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Home My WebLink About1990-08-01; Design Review Board; ; RP 86-21 - CALIFORNIA BUILDERSSf AFF REPORT DATE: AUGUST 1, 1990 TO: DESIGN REVIEW BOARD FROM: PLANNING DEPARTMENT SUBJECT: RP 86-21 CAIJFORNIA BUILDERS -Request for direction regarding request for relief from parking conditions at 785 Grand. I. RECOMMENDATION Staff requests direction from the Design Review Board on the request of Charles Rowe to allow additional selected medical uses with a parking ratio of 1 :300 within an existing office building at 785 Grand Avenue. II. PROJECT DESCRIPTION AND BACKGROUND In 1987 the Design Review Board and the Housing and Redevelopment Commission approved a Major Redevelopment Permit (RP 86-21) to develop a 17,677 square foot professional office building at the southwest comer of Jefferson Street and Grand Avenue in Subarea 1 of the Redevelopment Area. The approving resolution for this project included a condition stating: "This project is approved subject to the condition that no medical offices be allowed to occupy/lease any portion of the building. Should the applicant at a later date intend to lease any of the structure for medical office use, additional parking shall be required to be provided at a ratio of one space/200 square feet of gross floor area." Subsequently the applicant requested relief from this condition. In response to his request, the Design Review Board on a 5-0 vote passed the following minute motion: "The Grand Office Building may rent 2,100 square feet on the first floor to a medical group, provided 2,100 square feet elsewhere in the building is left vacant until a parking district is formed." The applicant is now requesting that this minute motion be relaxed to allow selected medical and conditional uses on a case-by-case basis at a parking ratio of 1 :300 (see attached letter dated 7 /6/90). This request is in response to staffs recommendation of denial of a business license application by David Tracy, DDS. •. RP 86-21 AUGUST 1, 1990 PAGE 2 Dr. Tracy's business license request was reviewed for compliance with the above condition and motion. Based upon information supplied by the building owner the following uses were present at the time of the business license application: SUITE SIZE IN SQUARE FEET TENANT 100 1181 Beverly Investment Group 101 2011 Spring Mountain Escrow 102 1880 Carlsbad Physical Therapy 200 1132 Transamerica 202 1387 Paul Kratka, Chiropractor 204 1142 Tom Flagg Engineering 206 1760 R.E.B. Real Estate 208A 482 Kinko's Corporate 208 B 392 D' Agosta Development 208 B 392 Rehab in Motion 210 A 296 Mike Sudinsky Insurance 210 B 586 Vacant 212 1604 American Phoenix 214 1077 Vacant 216 1188 Mary Kay Cosmetics 218 825 Dr. Alkar, Psychiatry 220 568 Titan Financial ill. ANALYSIS Due to inconsistency in review of prior business license requests, some medical uses are already present in the building to an extent that exceeds the limits of the Design Review Board motion. The following are considered medical uses for which Zoning Ordinance Section 21.44.00(14)(A) requires one space/200 square feet of gross floor area: Carlsbad Physical Therapy, Suite 102 Paul Kratka, Chiropractor, Suite 202 Dr. Alkar, Psychiatrist, Suite 218 Rehab in Motion, Physical Therapist, Suite 208 B Parking requirements for the remaining building uses were calculated as office uses in the Village Redevelopment Area at a ratio of one space/300 square feet of gross floor area. ,RP 86-21 AUGUST 1, 1990 PAGE 3 Based upon the above classification of uses, the building has the following parking requirements: # OF SQUARE FEET USE REQUIRED PARKING 1181 Beverly Investment Group 1/300 = 4 2011 Spring Mountain Escrow 1/300 = 7 1880 Carlsbad Physical Therapy 1/200 = 10 1132 Transamerica 1/300 = 4 1387 Paul Kratka Chiropractor 1/200 = 7 1142 Tom Flagg Engineering 1/300 = 4 1760 R.E.B. Real Estate 1/300 = 6 392 D' Agosta Development 1/300 = 2 392 Rehab in Motion 1/200 = 2 482 Kinko's Corporate 1/300 = 2 296 Mike Sudinsky Ins. 1/300 = 1 586 Vacant 1/300 = 2 1604 American Phoenix Mortgage 1/300 = 6 1077 Vacant 1/300 = 4 1188 Mary Kay Cosmetics 1/300 = 4 825 Dr. Alkar, Psychiatrist 1/200 = 5 568 Titan Financial 1/300 = 2 There are 59 parking spaces onsite, resulting in a current shortfall of 13 spaces. Due to the project's conditions of approval, and due to the existing parking shortage, staff has recommended denial of this business license application. Upon being made aware of staffs recommendation, the applicant requested a meeting with the Design Review Board to discuss the possibility of allowing selected medical uses in the building at a parking ratio of 1 :300. ATTACHMENTS 1. Location Map 2. 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COM.\IERClAL ZU'iE CT U .,," "< l.\l TOl RIST ZOl'>E CM HE.\\ l U >.\I.\IERCLU,UMIHD 11'-0L'STRIAL ZONE M INl>l'S TRIAL ZONE P·M PU.."<NED tNDLSTIUAl ZONE OTHU F P Fl.OODPL\JN OHRUY ZONE l C lL\IITID CONTIIOL OS OPEN SP.\CE P·U l'tllUC LT!UTI ZONE CALIFORNIA BUILDERS - l- City of Carlsbad RP 86-21 ............. _.. .............. _.._ ............................... ~------------------............ """"""""""""!'!!!!!!!!!!!!!!!!!!!!!!!!!!lll!ll!!!!!!!!!!!!!!!!!!!!!!lll ................. 1111111. .... - ,e July 6, 1990 .Ms. Patty Cratty • eatt/oznla Buitde~J P.O. Box 142 Carlsbad, California 92008 (619) 434-3125 • FAX(619) 729-7717 Housing and Redevelopment Department 2965 Roosevelt St., Suite B Carlsbad, CA 92008 RE: Parking Requirements 785 Grand Avenue, Carlsbad Dear Ms. Cratty: Pursuant to our conversation of this date, I request a meeting with the Design Review Board to discuss the possibility of allowing selected medical professions to occupy the "The Grand" professional building. There are a number of medical professionals not impact a professional building as much estate brokers, hairdressers or other high businesses allowed to park in the 1:300 ratio. who do as real traffic Oral Surgeon Dave Tracy works alone with two full time personnel. He would like to be located in our building for the convenience of his Carlsbad clients. As you are aware, it has been a long and trying experience leasing our building int the Redevelopment District. I feel it's imperative for future projects here in the Redevelopment area, that selected medical be considered in,1 the 1: 300 ratio. Possibly restriction on selected medical can be implemented on an individual basis. Sincerely, ,..,.----··---:> CL#~v-e_ Charles F. Rowe CFR:dj