HomeMy WebLinkAboutRP 92-09; Chiropractic Offices & Parking Lot; Redevelopment Permits (RP)APPLICATION COMPLETE DATE:
October 23. 1992
STAFF REPORT
DATE:
TO:
FROM:
SUBJECT:
1.
January 6, 1993
DESIGN REVIEW BOARD
PLANNING DEPARTMENT
RP92-9 - CHIROPRACTIC OFFICES AND PARKING LOT - Request for a minor
redevelopment permit to allow the intensification of use from general office
to medical office in the McClellan Building located at 2727 Roosevelt and a
parking lot addition behind Karlsbad Realty at 2747 Roosevelt Street in Sub-
area 6 of the Village Redevelopment Zone.
RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. denying
RP92-9 based on the findings contained herein.
n. PROJECT DESCRIPTION AND BACKGROUND
The appUcant is requesting approval of an intensification of use from general office to
chiropractic offices in the McClellan building located at 2727 Roosevelt Street, and the
addition of a 15 space parking lot located on the adjacent Karlsbad Realty site to serve the
office parking demand at both locations. Existing uses at the McClellan building site
include four second story residential units, 4,537 square feet of first floor general offices,
and a total of 10 onsite residential parking spaces. The McClellan building is currently
legally nonconforming to the Carlsbad Mimicipal Code since no onsite parking exists to
support the office uses.
The proposed office uses include a 3,396 square foot chiropractic office and 1,141 square
feet of conunercial office. The more restrictive medical office parking standard requires 6
additional spaces; this would increase the office parking requirement at the McClellan site
from 15 spaces to 21 spaces. The parking lot addition on the Karlsbad Realty site would
provide the 4 spaces required for the realty office and 11 of the 21 spaces required for the
proposed offices at the McClellan site leaving a 10 space deficit.
The applicant has requested that a joint use parking standard be applied to the project in
which the McClellan building apartment uses are considered nightime uses and the offices
daytime uses. This proposal would enable the 10 existing residential spaces to be used to
satisfy 10 of the required 25 office parking spaces, and the proposed 15 space parking lot
would satisfy the the remaining office parking requirement.
III. ANALYSIS
Plaiming Issues
1. Is the project consistent with the RMH/O General Plan designation?
2. Does the project meet the goals of Sub-area 6 of the Village Redevelopment Zone
and comply with the development and design standards specified in the Village
Design Manual?
3. Is the project consistent with the Parking Ordinance (Chapter 21.44 of the Carlsbad
Municipal Code)?
DISCUSSION
General Plan
The proposed intensification of use with insufficient parking to support proposed uses is
inconsistent v\dth General Plan Land Use Element General Guideline #14 encouraging
additional parking in the dovmtown commercial area. Land Use Commercial Guidelines #8
and #13 also specify that all commercial (professional office) uses provide sufficient off
street parking and maintain adequate parking to insure compatibility with surrounding land
uses. In accordance with these Land Use guidelines, the medical office parking standard
is applied to all projects in the redevelopment area currently proposing to convert general
offices to medical offices in an effort to provide additional parking in the downtown core
conunercial area.
Village Redevdopment Devdopment Standards/Parking Ordinance
The primary goal of Sub-area 6 is to maximize the existing professional buffer zone on
Roosevelt. While the proposed chiropractic office is consistent with this goal, the proposal
to utihze both the joint use and conunon parking facility provisions of liie Village Design
Manual and Parking Ordinance does not comply with required development standards. The
Village Design Manual requires that adequate provision for off-street parking in accordance
with the Parking Ordinance shall be provided when any building is intensified in use.
Common parking faciHties may be permitted in Ueu of individual onsite parking if the total
number of spaces required for each use are provided. The project as proposed is
inconsistent with Chapter 21.44.040(a)(5) of the Parking Ordinance regulating conunon
parking faciUties since the proposed 15 space parking lot does not satisfy the total office
parking requirement.
Chapter 21.44.040(a)(4) of the Parking Ordinance includes special provisions for joint use
parking to ensure flexibiUty in the downtown area where existing development precludes
the opportunity for additional onsite parking. The joint use parking ordinance enables
daytime users (defined by code as businesses and retail/service stores) to share parking
faciUties with nighttime users (defined by code as schools, assembly haUs, and bars). The
UtiUzation of joint use parking for residential development as proposed is therefore
inconsistent with the Parking Ordinance since residential uses are not specified as daytime
or nighttime users.
Staff has reviewed two separate parking lot proposals submitted by the appUcant to satisfy
the parking requirements for the proposed offlce uses in the McCleUan building. The
original proposal added eight spaces to the existing parking lot located to the east of
Karlsbad Realty. The appUcant was advised that the proposed parking lot expansion did
not adequately address existing or proposed parking deficiencies. As previously discussed,
the second parking lot proposal behind the Karlsbad Realty office described in this report
is also deficient in the number of required spaces. While staff is unable to support these
proposals separately, it could support the connection of both proposed parking lots since
compUance with the parking standards for existing and proposed office uses could be
achieved. The shape of these lots is adequate to provide the necessary integrated
circulation, parking staU sizes, aisle widths, landscape planters, and the lot is vsdthin 300
feet of the offices it wiU serve.
Summary
The proposed intensification of use from general offices to medical offices without adequate
parking to support the proposed uses is inconsistent with the General Plan Land Use
Element, the ViUage Design Manual, and Chapter 21.44 (Parking Ordinance) of the
Carlsbad Municipal Code. Staff, therefore, recommends the denial of RP92-9 based on the
above findings.
IV. ENVIRONMENTAL REVIEW
The Plarming Director has determined that the smaU accessory parking lot project is
CategoricaUy Exempt as specified by Section 15311 (Class 11) of the Califomia
Environmental QuaUty Act and a Notice of Exemption dated January 6, 1993 has been
issued.
ATTACHMENTS
1. Design Review Board Resolution No.
2. Location Map
3. Background Data Sheet
4. Disclosure Statement
5. Exhibit "A" dated January 6, 1993
City of Carlsbad
Planning Department
Decennber 15, 1992
Bob Ladwig
Ladwig Design Group
1947 Camino Vida Roble, Suite 188
Carlsbad. CA 92008
SUBJECT: RP 92-09 - CHIROPRACTIC OFFICES Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Monday, December 21, 1992, after 8:00 a.m. This preliminary report will be
discussed by staff at the Development Coordinating Committee (D.C.C.) meeting which
will be heid on Monday, December 28,1992. A twenty (20) minute appointment has been
set aside for you at 11:30 a.m. If you have any questions concerning your project, you
should attend the D.C.C. meeting.
it is necessary that you bring your required unmounted colored exhibits(8) with you
to this meeting in order for your project to go forward to the Planning Commission,
if you do not plan to attend this meeting, piease make arrangements to have your
colored exhibit(s) here by the scheduied time above.
If you need additional information concerning this matter, please contact Anne Hysong,
at (619) 438-1161, extension 4477.
CITYOFCARLSBAD
GEW:AH:lh
2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161
City of Carlsbad
Planning Department
December 15, 1992
Don and Lael Dewhurst
2747 Roosevelt Street
Carlsbad, CA 92008
SUBJECT: RP 92-09 - CHIROPRACTIC OFFICES Preliminary Staff Report
The preliminary staff report for the above referenced project will be available for you to
pick up on Monday, December 21, 1992, after 8:00 a.m. This preliminary report will be
discussed by staff at the Development Coordinating Committee (D.C.C.) meeting which
will be held on Monday, December 28.1992. A twenty (20) minute appointment has been
set aside for you at 11:30 a.m. If you have any questions concerning your project, you
should attend the D.C.C. meeting.
It is necessary that you bring your required unmounted colored exhlblts(s) with you
to this meeting In order for your project to go forward to the Design Review Board.
If you do not plan to attend this meeting, please make arrangements to have your
colored exhibit(s) here by the scheduled time above.
If you need additional information concerning this matter, please contact Anne Hysong,
at (619) 438-1161, extension 4477.
F CARLSBAD
GARY %. WAYNE
Assistant Planning Director
QEW:AH:lh
2075 Las Palmas Drive • Carlsbad, California 92009-1576 • (619) 438-1161 ^