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Home My WebLink About; 3150 EL CAMINO REAL - KELLER; Parking Modification and Parking Study; 2017-07-10July 31, 2017 Bill Hofman Hofman Planning & Engineering 3152 Lionshead Avenue Carlsbad, CA 92010 ( City of Carlsbad SUBJECT: 3150 EL CAMINO REAL PARKING REDUCTION DETERMINATION The City Planner has completed a review of your request for a parking reduction of two parking spaces to accommodate a proposed medical office use located at 3150 El Camino Real. This request was based on the parking study conducted by Hofman Planning & Engineering on July 10, 2017, that determined the 52 onsite parking spaces is adequate for the type of use. Given the current uses onsite, and the low intensity a medical office has it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the site design or circulation. The City Planner will therefore modify the required parking standards for 3150 El Camino Real. The basis for this determination is discussed below. It has been demonstrated that the proposed medical office use and it's parking demand will be accommodated on-site. likewise, the number of available parking spaces at various times and dates show that there will be adequate parking after the medical office use is operating. Lastly, this request does not impact surrounding uses as a result of the modification of parking spaces. If you have any questions regarding this matter, please feel free to contact your project planner, Paul Dan at (760) 602-4614. CITY OF CARLSBAD DON NEU, AICP City Planner DN:PD:sc c: File Copy Data Entry R,,....._,,......r-l'J'D r.:. L., t= ' C, AUG -1 f )--tO t 1 Community & Economic Developcme, bntd CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov Planning Division I 1635 Faraday Avenue ar s a , II Hofman Planning & Engineering Planning Civil Engineering Fiscal Services Coastal July 10, 2017 Parking Study For 3150 El Camino Real Prepared by: Hofman Planning & Engineering Prepared for: City of Car1sbad -Don Neu, City Planner Prepared on behalf of: Lori Keller, Owner of 3150 El Camino Real Overview This analysis presents the results of a parking study of 3150 El Camino Real. The existing building currently leases 7 offices, 6 are currently occupied with General Office Use. and the 7th suite is pending to be used as a Medical Office. This analysis is an inventory of spaces, counts of vacant parking spaces, ~and an analysis of the results. The request is to waive the parking requirement and reduce the spaces to -.,..,..._2 parking spaces. This is a onetime request for Suite A office of 3,869 sf; the property owner/manager will not be requesting a parking waiver other than for Suite A Project Location: 3150 El Camino Real, Carlsbad, CA 92008 3152 Lionshead Avenue • Carlsbad CA • 92010 • 760.692.4100 • Fax 760.692.4105 Hours of Operations Suite Hours Monday Tuesday Wednesday Thursday Friday Saturday A Vacant Vacant Vacant Vacant Vacant Vacant B 8:30am-5pm 8:30am -Spm 8:30am-5pm 8:30am-5pm 8:30am -Spm Oosed C 8am-8pm 8am-8pm 8am-8pm 8am-8pm 8am-8pm 8am-8pm D 7am-5pm 7am-Spm 7am-Spm 7am-5pm 7am-5pm Closed 12-8pm 12-8pm 12-Spm 12-8pm 12-Spm Closed E 9am-7pm 9am-7pm 9am-7pm 9am-7pm 9am-7pm Closed 8am-8pm 8am-8pm 10am-8pm Closed 4-9pm 9am-9pm 9am-3pm 9am-5pm Closed F 7am-7pm 7am-7pm 7am-7pm 7am-7pm 7am-7pm 9am-2pm_ G 7am-6pm 7am-6pm 7am-6pm 7am-6pm 7am-6pm Closed Summary 3150 El Camino Real is located on the northeast corner of the El Camino Real and Carlsbad Village Drive intersection. The existing building includes seven leaseable office spaces. 6 of the office spaces are General Office Use and the 7th space is currently vacant with a pending Medical Office. There are currently 49 existing spaces. After calculating the parking required based on square footage and dividing that by parking standard ratios, the required amount of parking spaces are 54. With the ADA Contractor's parking improvements, there will be an increase of 3 spaces, totaling to 52. After conducting a site visit over a three-week period, it is concluded that a little over half of the parking lot is vacant during the peak hours of 10am and 2pm. All businesses in 3150 El Camino Real are conducted by appointment only, which decreases the need for parking spaces since only half of the spaces are occupied at its peak time. Based on this analysis, we believe there is strong justification for the City Planner to reduce the required parking by 2 spaces pursuant to Section 21.44.040 of the Municipal Code Respectfully Submitted by, Bill Hofman, President Hofman Planning & Engineering 3152. Lionshead Avenue • Carlsbad CA • 92010 • 760.692..4100 • Fax 760.692..4105 Code Allowance Zoning ordinance allows parking assessment to waive or modify parking requirement: 21.44.040 Waiver or modification of parking standards. A The city planner may waive or modify the provisions as set forth in this title establishing required parking areas for uses such as electrical power generating plants, electrical transformer stations, utility or corporation storage yards or other uses of a simila r or like nature where there are a minimal number of employees/occupants. B. The city planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation. The modification shall be based on the results of a parking study prepared by a registered traffic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner. (Ord. CS-164 § 10, 201 1; Ord. CS-102 § XC, 2010) Project/Building and Use Overview 3150 El Camino Real is an existing office building that was built in 1983 with 7 suites with a total of 12,606 square feet. 6 of the suites are currently occupied and are General Office use. The vacant Suite A is currently in the process of being utilized as a Medical Office. The existing building is currently proposing to provide a total of 52 spaces, with the requirement totaling 54. • Suite A is a vacant office with 3,869 sf that is potentially being leased out for a medical practice. • Suite Bis a Real Estate Office at 2,969 sf. • Suite C is a Counselor Office at 1,428 sf. • Suite Dis a Law Office at 1,004 sf. • Su ite E is a Counselor Office at 1,226 sf. • Suite F is a Wellness Center at 886 sf. • Lastly, Suite G is a Counselor/Treatment Office at 1,224 sf. *Plans attached Methodology The methodology that was conducted for the parking study analysis were calculating the required parking using the parking standard ratios, utilizing site parking plan from the ADA contractor, site visits during vaJious times over a three week period, taking photos of the parking at peak hours at 1 Oam and 2pm. Another method that was used was collecting and generating office information, number of employees, and hours of operation throughout the week. I. Parking Calculations Based on the ADA Contractor's site plan, there are 49 existing spaces. Upon calculating the Parking Standard Ratio for General Office Use (1/250) and Medical Office (1/200), 54 spaces are required, and per the ADA Contractor's site plan to improve and enhance disabled access. and improve site drai_nage, an additional 3 spaces will be added to the 49 existing spaces. Per the Parking Standard Calculation, 54 spaces are required and the request is to reduce the parking requirement by 2 spaces. Parking Calculations Existing 49 Required 54 Provided 52 3152 Lionsh ead Avenue • Carlsbad CA • 9 2010 • 760.6 92.4100 • Fax 760.692.4105 3150 El CAMINO REAL Parking Parking Spaces Suite Use Leased Sq Feet Standard Employees Ratio Required A Proposed Medical 3869 1/ 200 19 X B Real Estate Office 2969 1/250 11.8 21 C Counselor Office 1428 1 I 2so 5.7 4 D Law Office 1004 1/ 250 4 3 E Counselor Office 1226 1/ 250 4.9 4 F Wellness Center 886 1/250 3.5 3 G Counselor/Treatment 1224 1/ 250 4.8 3 Total: 12606 54 38x II. Site Visits I Photos Site visits and photography were taken on-site during June 1-20, 2017 at 10am and 2pm, the average amount of vacant parking spaces was 25. The least amount was 19 vacant spaces and the most were at 29 spaces, both at 1 Oam . Parking Photos Date Time Empty Spaces 1-Jun 10am 25 1-Jun 2pm 26 8-Jun 10am 29 8-Jun 2pm 26 15-Jun 10am 19 15-Jun 2pm 27 *Photos attached Ill. Hours of Operations Suites A-G are all appointment based and no walk-ins. Suite B is a Real Estate Office with 21 real estate agents that are only in the office by appointment of client and are out of the office with real estate showings. Suites C, E. F, and G have staff in the office only when they have appointments scheduled. All suites are closed on Sunday's. 3152 Lionshead Avenue • Carlsbad CA • 92010 • 760.692.4100 • Fax 760.692.4105 . p ~ .C· 1f' 0 s:,,. Q._ <l 31-so Gt Car,... i •' " \(<..~( t (_ ~v i,,1 ~-,.,e/ r-------16.--s.---?•.1~----------- -,;--· 0 ·1 I llt " .J u -=---1 _ ___,n ) \.)J ,, V h !1 11 = ii ·1 t ) .SI :s .. ;::;. C_ L,'1..(' I<- Suite C Layout (illustrative and not to scale) Overall Approximate Square Footage (SF) for Suite C Is 1428 S c,j.-J \. ... 1' Entrance I Exit 2 ' 1 to SUiteC ~ Entrance I Exit 1 Wafting Room Kitchen toSulteC-> (Shared by Sublessor (Shared by Sublessor LaDSuble»e,) with all Sublesses) ,_ - Office#S I Interior Lobby : Office#l {Shared by Sublessor , .. . . with all SUblesses) -· -. ! . I lr~·I _ ,~ ... ' Office#2 ~ . t· . - -I .. ·-4 - - SUITED: 1,004RSF ;o -+-NEW WALLS DUPLEX OUTLETS Q /r /, 7 ~'> EXHIBIT A 3150 El Camino Real, Suite D Carlsbad, CA 92008 0 DUPLEX OUTLET I oo If si ff •Rendering is an approximation. Floor plan not drawn to scale. 7 EXHIBIT A 3150 EL CAMINO REAL -CARLSBAD, CA 92008 I I C t> ~ t Gr ! . , , . I l ! I l 2adAoo, I Tower ,1-~-,-~~-.---r-~--, 1 t Suite!_: 1,224 I .. ,. .SuiteF ....,,C) ~ .I • Lobby page I ofl ~ ~-------- Suite( 1,928SF / 1 -LJ L 0-.,\,J j I I t I i ' l -C .. I (_,o v~S •. el, ~ i 1 j ri li ~ ( ; 1 SUJTE F: ± 1,216 RSf BALCONY ·'( ... \'1·~ o~(, v-J BALCONY L ·f (.. ,:1. ,y, v Remove existing doors ,. J, _3 f SQ ~ l C....c:,__ ""-I ~ o l~G..,( SUITE G: ± 886SF Insulate walls Insulate celling ,._~....,\,l"'\l\(...A- R.<l"' vv, *lnstan 3 plugs (expect locations to be determined) (o..-,.sv-1+ R'S.~- Remove window and repair wall / Install new --- doors & hardware \ I ( 0--.,, l ~ b "'"-· _,( Exhibit A CJ Wall3 cabinets, counter & sink Frosted film on all interlor glas --------------. / i ~ r----Lc:=:=:::::i-, BALCONY BALCONY Wall1 ....---cabinets cabinets & counter New floor to celllngwall