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HomeMy WebLinkAbout1990-08-01; Planning Commission; ; DI 90-03 - SOUTH CARLSBAD LIBRARYDATE: TO: SI'AFF REPORT AUGUST 1, 1990 PLANNING COMMISSION FROM: PLANNING DEPARTMENT G\/1 SUBJECT: DI 90 -3 -SOUTH CARLSBAD UBRARY -Review of tentative site plan design and parking allocation for the proposed City Library located south of the future Dove Lane, west of El Camino Real. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3090 APPROVING the tentative site design and parking allocation, based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND On February 1, 1989 the Planning Commission adopted Planning Commission Resolution No. 2815 approving a Conditional Use Pennit (CUP 87-9) allowing a 58,000 square foot library on parcel 2 of the Plaza Paseo Real shopping center. Since the architecture was not finalized at the time, the CUP was conditioned such that the final design require Planning Commission review and approval prior to issuance of building pennits. While this Discussion Item does not represent a review of the final design, some modifications to the original circulation, parking allotment, and size of the library have been proposed which necessitate a preliminary Planning Commission review before the project design can continue. As shown in Exhibits "A" and 11811, dated August 1, 1990, the original library proposal involved a one-story building, 58,000 square feet in area. The site was oriented with two circulation access points, one from the shopping center entering the parking area east of the library, and one off of Dove Lane directly north of the library building. The parking ratio required by the Carlsbad Municipal Code and the applicable Site Development Plan was 1 space per 150 square feet of area with a 15% reduction for shared parking, or 328 parking spaces. Since the delineation between the parking areas for the library and shopping center directly south of the library building is not clear, a reciprocal parking agreement was entered into by the City and the developer for Plaza Paseo Real guaranteeing adequate parking. After discussions with the City Library Board, it was realized that an increase in square footage was needed to accommodate the desired program areas, including an art gallery and a 200 seat auditorium. The resulting design, as shown on Exhibit "C", dated August 1, 1990, proposes a two-story library of 64,000 square feet in area, which includes the art gallery and auditorium. While the building footprint is proposed to expand, no loss in parking area will occur as a result of this expansion. The circulation access points are proposed to be relocated to line up along the eastern edge of the library building and the DI 90-3 -SOUTH CARLbuAD LIBRARY AUGUST 1, 1990 PAGE2 parking lot east of the building has been rotated 90 degrees. Increased landscaping is proposed at the project entrance off of Dove Lane which results in a reduced parking supply of 320 spaces or a ratio of 1 space per 200 square feet. m. ANALYSIS 1. Does the proposed expansion create adverse impacts? More specifically, is the proposed parking adequate to meet demands? 2. Do the changes in access points and parking lot design still meet the circulation needs of the site? DISCUSSION 1. Parking Adequacy: When the original site development plan for Plaza Paseo Real was processed, a parking demand study was conducted by the traffic engineering firm of Linscott, Law, and Greenspan. The proposed parking study was conducted because the mixture of uses at the center were to have staggered hours of operation and, therefore, staggered hours of peak parking demand. According to this study, the then 58,000 square foot library would reach a peak demand of 290 parking spaces on early Saturday afternoon. This was based on a parking demand ratio of 1 space per 200 square feet. Peak demand on Monday through Thursday was 278 spaces and on Friday was 255 spaces. The hours of peak demand for the library were found to occur approximately two hours after the time of peak demand for the retail center and almost 12 hours before the peak demand for the cinemas. While the parking study indicated that a reduction in the parking required per code could take place while still meeting demands, the project was able to be parked at the required amounts. In other words, according to the demand study, the library has been well overparked. Exhibit "E", dated August 1, 1990, contains the projected parking demand for the proposed 64,000 square foot library, using the same methodology as the original study by Linscott, Law, and Greenspan. As shown in this exhibit, the peak parking demand will be 320 spaces while that required by Code would be 362 spaces. The preferred site design, as shown on Exhibit "C', dated August 1, 1990, provides for a parking supply of 320 spaces. This meets the expected peak demands of the library. Exhibit "C' is the preferred design because the landscaped area provides a more aesthetic entry statement to the City Library Center, and since no structures are proposed in this area, also provides for an expansion of parking areas should it be found that supply is not meeting demand. The alternative site design as shown in Exhibit 11D11, dated August 1, 1990, by converting the landscaped area to parking, provides 352 parking spaces for the library building. Since this project is -DI 90-3 -SOUTH CARLt_.ill LIBRARY AUGUST 1, 1990 PAGE3 2. administered through a Conditional Use Permit, a parking demand monitoring program could be established to assess if and when more parking may be necessary. Considering the projected parking demand as assessed by the study, the newly recommended parking monitoring program, and the ability to require the conversion of additional landscaping to parking, staff supports the reduced parking standard for the Llbrary Center. Circulation Adequacy: The proposed circulation pattern differs from the approved site plan in that a through circulation aisle will be provided along the eastern side of the library. This circulation aisle will provide a drop -off area in front of the building. This was accomplished by relocating the entrance off of Dove Lane eastward and relocating the entrance from the shopping center westward. By moving the Dove Lane entrance, a larger area for children's play has been created. In addition, the parking area due east of the library has been rotated 90 degrees to decrease the number of potential entry points along the through circulation aisle. With the proposed circulation pattern, potential exists for non-library patrons to cut through to Dove Lane from the shopping center and vice versa. This non-library traffic could be restricted through signage and striping within the shopping center, however. Staff therefore recommends that, given the ability to control non-library circulation through signage, the benefits of a safe and convenient drop off area and a more secluded children's area, are sufficient to consider the proposed changes in circulation adequate. IV. SUMMARY The proposed expansion to the South Carlsbad City Llbrary will provide more diversity in both civic and library functions while still meeting the realistic demands of parking and circulation. Staff recommends that the present avenue of site design continue along its current path. ATTACHMENTS 1. Planning Commission Resolution No. 3090 2. Exhibit 11A11 -"D" on file in the Planning Department 3. Exhibit "E", dated August 1, 1990. July 24, 1990 MG:km