On Saturday 07/21/2007 members of the Loma Alta Neighborhood Association Board of Directors met with several individuals from Paladin Partners representing “Loma Alta Village” the commercial project proposed for the 2-acre parcel at the S/W corner of Apple and Crouch Streets, widely referred to as “the red barn property”.

 

This document stands as the initial findings of that focus group but represents only a first step towards an official recommendation (for or against) of the Loma Alta Neighborhood Association in advance of a formal presentation to be held at the upcoming LANA meeting scheduled for August 14.

 

At that meeting, any LANA members in attendance will be able to vote for or against the project and the outcome of that vote will be put forward to the appropriate City of Oceanside departments to include Planning, Council, etc.

 

In attendance were Tony Badeaux, and several members of his staff representing Paladin Partners, the Real Estate Group proposing the project, their planner, Lou Lightfoot, Irma Cota representing North County Health Services and Greg Root, Ed Burns, Valerie Conley and Greg DeBerry representing the Loma Alta Neighborhood Board Association Board of Directors and residents Steve Conley and Steve Nelson.

 

 

Background:

Paladin Partners have owned the property since October, 2005. Though there have been many failed attempts to develop this property over the years including residential, commercial and mixed-use applications, none have moved forward. The topography of the parcel presents challenges in that the corner property has a significant elevation at the west side and a steep slope on the north and a gradual slop to the entire side fronting Crouch Street.

 

At an earlier LANA meeting Paladin Partners presented the project in it’s first iteration. The project was not well received by most of the LANA group who found the architecture somewhat severe and institutional. Additionally, many group members complained about the lack of embellishments and over all flat facades. There were some negative comments regarding North Coast Health Services who propose to purchase one of three available buildings and establish a Primary Medical Care Facility.

 

 

Aesthetic improvements:

There have been significant improvements to the project in the latest version. As a result of LANA’s suggestions and comments, many aesthetic improvements including parapets, additional slate embellishments, awnings and emphasized wall variations greatly improve the overall look of the project.

 

Traffic concerns:

Crouch Street will soon carry additional traffic. As the Sprinter Station draws traffic from the north, Crouch, Canyon, Hoover, Barnwell and Foussat will be impacted. Therefore, it is my opinion that a commercial development with limited hours of usage like that found in a Medical Services facility will be an advantage over other commercial usages that might be established on the property.

 

Additionally, the east side of Crouch will be red curbed as condition of approval. This will preclude any parking on that side of Crouch and force the business owners on that side to provide parking for their clientele. Additionally, a turn lane will be established to allow traffic to flow on Crouch. (A more thorough illustration of this critical aspect is necessary to for complete understanding).

 

North Coast Health Services (www.nchs-health.org):

There have been some in the neighborhood who have voiced unhappiness at the prospect of a medical care facility that features affordable medical care to individuals and families who might not be able to otherwise afford comprehensive medical care. Their primary patient is comprised of “the working underinsured”.

 

While it’s prudent to consider the number of social services in a relatively small radius to the Loma Alta community (County Welfare, WIC, The Bread of Life Ministries, Interfaith, Parole Office, etc.) who operate facilities within two miles of the corner of Crouch and Oceanside Boulevard, I don’t think it’s reasonable to suggest that this Medical Facility will necessarily negatively impact this community.

 

An inspection of other NCHS facilities in Oceanside at Mesa and Mission and Cassidy Street at Coast Highway or in Encinitas, Carlsbad and San Marcos reveal clean, well run facilities with no outward signs of attracting undesirable individuals or any other negative aspects.

 

NCHS will own and maintain the building and hours of operation will be favorable for traffic mitigation.

 

Summation:

It is significant to note that Paladin Partners has listened to this community and made improvements based upon our suggestions. Now or in the future, there will be a project completed on the parcel. This project represents the best we’ve seen to date and represents an aggregate enterprise that will not be retail, which I believe is a positive aspect.

 

North Coast Health Services has agreed to purchase one of three proposed buildings, which means that the project will be occupied immediately. This is another advantage because there will be no time after the project is built without tenants or activity on site.

 

While traffic on Crouch is destined to increase, this project if properly stipulated and conditioned will ensure red stripping of the curbs to ensure no parked cars. I do not have sufficient information regarding the proposed turn lane on Crouch or other proposed traffic mitigation and will request more information be presented at our August 14, Lana meeting where Paladin will present.

 

It was strongly suggested that Paladin Partners make a presentation to the Oceanside Blvd. Vision Committee at the earliest opportunity.

 

 

Greg