DATE: December 5, 2017
SUBJECT:
Title
RESOLUTION CONSENTING TO A SUBLEASE BETWEEN LFN DEVELOPERS, LLC, DBA MARRIOTT RESIDENCE INN/SPRINGHILL SUITES AND ELEVATE TRAINING, LLC, DBA ELEVATE TRAINING, FOR A FIVE-YEAR TERM WITH ONE FOUR-YEAR OPTION, WITH CONDITIONS
Body
EXECUTIVE SUMMARY:
The District entered into a 66-year Lease1 (Lease) with LFN Developers, LLC, (Lane Field North) on May 1, 2014 to operate a 400-room dual-branded hotel located at 900 Bayfront Court, in the City of San Diego. Lane Field North is requesting approval of a sublease with Elevate Training, LLC, dba Elevate Training to operate a boutique fitness studio within the hotel building. The proposed sublease with Elevate Training is a five-year term with one four-year option conditioned upon consent of the sublease by the Board of Port Commissioners (Board). The proposed sublease is consistent with the terms of the Lease and Board of Port Commissioners Policy No. 355 (BPC 355), and staff recommends the Board grant consent to the sublease.
RECOMMENDATION:
Recommendation
Adopt a Resolution consenting to a sublease between LFN Developers, LLC, dba Marriott Residence Inn/Springhill Suites and Elevate Training, LLC, dba Elevate Training, for a five-year term with one four-year option, with conditions.
Body
FISCAL IMPACT:
Lane Field North will begin paying minimum annual rent to the District in the amount of $615,000 on May 1, 2019. Elevate Training expects to generate $372,000 in gross sales in their first year of operation. However, Lane Field North starts paying percentage rent in May 2026 so the proposed Board action has no fiscal impact to the District until the last year of the option period, if exercised.
This agenda item is subject to Board Policy No. 106 - Cost Recovery User Fee Policy.
Compass Strategic Goals:
This agenda item supports the following Strategic Goal(s).
• A vibrant waterfront destination where residents and visitors converge.
• A financially sustainable Port that drives job creation and regional economic vitality.
DISCUSSION:
Lane Field North’s Lease with the District covers approximately 92,389 square feet of land area located at 900 Bayfront Court, in the City of San Diego (Attachment A - Location Map). The Lease commenced on May 1, 2014 and has a term of 66 years, which expires on April 30, 2080. Lane Field North’s leasehold is comprised of a 400-room dual-branded hotel in a single tower, with a 253-room Marriott Springhill Suites and a 147-room Marriott Residence Inn, approximately 5,600 square feet of meeting space, and 23,000 square feet of retail space. Lane Field North’s Lease is summarized on the attached Lease Information Summary (Attachment B - Lease Information Summary).
Elevate Training proposes to operate a boutique fitness studio within the Lane Field North Hotel providing both Lagree Fitness and cycle classes (Attachment C - Sublease). Lagree Fitness is a low impact, high intensity workout that is modifiable for all fitness abilities. Elevate Training, LLC has owned and operated successful Elevate Training studios in Little Italy and Solana Beach. This site is expected to be their flagship location with greater accessibility by tourists and visitors to San Diego. Staff discussed this sublease proposal with the California State Lands Commission (State Lands), and State Lands has approved this proposal to be in compliance with the Public Trust Doctrine.
Lane Field North’s proposed sublease with Elevate Training has a five-year term with one four-year option, conditioned upon consent of the sublease by the Board. Lane Field North will submit plans for the tenant improvements to the sublease area for District approval upon completion of the design. Elevate Training expects to generate approximately $372,000 in gross sales in their first year of operation.
For long-term subleases (more than five years), BPC 355 states they must meet the following conditions as a requirement to consent of the sublease:
• Sublease must meet current District lease requirements;
• Provide that the subtenant shall be obligated to pay any master lease rent increases that are applicable to the subleased premises; and
• Provide that in the event of a conflict between the master lease and the sublease, the master lease shall prevail.
Since the sublease is consistent with BPC 355, staff recommends that the Board adopt a Resolution consenting to the sublease between Lane Field North and Elevate Training.
General Counsel’s Comments:
The Office of the General Counsel has reviewed the proposed sublease and approves as to form and legality.
Environmental Review:
The District originally approved development of the Lane Field site for hotel, retail and office use as part of the North Embarcadero Alliance Visionary Plan (NEAVP). The potential environmental impacts of the proposed uses were analyzed in the Master Environmental Impact Report (MEIR) for the NEAVP, which was certified by the District on April 25, 2000 (Resolution 2000-82). Pursuant to State California Environmental Quality Act (CEQA) Guidelines Section 15179, the Board adopted Resolution 2006-131 on August 8, 2006, which found that: (1) no substantial changes have occurred with respect to the circumstances under which the NEAVP MEIR was certified; (2) the MEIR is adequate for use in the review of subsequent projects; and, (3) the mitigation measures contained in the NEAVP MEIR and Mitigation Monitoring and Reporting Program adopted by the Board under Resolution 2000-82 remain in effect and are applicable for subsequent projects described in the MEIR. The District subsequently prepared an Addendum to the MEIR for the Lane Field Development project as the environmental review for a Coastal Development Permit (CDP) for development of the Lane Field North and South parcels with a total of 800 hotel rooms and 80,000 square feet of retail space. The District adopted the Addendum on January 8, 2008. The proposed sublease is consistent with the project analyzed in the Addendum. The proposed project is not a separate “project” for CEQA purposes but is a subsequent discretionary approval related to a previously approved project. (CEQA Guidelines § 15378(c); Van de Kamps Coalition v. Board of Trustees of Los Angeles Comm. College Dist. (2012) 206 Cal.App.4th 1036.) Accordingly, the proposed Board action is merely a step in furtherance of the original project for which environmental review was performed, and no further environmental review is required.
In addition, the proposed Board action complies with Section 87 of the Port Act, which allows for visitor-serving commercial and industrial uses and purposes, and the construction, reconstruction, repair, and maintenance of commercial and industrial buildings, plants, and facilities. The Port Act was enacted by the California Legislature and is consistent with the Public Trust Doctrine. Consequently, the proposed Board action is consistent with the Public Trust Doctrine.
Finally, the District authorized issuance of a CDP for the Lane Field Hotel project. The CDP was subsequently appealed by the California Coastal Commission (CCC). On January 8, 2009, the CCC determined the project complied with CEQA and approved the CDP for the Lane Field Hotel project (A- 6-PSD-08-04/A-6-PSD-08-101). Furthermore, on April 13, 2011, the CCC approved the CDP for the NEVP Phase 1 project, with the understanding that an amendment to the Lane Field CDP would be required to include the Setback Park in the redesign of the hotel development. On February 6, 2013, the CCC authorized an amendment to the Lane Field CDP to incorporate the Setback Park as part of the project (A-6-PSD-08-04-A1). In November 2013, the CCC authorized an amendment to the Lane Field CDP to extend the expiration date to January 8, 2015 (A-6-PSD-08-004-E2). On September 22, 2015, the CCC authorized a second amendment to the Land Field CDP to modify the project description and Public Access Plan concerning the publicly-accessible terrace and restaurant components of the project (A-6-PSD-08-004-A2). On January 11, 2016, the CCC authorized a third amendment to the Lane Field CDP to modify project description to extend the required construction start date by six months from February 6, 2016 to August 6, 2016 (A-6-PSD-08-004-A3). The proposed sublease is consistent with the project description in the CCC-issued CDP, as amended. No additional action under the California Coastal Act is required at this time.
Equal Opportunity Program:
Not applicable.
PREPARED BY:
James Hammel
Asset Manager, Real Estate
Christian de Manielle
Asset Manager, Real Estate
Attachment(s):
Attachment A: Location Map
Attachment B: Lease Information Summary
Attachment C: Sublease
1 San Diego Unified Port District Lease to LFN Developers, LLC., on file in the Office of the District Clerk bearing Document No. 61806, filed May 14, 2014.