Diego, CA 92101
Applicant: Holland Partner Group c/o Mario L Lopez 5000 E. Spring Street Suite 500 Long Beach, CA 90815
562-999-7402
3/30/15
Space #1
Space #1
562-999-7402
3/30/15
15th Street
Spot Elevations
N
Market Street
G Street
562-999-7402
3/30/15
Space #2
15th Street
Spot Elevations
N
562-999-7402
3/30/15
Space #3
Spot Elevations
N
G Street
Space #1
Space #2
Space #3
562-999-7402
3/30/15
Space #2
562-999-7402
3/30/15
Space #1
562-999-7402
3/30/15
1.5 Use Description
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sŝůůĂŐĞ͘
(6SULQJ6WUHHW6XLWH_/RQJ%HDFK&$_S_I
ATTACHMENT C
Vicinity Map
Store
Mixed Use
Apartments
Vacant
Lot
Parking
Broadway
Parking
Apartments
Stores
Apartments
Apartments
Industrial
Single
Family
Homes
City
College
Store
SD Police
Headquarters
Vacant
Lot
Salvation
Army
Parking
Single
Family
Homes
Industrial
E St
House
Industrial
Apartments
Vacant
Lot
Apartments
Apartments
Gas
Station
Industrial
Monkey
Paw
Garden
F St
Parking
Store
Condo
Parking
Vacant
Lot
Store
City
Property
New School Vacant
of
Lot
Architecture
Housing
Mixed Use
Apartments
SILO
Housing
Store
Vacant
Lot
Store
G St
Gas
Station
Store
Mixed Use
Apartments
Mixed Use
Apartments
Industrial
Mixed Use
Apartments Store
Store
Industrial
Single
Family
Homes
Restaurant
Mixed Use Mixed Use
Apartments Apartments
Mixed Use
Apartments
Mixed Use
Condo
Senior
Housing
Vacant
Lot
16th St
16
Apartments
15th St
Apartments Apartments Apartments Apartments
Single
Family
Homes
J St
Apartments
Industrial
Apartments
K St
12th Ave
Apartments
Parking
Single
Family
Homes
Industrial
Bus Yard
Single
Family
Homes
Single
Family
Homes
L St
Industrial
ATTACHMENT D
17th St
Vacant
Lot
Library
Single
Family
Homes
19th St
Restaurant
Store
Single
Family
Homes
Island Ave.
Restaurant
14th St
10th Ave
13th
h St
11th Ave
Apartments
Industrial
Industrial
Single
Family
Homes
Conditional Use Permit Application
1450 Market Street San Diego, CA 92101
Applicant: Holland Partner Group
c/o Mario L Lopez
5000 E. Spring Street
Suite 500
Long Beach, CA 90815
562-999-7402
3/30/15
ATTACHMENT E
10
9
11
12
8
7
KEY MAP
5
6
4
2
3
c/o Mario L Lopez
Suite 500
562-999-7402
3/30/15
1
Picture 2
Picture 1
c/o Mario L Lopez
Suite 500
562-999-7402
3/30/15
Picture 3
Picture 4
Picture 5
c/o Mario L Lopez
Suite 500
562-999-7402
3/30/15
Picture 6
Picture 8
Picture 7
Picture 10
Picture 9
c/o Mario L Lopez
Suite 500
562-999-7402
3/30/15
Picture 11
Picture 12
c/o Mario L Lopez
Suite 500
562-999-7402
3/30/15
Exhibit 1
Downtown Retail Lease Comparables
15,15,
2015
as January
of January
2015
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Item 12 – 15th and Market Alternative Interim Uses

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