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HomeMy WebLinkAboutRP 92-09; Chiropractic Offices & Parking Lot; Redevelopment Permits (RP) (3)City of Carlsbad Planning Department September 11, 1992 Don & Lael Dewhurst 2747 Roosevelt Street Carlsbad, CA 92008 SUBJECT: RP 92^09 - McOMlm BUIU>ING CHANGE & PARMNG LOT ADDmON^ Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Redevelopment Permit, application no. RP 92-09, as to its completeness for processing. The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the application. IICHAEL J. HOL^ClILLER Planmng Director MJH:AH:vd c: Gary Wayne Robert Green Bobbie Hoder Bob Wojcik Jim Davis Fite Copy / Karen Sauer Data Entry Marjorie/Steve 2075 Las Palmas Drive Carlsbad, California 92009-1576 (619) 438-1 161 ®(P UST OF ITEMS NEEDED TO COMPLETE APPUCATION: No. RP 92-09 - McClellan Building Use Change & Parking Lot Addition ISSUES OF CONCERN PLANNING: 1. The Planning Department is unable to support the intensification of use in the McClellan building when uses adjacent to the proposed parking lot addition are currently under-parked. The developed portion of the proposed lot appears to have been improved without a redevelopment permit, however, since the Dewhurst's or Dewhurst Trust own not only the parking lot but the adjacent property, the lot was clearly developed to support uses existing on the adjacent lots. As illustrated by the table below, there is a 14 space deficit for the existing uses adjacent to the parking lot, and a 29 space deficit if the existing uses in the McClellan building are included. The proposed intensification of use would exacerbate that situation by creating the need for 6 additional spaces for a total parking space deficit of 35 spaces. Although the proposal submitted would reduce the deficit by 8 spaces, the remaining 27 space deficit must still be addressed. Although it is the Planning Department's recommendation that the parking lot be expanded to provide additional spaces to correct the existing parking deficit, this area is not sufficient to allow the intensification of use on the McClellan site. Any parking lot expansion would require a Reciprocal Parking Agreement between all parties whereby spaces would be provided into perpetuity. The folloving table illustrates the total parking requirement for these existing uses and existing uses in the McClellan building, the current parking space inventory, and the current and proposed parking deficit. EXISTING USES SPACES PROVIDED SPACES REQUIRED SPACE DEncrr 10 Unit Apartment Bidg (Onsite) (Adjacent Parking Lot) 2 13 15 25 10 Karlsbad Realty * Spaces requiring backout onto public street are not considered *o 4 4 McClellan Bidg (Residential) (Office) 10 0 10 15 0 15 EXISTING TOTAL 25 54 29 PROPOSED USES McClellan Bidg. (Chiropractor) & (Retail/Commercial) 8 6 (Additional) 27 EXISTING & PROPOSED TOTAL: 33 60 27 2. The minimum landscape requirement for parking lots is 10% of the area. Landscaping is required along property lines (sides and rear). Should the applicant decide to increase the parking lot to correct the existing deficit, a more detailed landscape plan identifying typical plant species, quantities, sizes, locations, and a water conservation plan will be required. 3. Up to 40% of the spaces provided may be sized 8' X 17', however, this is at the discretion of the Design Review Board. ENGINEERING: 1. The parcel between the two project parcels, APN: 203-101-12, should be made a part of the project. The site plan shown the project as being on two non-contiguous parcels, APN: 203-101-34 and APN: 203-181-16. Yet construction of a concrete drainage swale across the parcel between the two non-contiguous parcels is shown. Therefore the project involves all three parcels. 2. Both of the existing parking lots do not have an entrance clear of parking for the first 20 feet, which is an engineering standard. Since this is an existing condition and is in the Redevelopment Area, we can find it acceptable. 3. Street cross-sections of both streets should be shown on the site plan. Dimensions of paving and sidewalk as well as right-of-way would be helpful for review. 4. We will be requiring a dedication of an additional 8 feet of right-of-way on Roosevelt Street along the frontage of APN: 203-101-12, the middle parcel mentioned above. MCCLELLAN BUILDING REDEVELOPMENT PERMIT NO. RP 92-09 PROTECT DESCRIPTION/EXPLANATION This application is for a minor redevelopment permit for the change of use of a portion of an existing 8,481.5 square foot building with corresponding off-site parking lot. The subject building is located at 2727 Roosevelt Street on the corner of Beech Avenue (APN 203-101- 34). Additional parking for the site exists on the parcel to the southeast (APN 203-181-12). The proposed new use is a chiropractor's office in 3,396 square foot of the ground floor leaving 1,141 square feet for retail commercial use. The change will not require tenant improvements. The second story is currently being used for four residential two-bedroom units which will not be altered by this application. The previous use on the ground floor was an insurance business. The real estate office which exists on APN 203-181-12 will remain. A small garage will be removed to make room for the 15 new parking spaces. The existing residential units and proposed chiropractor's office with corresponding additional offsite parking are permitted uses in the Village Redevelopment (V-R) Zones, Sub area #6. In fact, the mixed medical office/residential combination is encouraged in the Carlsbad Village Redevelopment Plan. There are ten parking spaces provided onsite which satisfy the current residential apartment parking standards of two spaces per two-bedroom unit and .5 space per unit for guest parking. The existing residential uses are not being altered in any way so no changes are proposed for this lot. The parking lot extension on APN 203-181-12 provides 7 regular spaces, 1 handicap space and 7 compact spaces, for a total of 15 spaces. This will satisfy the 13 spaces needed for compliance with parking standards within the Carlsbad Redevelopment Zone, with a joint use requirement. The percentage of compact spaces is 30% within the maximum allowable 40% identified in the Carlsbad Village Redevelopment Zone. This request is asking the City to approve the four second-story residential units in the McClellan Building as night time uses. The current residents do not have cars supporting the planning goal to attach residential uses in an area where services are within walking distances and where public transportation is near-by (two-to-three blocks). The chiropractor's office hours are from 10:00 a.m. to 5:30 or 6:00 p.m. Should new residents have cars in the future, there would be a minimal conflict of hours of use of the parking areas. Ladwig Design Group 10/13/92 L-1008 Ladwig Design Group, Inc, October 13, 1992 Ms. Ann Hysong City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009 SUBJECT: MCCLELLAN BUILDING REDEVELOPMENT PERMIT #RP 92-09 (LDG JN# L-1008) Dear Ann: Enclosed is our amended application for a minor redevelopment permit for the McClellan Building. We now only include the McClellan Building parcel and the parcel immediately to the south. We have connected the parking area for the two parcels. Also, we ^ttr'requesting reduced parking under the Joint Use provision of the Municipal Code (Section 21.44.050; a-4-A, B, C, D, i, ii & iii). We ask that the City approve the project based on our request to consider the four second-floor residential units in the McClellan Building as night time uses. The current residents do not have cars. This will support the planning goal to attract residential uses in an area where services are within walking distances and where public transportation is nearby (two-to-three blocks). These items support the fact that the residents do not need their own cars. The chiropractor's office hours are from 10:00 a.m. to 5:30 or 6:00 p.m. Should new residents have cars, there would be minimal conflict of hours of use of the parking areas. Upon approval of the project as requested, a Joint Use agreement will be recorded in the office of the County Recorder. Please review this amended application. We have enclosed for your consideration the following: • 10 folded copies of the amended site plan dated October 5, 1992. • 1 amended Environmental Impact Assessment form. Part 1. 7547 Camino Vida Roble, Suite 108, Carlsbad, CA 92008 (619) 438-3182 FAX (619) 431-2205 Ms. Ann Hysong October 13, 1992 Page 2 • 3 copies of preliminary title report (Chicago Title Company Order Number 940516-02, dated July 15, 1992) for Assessor Parcel Number 203-101-34 (McClellan Building Parcel). 3 copies of preliminary title report (Chicago Title Company Order Number 940517-02 dated July 15, 1992) for Assessor Parcel Number 203-101-12 (existing real estate office). • 3 copies of B-Jxl 1 location map. Completed Land Use Review application. Please process the above items as requested. Sincerely, LADWIG DESIGN GROUP Robert C. Ladwig President RCL:lw.001 Enclosures Copy with enclosures: Mr. Don Dewhurst CEQA STATUS Within 30 days of a determination of completeness, the EIA Part II form must be completed and this form must be tumed in to keep the project schedule up to date. TODArS DATE DATE OF DETERMINATION OF COMPLETENESS / / Project # Project Name PLEASE CIRCLE ONE BELOW CEQA Status: EIR / NEG DEC / PRIOR COMPUANCE / MIMSTERIA^ / EXEMPT ) PLANNER'S SICiNAT/ City of Carlsbad Planning Department September 11, 1992 Don & Lael Dewhurst 2747 Roosevelt Street Carlsbad, CA 92008 SUBJECT: RP 92-09 - McCLELLAN BUILDING USE CHANGE & PARKING LOT ADDITION Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Redevelopment Permit, application no. RP 92-09, as to its completeness for processing. The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the application. Sincer fiCHAEL J. HOL^ILLER Planmng Director MJH:AH:vd c: Gary Wayne Robert Green Bobbie Hoder Bob Wojcik Jim Davis File Copy Karen Sauer Data Entry Marjorie/Steve 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 ®(5 UST OF ITEMS NEEDED TO COMPLETE APPUCATION: No. RP 92-09 - McClellan Building Use Change & Parking Lot Addition ISSUES OF CONCERN PLANNINu: 1. The Planning Department is unable to support the intensification of use in the McClellan building when uses adjacent to the proposed parking lot addition are currently under-parked. The developed portion of the proposed lot appears to have been improved without a redevelopment permit, however, since the Dewhurst's or Dewhurst Trust own not only the parking lot but the adjacent property, the lot was clearly developed to support uses existing on the adjacent lots. As illustrated by the table below, there is a 14 space deficit for the existing uses adjacent to the parking lot, and a 29 space deficit if the existing uses in the McClellan building are included. The proposed intensification of use would exacerbate that situation by creating the need for 6 additional spaces for a total parking space deficit of 35 spaces. Although the proposal submitted would reduce the deficit by 8 spaces, the remaining 27 space deficit must still be addressed. Although it is the Planning Department's recommendation that the parking lot be expanded to provide additional spaces to correct the existing parking deficit, this area is not sufficient to allow the intensification of use on the McClellan site. Any parking lot expansion would require a Reciprocal Parking Agreement between all parties whereby spaces would be provided into perpetuity. The following table illustrates the total parking requirement for these existing uses and existing uses in the McClellan building, the current parking space inventory, and the current and proposed parking deficit. EXISTING USES SPACES PROVIDED SPACES REQUIRED SPACE DEFICIT 10 Unit Apartment Bidg (Onsite) (Adjacent Parking Lot) 2 13 15 / Karlsbad Realty * Spaces requiring backout onto public street are not considered *o 4 4 McClellan Bidg (Residential) (Office) 10 0 10 15 0 15 EXISTING TOTAL 2S PROPOSED USES McClellan Bidg. (Chiropractor) & (Retail/Commercial) 8 6 (Additional) EXISTING & PROPOSED TOTAL: 33 3. The minimum landscape requirement for parking lots is 10% of the area. Landscaping is required along property lines (sides and rear). Should the applicant decide to increase the parking lot to correct the existing deficit, a more detailed landscape plan identifying typical plant species, quantities, sizes, locations, and a water conservation plan will be required. Up to 40% of the spaces provided may be sized 8' X 17', however, this is at the discretion of the Design Review Board. ENGINEERING: 1. The parcel between the two project parcels, APN: 203-101-12, should be made a part of the project. The site plan shown the project as being on two non-contiguous parcels, APN: 203-101-34 and APN: 203-181-16. Yet construction of a concrete drainage swale across the parcel between the two non-contiguous parcels is shown. Therefore the project involves all three parcels. 2. Both of the existing parking lots do not have an entrance clear of parking for the first 20 feet, which is an engineering standard. Since this is an existing condition and is in the Redevelopment Area, we can find it acceptable. 3. Street cross-sections of both streets should be shown on the site plan. Dimensions of paving and sidewalk as well as right-of-way would be helpful for review. 4. We will be requiring a dedication of an additional 8 feet of right-of-way on Roosevelt Street along the frontage of APN: 203-101-12, the middle parcel mentioned above. 0 ^.^J^ City of Carlsbad Planning Department October 23, 1992 Don and Lael Dewhurst 2747 Roosevelt Street Carlsbad, CA 92008 SUBJECT: RP 92-09 - CHEROPRACTIC OFRCES Thank you for your reapplication for a minor redevelopment permit in the Gty of Carlsbad. The Planning Department has reviewed your Redevelopment Permit, application no. RP 92- 09, as to its completeness for processing. The application is again complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this commimication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, ^ MICHAEL J. HOI Planning Director MJH:AH:lh c: Gary Wayne Robert Green Bobbie Hoder Bob Wojdk Jim Davis File Copy Data Entry Marjorie/Steve 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619)438-1161 No. RP 92-09 - CHIROPRACnC OFFICES ISSUES OF CONCERN PLANNING: 1. The proposed use intensification and parking lot addition as submitted would require approval of a variance to the Parking standard specified in Chapter 21.44.020(b)(4)(A) of the Zoning Ordinance. The Planning Department is unable to make the required variance findings to allow a reduced parking standard for an intensification of use in the existing nonconforming McQellan building since no property right is being denied and there are no exceptional or extraordinary circumstances applicable to the property or intended use that do not apply to other property or use in the same vicinity or zone. 2. The proposed project is not eligible for joint use of parking facilities since residential units are not classified as typical daytime or nighttime uses. The "Common Facilities" section (Chapter 21.44.050(a)(5)) does include a provision for a 15% reduction in spaces required by the office uses if the proposed parking lot site exceeds 5,000 square feet. A reduction of 3 spaces (15%) results in a parking space requirement of 22 spaces; the addition of the proposed 15 spaces results in a 7 space deficit. The original proposal added 8 spaces to the site south of Karlsbad Realty. The current 15 space proposal along with the 8 spaces previously proposed will eliminate the deficit for all existing and proposed uses and bring them into conformance with current standards. The Plaiming Department is unable to support the proposed 15 space parking lot addition since it vsdll not fully negate the existing nonconforming condition, however, it is supportive of the addition of both parking lot proposals. 3. As previously specified, a landscape plan identifying typical plant species, quantities, sizes, locations, and a water conservation plan will be required. Per the Landscape Manual^ planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3'. The proposed planter areas should include trees and low growing shrubs and groimd cover to enhance the parking area and avoid adverse visual impacts. Additional landscaping should be proposed on any imdeveloped area of the lot. ENGINEERING: To be forwarded at a later date. City of Carlsbad Planning Department October 23, 1992 Don and Lael Dewhurst 2747 Roosevelt Street Carlsbad, CA 92008 SUBJECT: RP 92-09 - CHIROPRACTIC OFHCES Thank you for your reapplication for a minor redevelopment permit in the Gty of Carlsbad. The Plarming Department has reviewed your Redevelopment Permit, application no. RP 92- 09, as to its completeness for processing. The application is again complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this commimication. The City may, in the course of processing the application, request that you clarify, amplify, correct, or otherwise supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. Please contact your staff planner, Anne Hysong, at (619) 438-1161 extension 4477, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, ^ MICHAEL J. HO Planning Director MJH:AH:lh c: Gary Wayne Robert Green Bobbie Hoder Bob Wojcik Jim Davis File Copy Data Entry Marjorie/Steve 2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 No. RP 92-09 - CHIROPRACnC OFFICES ISSUES OF CONCERN PLANNING: 1. The proposed use intensification and parking lot addition as submitted would require approval of a variance to the Parking standard specified in Chapter 21.44.020(b)(4)(A) of the Zoning Ordinance. The Plarming Department is unable to make the required variance findings to allow a reduced parking standard for an intensification of use in the existing nonconfonning McGellan building since no property right is being denied and there are no exceptional or extraordinary circumstances applicable to the property or intended use tiiat do not apply to other property or use in the same vicinity or zone. 2. The proposed project is not eligible for joint use of parking facilities since residential units are not classified as typical daytime or nighttime uses. The "Common Facilities" section (Chapter 21.44.050(a)(5)) does include a provision for a 15% reduction in spaces required by the office uses if the proposed parking lot site exceeds 5,000 square feet. A reduction of 3 spaces (15%) results in a parking space requirement of 22 spaces; the addition of the proposed 15 spaces results in a 7 space deficit. The original proposal added 8 spaces to the site south of Karlsbad Realty. The current 15 space proposal along with the 8 spaces previously proposed will eliminate the deficit for all existing and proposed uses and bring them into conformance with current standards. The Plarming Department is unable to support the proposed 15 space parking lot addition since it will not fully negate the existing nonconforming condition, however, it is supportive of the addition of both parking lot proposals. 3. As previously specified, a landscape plan identifying typical plant spedes, quantities, sizes, locations, and a water conservation plan will be required. Per the Landscape Manual* planting or any combination of planting, mounding, and decorative walls shall be used to provide screening from adjacent property or streets of the parking area to a height of 3*. The proposed planter areas should indude trees and low growing shrubs and ground cover to enhance the parking area and avoid adverse visual impacts. Additional landscaping should be proposed on any undevdoped area of the lot. ENGINgEWNC: To be forwarded at a later date. Notice of Exemptio To: X County Clerk From: City of Carlsbad County of San Diego Planning Department Attn: Mail Drop C-11 2075 Las Palmas Dr. 220 West Broadway Carlsbad, CA 92009 San Diego, CA 92101 (619) 438-1161 Subject: Filing of this Notice of Exemption is in compliance with Section 21152b ofthe Public Resources Code (California Environmental Oualitv Act). Project Title RP 92-09 - Chiropractic Offices Project Location - Specific 2727 & 2747 Roosevelt Street Project Location - Gty: Carlsbad Project Location - County San iMego Description of Project: Intensification of use of an existing commercial office building and small parking lot addition to serve the proposed uses. Name of Public Agency Approving Project: Citv of Carlsbad Name of Person or Agency Carrying out Project: Don & Lael Dewhurst Exempt Status: (Check one) Ministerial (Sec. 21080(b)(1); 15268); _ Declared Emergency (Sec. 21080(b)(3); 15269(a)); _ Emergency Project (Sec. 21080(b)(4); 15269(b)(c)); _X Categorical Exemption. State type and section number: 15311. Class 11 _ Statutory Exemptions. State code number: Reasons why project is exempt: Small parking lot addition to an existing commercial office project Lead Agency Contact Person: Anne Hvsong Area Code/Telephone/: (619) 438-1161. X4477 If filed by applicant: Extension 1. Attach certified document of exemption finding. 2. Has a notice of exemption been filed by the public agency approving the project? Yes No Signature: Date: Title: Planning Director MICHAEL J. HOLZMILLER • Signed by Lead Agency Date received for filing at OPR: • Signed by Applicant Revised October 1989 August 26, 1992 W Iu5^^ B^ ,. .., TO: PLANNING DEPARTMENT \</ FROM: Housing & Redevelopment Department COMMENTS FOR RP 92-9 (DEWHURST) Thank you for the opportunity to provide comments regarding RP 92-9 (Dewhurst) and the use change at 2727 Roosevelt from office to medical. Here are my comments: « Support the proposed change of use from office to medical in Sub Area 6 of the Village Redevelopment Area. * The proposed use is consistent with the Village Design Manual and should be encouraged in this area. <f This project should be required to meet the additional parking requirements for the proposed intensification of use. The site is constrained and cannot accommodate any additional parking. The Village Design Manual states that "innovative methods of providing off street parking through the combination of public and private efforts should be encouraged." * The Redevelopment Agency would be supportive of the additional parking needs being met as proposed, if a long term lease agreement was prepared between the property owners. This is an opportunity for additional parking to be provided in the Redevelopment Area and should be taken advantage of even though 100% on site parking is optimal. » Include a condition to give the property owners the option to join any future parking assessment district as a means to terminate the long term lease agreement for parking. * The standard requirement for a wall to separate all parking and residential uses would be detrimental at this location based on the surrounding uses and current pedestrian accessibility that exists. ^ The parking requirements for the apartment uses to the south of the proposed parking lot should be evaluated. If the apartments are currently underparked, this would be a good time for additional parking spaces to be provided in the lot to meet the need. » In addition to the landscaping requirements for the proposed off site parking lot, the landscaping provided in the parking lot adjacent to the building should also meet current standards. If you have any questions or would like to discuss any of these comments, please call me at x2818. KAREN E. SAUER Management Analyst