HomeMy WebLinkAbout1980-09-28; Planning Commission; ; PCD 25 - WILSONEXHIBIT .. ~
STAFF REPORT
DATE: September 24, 1980
TO: Planning Commission
FROM: Planning Department
SUBJECT: PCD-25, WILSON -Request for a Planning Commission
Determination for a 15% reduction in required
parking for a previously approved "joint use"
parking facility on the north side of Grand Avenue
between Roosevelt Street and Madison Street in the
C-2 Zone.
I. PROJECT DESCRIPTION
The project site is the Wilson/Murphy retail center.
The center is comprised of the 2.66 acre "Carlsbad
Bazaar11 , the .69 acre 11 Old World Center" and a .16
acre auxiliary parking lot, at the northeast corner of
Madison Street and Grand Avenue.
On December 13, 1978, a "joint use 11 parking facility was
approved by the Planning Commission for the Murphy/Wilson
retail center under the provisions of Carlsbad Municipal
Code 21.44.160(A). Parking requirements for the existing
Wilson project and proposed "mall" expansion totalled 110.5
spaces. Requirements for the Murphy project were calculated
at 70.4 spaces. The Murphy project, alone, was unable to
satisfy this requirement. The two projects, evaluated
collectively, could meet the total parking requirement
of 181 spaces. An agreement for joint parking facilities
and grant of reciprocal parking easements was executed
and recorded by the two parties.
Mr. Wilson would now like to convert the 11Wilson's Fine
Furniture" building to accomodate "Jazzercise" classes
and professional office space. The change of use would
create an increased demand for parking. Mr. Wilson is,
therefore, requesting a 15% reduction in required
parking per Section 21.44.160(5) Carlsbad Municipal
Code for "common facilities".
II. ANALYSIS
Planning Issue
1) Can the Wilson/Murphy parking lot accomodate the
increase in parking demand generated by the change
of use?
Discussion
Section 21.44.170(5) of the Zoning Code provides that
common parking facilities may be approved by the Plann-
ing Commission in lieu of applying individual require-
ments. Further, that when such common facility is to
occupy a site of 5,000 square feet or more, the Commis-
sion may grant up to a 15% reduction in required parking.
Parking requirements for the Wilson furniture store
were calculated at a ratio of one space per 600 square
feet of gross floor area, creating a requirement of
17.7 spaces for this use. Staff has recommended a
ratio of one parking space for each 3 individuals
enrolled in a "Jazzercise Class". The applicant has
estimated a maximum class load of 90 students, re-
quiring provision of 30 spaces. Five-thousand square
feet would be converted to office use which would
require 12.5 parking spaces.
The revised parking requirement, for the area of the
previous furniture store, would be 43 spaces, creating
a shortage of 25 spaces. Approval of a 15% reduction
would amend the total required spaces to 175; a de-
crease of 6 spaces from the 181 requirement originally
approved.
Staff has visited the site at various times and has
consistently found a substantial amount of parking
available. Certain uses with high parking demands, such
as the two restaurants, experience their prime influx
of parking demand at hours which are not in conflict
with those of the commercial and professional uses
which predominate the center. Additionally, a center
of this size and variety usually attracts customers who
frequent more than one business, further reducing the
demand on available parking. It is staff's opinion
that approval of the requested 15% reduction would not
create a shortage of parking at the center.
Staff does have some concern regarding the parking lot
layout. A comprehensive parking facility and landscape
and irrigation plan, for the Wilson/Murphy Center, has
been approved by city staff, as directed by the Planning
Commission in their original action on the joint-use
parking. This design incorporates revisions to on-site
circulation, provision of parking lot lights, land-
scaping and an increase in parking stalls as condi-
tioned in the Commission's approval.
zs
These revisions and improvements, including striping of
the auxiliary lot, have not commenced. Staff feels
that the design, as approved, constitutes a vast
improvement over the existing arrangement. With the
anticipated increase in traffic on-site, good circula-
tion becomes even more important. Staff is, therefore,
recommending as a condition of approval, that the
parking lot be improved per approved plans.
III. RECOMMENDATION
It is recommended that the Planning Commission adopt
Resolution No. 11·01, APPROVING PCD-25, based on the
findings and subJect to the conditions contained
therein.
ATTACHMENTS
Background Data
Location Map
Sheet
PC Resolution
Exhibit: A
. Exhibit: D CN: Jt
No. 1701
dated
dated
September 18, 1980
January, 1, 1980
EXHIBIT 11 811
2.48 AC.
0.75 AC.
PROPOSED "JOINT USE 11
PARKING LOT
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PLA..~NING COMMISSION RESOLUTION NO. 1701
A RESOLUTION OF THE PLANNING COMMISSION OF 'l'HE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A PLANNING CO~J4ISSION DETERMINATION
FOR A lSt REDUCTION OF TflE APPROVED "JOINT USE"
PARKING FACILITY ON PROPERTY GENERALLY LOCA'l~Eo
ON THE NORTH SIDE OF GRAND AVE'N'UE, BETWEEN
ROOSEVELT STREET AND ~.ADISON STREET.
APPLICANT: WILSON
CASE NO: PCD-25
WHEREAS, a Vt;rified application for certain property to
A portion of Lot 37 of Seaside Lands, according to map
thereof No. 1722, filed in the·Office of the County
101 Recorder, July 28, 1921.
11! has been filed with the City of Carlsbad and -referred to the I
121 Planning Commission; and
131, WHEREAS, said verified application constitutes a request
1 ,I . 4 • as provided_ by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 24th day of
16 September, 1980, hold a duly 11oticed publ1c hearing as prescribed
17 by law to consider said request; and
18 WHEREAS, at said public hearing, upon hearing an~ considering
19 all testimony and arguments, if any, of all persons desiring to be
20 heard, said Commission considered all factors relating to the
21 Planning Commis.sion Determination; and
22 NOW, THEREFORE, BE IT RESOLVED by the Planning Corr.mission
23 as follows:
24 A) That the foregoing recitations are true and correct.
25 B) That based on the evidence presented at the public hearing,
the Commission recQrnrnends APPROVAL of PCD-25, based on the
26 · following findings and subJect to the following conditions:
27 Findings:
28 1) That the proposed 15% reduction in parking will not create·
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3 2)
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a _shortage of parking for the existing :'Old World Center" and
the existing and proposed "Carlsbad Bazaar" as shown on
Exhi?it "A", dated September 18, _1980.
That a 15% reduction of parking will not create a significant
traffic impact withi"n the existing "Old World Cente.r" and
the existing and future "Carlsbad Bazaar".
5 Conditions
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The parking facility shall consist of a minimum of 181 spaces.
Pr.ior to any construction or remodeling, the ~pplicant shall·
obtai~ all necessary building permits.
This project is approved upon'the express condition· that thp~-
applicant shall pay a public facilities fee as required by •
City Council Policy No. 17, dated August 29, 1980, on file
with the City Clerk and incorporated herein by reference,
and according to the agreemen~ executed by the applicant
for payment of said fee a copy of that agreement is on
file with the City Clerk and is incorporated herein by
reference. If said'fee is not paid as promise~, this
application· will not be consistent·with the General Plan
and approval for this project shall be void.
The applicant shall improve the parking lot landscape and
irrigation par the approved plan, labeled Exhibit "B", dated
• January 1,· 1980, on file in the Planning Department prior
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17 5)
to final occupancy of the building or issuance of a business
licens~ for any u..sa in the _"Wilson Furniture Bui:Jing".
Per class enrollment for Jazzercise shall be limited to 90
persons. Further, a minimum break period of ·15 minutes
shall be provided between classes to help reduce traffic
congestion on the site.
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A bond shall be posted with the.city in an amount to be
determined by .the Planning Dir~ctor or the City Engineer
ensuring the improvement of the parking lot, landscape and
irrigation within a six month period from the date of this
resolution per the approved plan labeled Exhibit 11 B", dated
January 1,· 1980, on file in the Planning Department. Said .
bond shall be.posted with the city prior to final
occupancy of the building or issuance of a business license
for any use in the "Wilson Furhit~re Building".
PC RESO 11701 -2-·
2R
J. PASSED, APPROVED AND ADOPTED -at a regular meeting of the
:i Planning Commission of the City of Carlsbad, California, held on
v the 24th day of September, 1980, by the following vote, to wit:
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AYES: Commissioner Schick, Rombotis, Friestedt, Larson,
Leeds and Jose.
NOES: None.
ABSENT: Commissioner Marcus.
ABSTAIN: None.
ATTEST:
PC RESO 11701
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SCHICK, ,JR.,, ,Chairman \' PLANNING COZ.~ISSION
. ~-.. -: ' .. ·' . ~~·~:-.
August 13, 1980
City of Carlsbad Planning Commission
1200 Elm Avenue .
Carlsbad, CA 92008
From: Robert Wilson
Clrt OB CARLSQAQ
BEST COPY
Request for a 151 Parking Requirement Reduction as per
Municipal Code 21. 44 .160 (5). •
First, some background on this project. · .. A, joint use parking
facility for the Murphey/Wilson Retail Center was approved on
December 13, 1978, subject to the conditions.of Municipal·Code
21.44.160 (4). While negotiations were transpiring to fulfill
one of the conditions ( a legal agreement between the owners),
Mr. Murphey built the "Old World Center". Parking requirements
for the shops, offices and a restaurant were calculated to pro-
vide for 70.4 cars;)· On the same lot as the "Old World Center",
40 parking stalls are provided. Acros~ the street, on the corner
of Madison and Grand, a supplementary lot:was built. This lot
is currently unstriped but estimated to p~ovide an area for 12
parking .stalls,. making a _total of 52 stalls provided of the re-
quired-·,,_, ··f .. stalls ;.for the "Old World Gentei:." .
. • ;--._.. • -: fj;· ·1; _t~.--~~~~/_;·. ·-· . .
··.:+ki.tson has building plans for "The Carlsbad Ba-
.• ~.--> ·;ir$-ll0.5 parking stalls. A breakdown of the :~t~~l--:.store .. 11-~,
ll_.s· West· · Sida,, Retail •
Restaurant~i".?l+i_.: .
Mall Shopsft-?,.{·,/· · ·:i, •
• -• :' :,: ": ·. 33. 3.-
47-~ 7 •
' -:-, .. . . ... -..... ~ -,:.,-. ...;.. .... 1-.. • ._,._ •.
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·; .. : • ~:; • .~~. \~~~-.~! .;~:_>--.-~~;~·~'.'•{f/~~.•.:•:" .. • ~ .. :~. . • . ·.'" -c.• -• ' . . . •" ,_ .. _., ., . . --.....
-·:· :.• •... ~.·--·~:-.. •--:.·-.:•:;\;":_.,"_-:,_:,·• .. · .. ·•• ~;r••: ·,..-:_.
110.5"
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. F;-om..~10/10/78::memo.'.to Don>Rose:;f}a\Jame,s _Hagaman; Planning .
Dire~tori·front Jack,.Henthome,·. R~developm~nt: Coordinator.
• • • • • ... :_~ • .• ·J1_·\~t"1~-:i~~Gc::\/ ,~: :·~:i?it:.:~L\~,f;~:iiij~~R~-\<(?:,\:~: ........ .
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h . y~: • •• ·, < •·· ·: :\};,; " c;f~l~t:7L&·t ;/_: :}!'lf
.· · --'e -store, west side retail and the restaurant ~cii'£.i •
current y--in· business, but the mall shops which were to be --
built in the vacant "Mayfair• market have never been built··_--
( and now are not expected,_ by Mr. Wilson, to be built),
leaving the old "Mayfair" market currently vacant.
At this time, Mr. Wilson would like to cease operations of his
furniture store,"Wilson's Fine Furniture", so that space can
be remodelled to provide for a "jazzercise" and professional of-
fice space. The professional office space will require 11 park-
ing stalls. The preliminary ruling by the Planning Commission
for the "Jazzercise" is to provide 1 parking stall for each 3
people in the class. With an anticipated class of 90 people,
this will require 30 parking stalls. So now our requirements
have been altered. While the furniture store had a requirement
for 17.7 parking stalls, we now have a "Jazzercise"/Office re-
quirement for 41 cars. Also, provisions for the old "Mayfair"
market space of 47.7 parking stalls remain, although, at thi.l
time, the requirements, like the occupancy, are unknown. So·
the new total : :-•
West Side Retail
Restaurant
"Mayfair" Market Space
Professional Office
'' Ja z zerc ise"
11.8
33.3
47.7
11
30
133.8
Now the parking requirements for Mr. Wilson's {133.8) and Mr.
Murphey's (70.4) retail center.total 204.2 (204) parking stalls,
while the parking stalls seen in the site plan suhnitted with
this letter, total 178 ( 126 on Mr. Wilson's property plus
Mr. Murphey's 52) leaving the combined retail centers 26 park-
ing stalls short. However, with a request for· a 151 parking
requirement reduction, provided for in Municipal Code 21.44.160
(5), t~ei::e, are actually "extra" parking stalls: · 204 x .85 = 173.4
(173) ,~~,?,8 -173 = 5 "extra" parking stalls.
So, at~~-~ time, ·I am requesting a 151 parking requirement re-
duction. In the tot.al parking required by the Murphey/Wilson Retail
Center so that I may go ahead with the remodelling of "Wilson's
Fine Furniture" into spaces for "Jazzercise" and professional
offices, nd improv ents to the parking lot.
RW/jmj/as
cc: Catherine Nicholas-
----·BEST COPY