HomeMy WebLinkAboutPCD 25; Old World Center-Wilson Murphy; Redevelopment Permits (RP)EXHIBIT "B
STAFF REPORT
DATE: September 24, 1980
TO: Planning Coinmission
FROM: Planning Departinent
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
Bazaar", the .69 acre "Old V7orld 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" 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 "Wilson'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.
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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. 1701, APPROVING PCD-25, based on the
findings and subject to the conditions contained
therein.
ATTACHMENTS
Background Data Sheet
Location Map
PC Resolution No. 1701
Exhibit: A dated September 18, 1980
CN: jt Exhibit: D dated January, 1, 1980
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EXHIBIT "B"
PROPOSED "JOINT USE"
PARKING LOT
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PLANNING COMMISSION RESOLUTION NO. 1701
A RESOLUTION OF THE PTANNING CCMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOI414ENDING
APPROVAL OF A PLANNING COMMISSION DETEPi4INATI0N
FOR A 15% REDUCTION OF THE APPROVED "JOINT USE"
PARKING FACILITY ON PROPERTY GENERALLY LCXATED
ON THE NORTH SIDE OF GRAND AVENUE, BETWEEN
POOSEVELT STREET AND MADISON STREET.
APPLICANT: WILSON
CASE NO: PCD-25
V7HEREAS, a verified application for certain property to
wit:
A portion of Lot 37 of Seaside Lands, according to map
thereof No, 1722, filed in the Office of the County
Recorder, July 28, 1921.
has been filed with the City of Carlsbad and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 24th day of
Septeinber, 1980, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering
all testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to the
Planning Commission Determination; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of PCD-25, based cn th^
following findings and subject to the following conditions:
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Find-ings:
1) That the proposed 15% reduction in parking will not create-
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1 a shortage of parking for the existing ''Old World Center" and
the existing and proposed "Carlsbad Bazaar" as shown on
2 Exhibit "A", dated September 18, .1980.
3 2) That a 15% reduction of parking will not create a significant
traffic impact withi'n the existing "Old World Center" and
41 the existing and future "Carlsbad Bazaar".
5 Conditions
1) The parking facility shall consist of a minimum of 181 spaces.
7 2) Prior to any construction or remodeling, the applicant shall
obtain all necessary building permits.
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3) This project is approved upon' the express condition that thp^.
9 applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated August 29, 1980, on file
10 with the City Clerk and incorporated herein by reference,
and according to the agreement executed by the applicant
11 for payment of said, fee a copy of that agreement is on
file with the City Clerk and is incorporated herein by
12 reference. If said fee is not paid as promisee?, this
application will not be consistent with the General Plan
13 and approval for this project shall be void.
14 4) The applicant shall improve the parking lot landscape and
irrigation par the approved plan, labeled Exhibit "B", dated
15 January 1,- 1980, on file in the Planning Department prior
to final occupancy of the building or issuance of a business
16 license for any use in the "Wilson Furniture Building".
17 5) Per class enrollment .for Jazzercise shall be limited to 90
persons. Further, a minimum break period of 15 minutes
18 shall be provided between classes to help reduce traffic
congestion on the site.
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6) A bond shall be posted v/ith the city in an cunount to be
20 determined by .the Planning Diresctor or the City Engineer
ensuring the improvement of the parking lot, landscape and
21 irrigation within a six month period from the date of this
resolution per the approved plan labeled Exhibit "B", dated
22 January 1, 1980, on file in the Planning Department, Said .
bond shall be posted with the city prior to final
23 occupancy of tihe building or issuance of a business license
for any use in the "V7ilson Furniture Building".
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PC RESO #1701 -2-
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 24th day of September, 1980, by the following vote, to wit:
AYES:
NOES:
ABSENT: Commissioner Marcus.
Commissioner Schick, Rombotis, Friestedt, Larson,
Leeds and Jose.
None.
ABSTAIN: None.
EDWIN S. SCHICK, JR.A-Chairman
CARLSBAD PLANNING C0^B^1ISSI0N
ATTEST:
JA.S1ES'C. HA
^ARLSBAD PLA
; Seaetary
I^yjEOMMISSION
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August 13, 1980 COPY
City of Carlsbad Planning Commission
1200 Elm Avenue
Carlsbad, CA 92008
From: Robert Wilson
Request for a 15% Parking Requirement Reduction as per
Municipal Code 21.44,160 (5),
Hello,
First, some background on this project. . A jdint 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 carsi' On the same lot as the "Old World Center",
40 parking stalls are provided. Across the street, on the corner
of Madison and Grand, a supplementary lot was built. This lot
is currently unstriped but estimated to provide an area for 12
parking stallmaking a total of 52 stalls provided of the re-
quired
Meanw]
zaar^
requ^
it. stalls - for the
r. .>! •
"Old World Center".
son has building plans for
air:e 110.5 parking stalls. A
West Side*' Retail
RestauranfclSk
Mall Shopsfy ^^vv
"The Carlsbad Ba-
breakdown of the
17.7
11.8
33.3
47.7
UO.S
Froin.-10/10/78 memo to Don Rose'^ijida ;Jdme^^ Planning
Director/^ front Jack Henthornev Rfedevelppment^ Coordinator.
The fuim^ure store, west side retail and the restaurant are
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 Plamning 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 thii
time, the requirements, like the occupancy, are unJcnown. So
the new total:
West Side Retail
Restaurant
"Mayfair" Market Space
Professional Office
"Jazzercise"
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 submitted 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 15% parking
requirement reduction, provided for in Municipal Code 21.44.160
(5), there are actually "extra" parking stalls: 204 x .85 = 173.4
(173),- 173 = 5 "extra" parking stalls.
'.x;0^^.'^'^ -
So, at:iSis time, I am requesting a 15% parking requirement re-
duction in the total 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, §ind ^improv/ements to the parking lot.
COPY
RW/jmj/as
cc: Catherine Nicholas