Response to PDO Community Committee Questions

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What have we done so far?

2013○ October: Identified the opportunity○ November: Signed the Purchase Agreement

2014○ January: Submitted the Preliminary Review○ May: Submitted the CUP/CPD Application○ June: Mandatory Information Review Meeting○ August: Application Deemed Complete○ October: Submitted Reasonable

Accommodations Request 2

Community/Neighborhood Outreach Recommended by PDO Committee● Contacted BOFFO Cinemas ownership and obtained email

support.● Contacted La Jolla Music Society and obtained a letter of

support.● Contacted Brokers, surrounding neighbors and interested parties

(Already provided copies of 9 letters in support)● Contacted La Jolla Light reporter, Pat Sherman, on 9/16. We

provided responses to questions, a rendering and press release.● Two articles in the La Jolla Light (9/18/14 and 9/25/14).● Send all materials, letters, press release, letter in support to all

members of the PDO and DPRC.● Continued to work with City Staff on all corrections to plans and

submittal.● Conducted comprehensive survey of surrounding businesses, as

well as a detailed retail/commercial and office vacancy table.

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Survey of Surrounding Support Retail Services, Commercial and Office

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Intersection Fay Ave and Pearl First Citizens Bank Ortho Mattress Froglanders Yogurt Fugu Chinese Restaurant Radio Shack Hair Cutters AT&T Drycleaner Fay Avenue North of Pearl Verizon Jewerly Village Barber Tailor Bev Mo CVS Vons (Starbucks, Juice, Pharmacy) Comedy Store Home Care Foods La Jolla Vet Hospital Rubios Restaurant La Jolla Brewing Company Restaurant Aroi Thai Restaurant One Hour Photo (Vacant) Dry Cleaner Edward Jones Investments Postal Annex Fed Ex La Jolla Dental Arts Scribbles Ink Paper TAG Family CFP Elite Nails of La Jolla Women’s Elite Yoga Subway Nail Lounge

Sycamore Court (2 vacant suites) Bernini’s Bistro Restaurant Prepkitchen La Jolla Restaurant Hair Nouveau Pilates Shade Shark Second Act West Spoiled Rotten Michele Coulon Cakes Pizza Pronto Restaurant 7580 Fay Avenue Revolution Fitness La Jolla Wellness Studio 7600 Fay Avenue Shingle Lane Future use La Jolla Music & Performing Arts Center Q Salon Hair Skin Nails Tapenade Toshi San (vacant) 7611 Fay Avenue Jonathan’s (which will be high end Cinepolis type movie theater and restaurant) Carrier Apparel Ark Antiques Duxana Beds Cabochon Tile & Stone Brazilian Waxing The Secret Laser Clinic 24 HR Fitness kids (vacant) Karate (vacant)

7666 Corner of Fay Avenue & Kline (“The Village Corner”) Sweet Paper Stationary Pilates Homegrown Meats Village Gifts Prowest Escrow Westmont Living Fingertips Nail Salon Arthur Goldsmith UPS Store Vacant Sushi Restaurant 24 HR Fitness Bank of America Wells Fargo Rex Salon Lash Out Eyes REBA (Short Walk to La Jolla Presbyterian Church) The Public House Restaurant Nekter Juice Bar The Cottage Restaurant San Diego Optical Timeless Treasures resale Echoes Too resale Le Chauvinist Consignment Fitwall Pilates La Jolla Cosmetic Clinic (they sell socks and lotions) Needle Nook Martha Smith Lines Nathan Art Advance Wealth Planning Dr. Angleitner Chiro/Neurologist Shorn + Associates Harris Engineering St. Claire Skin Care Aloha Sushi Restaurant

Nails Expo Birdie Day Spa SieMatic Kitchens San Diego Prestige Luxury & Exotic Car Rental U-Click Timepieces Salon on Fay Imperial Tailor La Jolla Yoga Center Family Learning Center Optimum Fitness Van Galder Design vacant Fay Center 7766 – vacancies Bumble & Bumble Salon La Jolla Hair Studio Nail Care, Makeup Studio Gotham Pilates (3) Skin Care Studios Glida Salon Blowout Salon Jose Hair by Azi La Jolla Barber Cat & Dog Grooming Corner of Fay Avenue & Silverado Empress Hotel Manhattan Restaurant Blanchard Krasner & French Law Firm 7777 Fay Avenue Spark Cycle Charles Schwab La Jolla Sports Club Merril Lynch City National Bank Madcap Software

Comprehensive Vacancy in La Jolla Retail/Commercial and Office

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Retail & Office Vacancy SurveyOctober 1, 2014

VacancyRetail 35%

Office 21%

La Jolla Office & Retail Vacancy SurveyOctober 1, 2014

Office RetailGross SF Vacant SF Vacancy % Gross SF Vacant SF Vacancy %

71,936 11,197 16% 7,560 1,500 20%

23,946 17,912 75% 13,389 1,510 11%

32,460 11,929 37% 7,925 6,000 76%

54,291 17,238 32% 5,000 2,613 52%

99,670 6,383 6% 20,192 1,177 6%

30,030 8,478 28% 2,196 2,196 100%

16,724 820 5% 9,250 1,920 21%

7,636 1,290 17% 17,500 3,400 19%

31,259 13,178 42% 14,000 2,983 21%

33,417 4,985 15% 7,800 5,612 72%

4,713 755 16% 7,800 2,500 32%

12,106 5,224 43% 3,650 1,943 53%

28,500 2,900 10% 5,836 5,836 100%

77,362 20,479 26% 10,259 10,259 100%

2,400 1,200 50% 22,606 3,156 14%

12,337 1,327 11% 5,240 2,550 49%

17,842 4,125 23% 2,800 1,000 36%

7,800 2,720 35% 34,848 25,467 73%

27,000 8,415 31% 6,185 1,950 32%

18,075 2,760 15% 16,298 5,095 31%

8,924 2,463 28% 6,318 1,180 19%

41,185 4,949 12% 11,120 1,706 15%

60,921 5,000 8% 3,752 1,104 29%

28,448 5,930 21% 21,562 6,633 31%

44,744 17,353 39% 7,030 1,244 18%

33,325 9,925 30% 8,015 5,046 63%

90,000 12,065 13% 15,000 1,107 7%

7,100 957 13% 4,717 2,195 47%

35,997 3,980 11% 25,830 3,850 15%

17,366 3,967 23% Total 323,678 112,732 35%

6,969 515 7%

8,000 404 5%

14,500 5,000 34%

10,840 1,800 17%

Total 1,017,823 217,623 21%

Joe LaCava’s Request for Flow Chart of Permitted Use in Commercial Zone 3 in La Jolla PDO

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Source: City of San Diego Municipal Code

RCFE is a Permitted UseZoning: Zone 3 in the La Jolla Planned DistrictDescription: A mixture of community serving offices and retail establishments. Development standards for this zone are intended to maintain that community serving retail/office balance and encourage residential uses to provide a transition zone to the multi-family residential areas to the west.

Permitted Uses (§159.0302):1. Retail establishments2. Offices3. Residential Development (29 du/ac)4. Hotels/Motels5. Conditionally Permitted Uses:

A. Private ClubsB. Religious FacilitiesC. Civic Buildings D. LibraryE. Other uses designated in Section 151.0401 that are permitted in other

commercial zones of the City … and comply with all the requirements and standards of Sections 159.0210 and 159.0211 of the La Jolla Planned District.○ Residential Care Facility (§141.0312)

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City Approved Deviations for Reasonable Accommodations per State and Federal Law

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Best Use for the Site● A RCF is the highest and best use based on the site limitations

and current market conditions.

● The building was marketed without success for many years due to:○ limited onsite parking. ○ the lack of operable windows (North and South Elevations).

● A RCF requires less parking and generates less traffic than the other permitted uses.

● The office market is suffering from high vacancy rates (over 200,000sf).

● The retail market is suffering from high vacancy rates (over 100,000sf)

● See Brokers letters already distributed. 13

Will the RCFE increase 911 calls?

● Generally, there will be fewer 911 calls from a resident of Monarch Cottage compared to living in their own home.

● We monitor our residents regularly and notify the Primary Care Provider to avoid exposing our residents to emergency room trauma.

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