HomeMy WebLinkAboutRP 88-04; Kellar Flower Stand; Redevelopment Permits (RP)ITEM 1
STAFF REPORT
DATE: APRIL 20, 1988
TO: DESIGN REVIEW BOARD
FROM: REDEVELOPMENT OFFICE
SUBJECT: RP 88-1/CDP 88-4 - LUBIN - Request for a Minor
Redevelopment Permit (RP) and a Coastal Development
Permit (CDP) to open a chiropractor's office at
3021 Jefferson Street.
I. RECOMMENDATION
That the Design Review Board ADOPT Resolution Nos. 115 and
116 APPROVING RP 88-1/CDP 88-4, based on the findings and
conditions contained therein.
II. PROJECT DESCRIPTION
The applicant is requesting a Minor Redevelopment Permit to
open a chiropractor's office at 3021 Jefferson Street, in
Subarea 1 of the Redevelopment Area. The approximately 850
square foot structure, formerly a house, has more recently
been leased out to office uses, ie, a sales office, and a
travel agency. The change in use to medical is considered an
intensification and therefore requires a redevelopment
permit. The applicant plans to make interior improvements to
the building and parking lot improvements. The proposal also
lies within the new permit authority area for Redevelopment-
issued coastal permits.
III. ANALYSIS
1) Does the project conform to the goals of the Village
Design Manual, Zoning Ordinance Standards, and Coastal
Regulations?
SUBAREA 1/ZONING ORDINANCE
The use itself, a medical office, is allowed within the
Subarea 1 commercial and business center. The issue
associated with the project is adequate parking. The Village
Design Manual requires that adequate off-street parking in
accordance with the zoning ordinance, be provided when a
structure is intensified in use, which the change from office
to medical would be. The parking requirement for the project
is five spaces. The four existing spaces on the subject
property are part of Cliff's Pantry parking. (Both parcels
are owned by the same person.) As shown on the site plan,
the parking layout for both lots has been reorganized to
provide the five spaces for the chiropractor's office as well
as provide additional parking for Cliff's and the other
retail stores next to Cliff's.
In terms of background, the site plan has been revised
several times to adequately meet parking requirements for the
medical office, in a configuration that also fulfills
engineering standards. As proposed and conditioned, the
project meets the goals of Subarea 1 and other technical
standards.
COASTAL REGULATIONS
On December 14, 1987, the Coastal Commission granted permit
authority to the Redevelopment Agency to issue Coastal
Permits. The proposed project lies within the coastal
jurisdiction and as such, is subject to coastal regulations.
For this project, those regulations relate to the provision
of adequate, off-street parking.
Basically, the coastal program does not allow reductions in
parking requirements unless amendments or exemptions are
approved by the Coastal Commission. Because the proposed
project has met parking requirements, it complies with the
Local Coastal Program.
OTHER ISSUES
One other issue that staff has concerns about is the fact
that the applicant has moved into and is operating his
business from the subject property at 3021 Jefferson, without
approvals of a redevelopment permit, coastal permit, sign
permit, and updated business license. In addition, improper
electrical work was performed without the required electrical
permits (see attached memo from Pat Kelly, Building
Inspector). Thus, the chiropractor's office is operating
illegally, without parking, proper City approvals, and with
improper electrical wiring.
In this type of situation, unless there is an immediate or
extreme health and safety hazard, enforcement to end the
occupancy is held in abeyance when there is an application
for the use being processed, until approval or denial is
given. At that point, enforcement of the zoning violations
begins. As a condition of approval for the project, the
applicant must cease operations until all of the other
conditions of approval are met. If this does not happen, the
City will pursue standard procedures to end the occupancy,
or, if the Building Department determines that continued use
will be dangerous to life or property, the electrical service
could be removed.
IV. ENVIRQNMENTAL
The proposed project is categorically exempt from CEQA, per
Section 15301, class 1 (a), interior alterations to an
existing structure.
For the reasons discussed above, staff recommends approval of
RP88-1/CDP88-4.
ATTACHMENTS
1. Design Review Board Resolution No. 115 and No. 116
2. Location Map
3. Disclosure Form
4. Memo from Pat Kelly
5. Environmental Documentation
6. Exhibit "A" dated April 11. 1988