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HomeMy WebLinkAbout1990-09-18; Housing & Redevelopment Commission; 165; Request for Waiver of Parking RequirementsJ$,:.s- 12 x1 HOUSING AND-.,‘EDEWELOPMENT COW&N - AGENDA BILL AB# 165 TITLE: REQUEST FOR WAIVER OF MEDICAL OFFICE MTG W/18/90 PARKING REQUIREMENTS AT 785 GRAND DEG. RED AVENUE OR 2558 ROOSEVELT STREET OR 2755 JEFFERSON AVENUE RECOMMENDED ACTION: If the Housing and Redevelopment Commission concurs, your action is to accept Planning Staff’s recommendation to deny Dr. David Tracy’s request for a waiver of “medical” office parking requirements for the professional office buildings located at 785 Grand Avenue or 2558 Roosevelt Street or 2755 Jefferson Avenue. The Housing and Redevelopment Advisory Committee (“HRAC”) reviewed Dr. Tracy’s request at their meeting of August 27, 1990 but was unable to achieve majority support f-or a waiver of the parki ng requi rements. The HRAC did, however, recommend that the Housing and Redevelopment Commission take action to encourage medical professionals to locate their offices in the Village Area. If the Housing and Redevelopment Commission agrees, then this issue should be referred to the Redevelopment Master Plan Review Committee. I ITEM EXPLANATION: On August 3, 1990, Dr. David Tracy, an oral surgeon, submitted a request, to Redevelopment Staff, for a hearing before the Housing and Redevelopment Commission to request relief from the “medical” use parking requirements set forth for the office buildings located at 785 Grand Avenue or 2558 Roosevelt Street or 2755 Jefferson Avenue . . Dr. Tracy is very interested in setting up his oral surgeon practice within the village area of Carlsbad. He strongly believes that there is a need for his service in the village area and he prefers to locate in Carlsbad rather than Oceanside, Vista or another north county city. However, he states that the parking requirement for medical offices precludes him from leasing space within one of the professional office buildings available within the village area. These buildings meet the parking requirement for professional, non-medical use only. A medical use within one of the previously identified professional office buildings would create a situation of insufficient on-site parking based on the medical office parking requirement of 1 per 200 sq.ft of gross floor space. Dr. Tracy does not believe that his practice will have an impact greater than that of a professional, non-medical office. Therefore, he is requesting relief from the medical office parking requirement so that he might immediately lease office space within the village area. Dr. Tracy indicated that he has researched the possibility of leasing office space within an existing medical office complex #. 1 ocated zi 5 z in the village area. However, the medical office space h AGENDA BILL NO. 165 PAGE 2 currently available within the village area is not appropriate for his oral surgery practice due to the fact that his patients would be required to use “undesirable” stairs fol lowing sedation and treatment. In response to a request from the property owner of 785 Grand Avenue, Charlie Rowe, for relief from the medical office parking requirements for his professional office building, Planning Staff presented a report on the issue to the Design Review Board (“DR,“) at their August 1, 1990 meeting. A copy of the staff report to DRB is attached for review by the Commission. At the meeting, the Assistant City Attorney stated that the DRB did not have the authority to waive a condition of building approval set forth by the Housing and Redevelopment Commission. Subsequently, Dr. David Tracy submitted his request for a hearing before the Commission. Dr. Tracy’s request was reviewed by the HRAC at their meeting of August 27, 1990 meeting. Although the Committee did not make a recommendation as to whether the Commission should deny or approve the request, they did discuss, in detail, the general issue of medical parking requirements in the village area. The Committee did not recommend a change in the existing parking requirements. However, the members agreed that they would like to encourage “specialized,” “low client volume” medical professionals to locate their offices within the village area. HRAC requested staff to review the possibility of expanding the current professional office definition to include “specialized,” ” 1 ow-vol ume” medical uses. Redevelopment Staff researched and presented some additional information to HRAC for consideration of Dr. Tracy’s request for a waiver of parking requirements. The appropriateness of the current parking requirements for medical offices in the village area was the primary issue of discussion. The information presented to HRAC included a summary of “tenant and parking” status for the three buildings identified by Dr. Tracy as possible sites for his practice. This information is attached as Exhibit “3”. Since Dr. Tracy is eager to obtain a final decision on his specific request, staff recommends that the Commission take action, at this time, on the request for relief from the medical parking requirements at 785 Grand Avenue or 2755 Jefferson Avenue or 2558 Roosevelt Street. It is also recommended that the more general issue of parking requirements in the village area be referred to the Redevelopment Master Plan Committee for discussion and a recommendation in the Master Plan. AGENDA BILL NO. 165 PAGE 3 FISCAL IMPACT: Staff has identified the loss of the Professional Business License Fee ($50-$100) as the primary fiscal impact upon the City as a result of a decision to deny Dr. Tracy’s request for a waiver of parking requirements at 785 Grand Avenue or 2558 Roosevelt Street or 2755 Jefferson Avenue. EXHIBITS: 1. Dr. David Tracy’s letter of request for waiver of medical parking requirements at 785 Grand Avenue or 2558 Roosevelt Avenue. 2. Copy of Planning Staff report to Design Review Board regarding parking at 785 Grand Avenue. 3. Summary of “tenant and parking” status for the professional office buildings located at 785 Grand Avenue, 2755 Jefferson and 2558 Roosevelt Street. EXHISIT 1 ,- August 3, 1990 David J. Tracy, D.D.S. 1716 Panorama Road Vista, CA 92083 Ms. Kathy Graham Rousing and Redevelopment City of Carlsbad 2965-a Roosevelt Carlsbad, CA 92008 Dear Ms. Graham: As per our conversation today, I am writing this letter to request a hearing before the Housing and Redevelopment Commission to seek relief from "medical" requirements for parking at the Grand Office Building, 785 Grand Avenue and at Brittany Court, 2588 Roosevelt Avenue. These are two locations which I am considering to establish my practice of Oral and Maxillofacial SUrgery. ?r My quest to establish my business in your community.com- menced on May 25, 1990, when I submitted an application for a Business License to practice in The Grand. My application was denied by the Planning Department based on parking. A hearing was held on August 1, 1990, before the Design Review Board at which the Assistant City Attorney remarked that the Board was not the proper body to make the decisions it was being asked to consider. As a result, there was no decision made regarding my situation. As an Oral and Maxillofacial Surgeon my patient flow is considerably less than a general dentist. This is due to a couple of factors: 1. I will be the sole health care provider in my office. This is in contrast to my general dental colleagues who hire hygienists and dental assistants with specialized training which allows them to provide direct care to patients. The dentist, therefore, is free to treat other patients requiring treatment only he/she by law can perform. With this arrangement several patients may have over- lapping or simultaneous appointments. 2. My practice will involve the administration of general anesthesia. This anesthetic modality limits me to treating one patient at a time for obvious safety considerations. Page 2 Based on these characteristics of my specialty it should be evident that my practice will not impact parking on the scale of other practitioners in my and related fields. This is the basis for my request for a variance/ waiver of the parking requirement for medical use in these buildings. Thank you for taking the time today to help me with this problem of mine. I am hopeful of resolving this issue quickly so please let me know if anything further will be required. My phone number is 941-0267. STAFF REPORT hK EXHIBIT 2 DATE: TO: FROM: SUBJECT: 1. AUGUST 1, 1990 DESIGN REVIEW BOARD PLANNING DEPARTMENT RP 86-21 CALIFORNIA BUILDERS - Request for direction regarding request for relief from parking conditions at 785 Grand. 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 1:3OO within an existing office building at 785 Grand Avenue. I II. PROJECX DESCXPTI ON 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-O 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. I . 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 SOUARE FEET 100 1181 101 2011 102 1880 200 1132 202 1387 204 1142 206 1760 208 A 482 208 B 392 208 B 392 210 A 296 210 B 586 212 1604 214 1077 216 1188 218 825 220 568 III. ANALYSIS TENANT Beverly Investment Group Spring Mountain Escrow Carlsbad Physical Therapy Transamerica Paul Kratka, Chiropractor Tom Flagg Engineering R.E.B. Real Estate Kin.$o’s Corporate D’Agosta Development Rehab in Motion Mike Sudinsky Insurance Vacant American Phoenix Vacant Mary Kay Cosmetics Dr. Alkar, Psychiatry Titan Financial 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 SOUARE FEET 1181 2011 1880 1132 1387 1142 1760 392 392 482 296 586 1604 1077 1188 825 568 Beverly Investment Group l/300 = 4 Spring Mountain Escrow l/300 = 7 Carlsbad Physical Therapy l/200 = 10 Transamerica l/300 = 4 Paul Kratka Chiropractor l/200 = 7 Tom Flagg Engineering l/300 = 4 R.E.B. Real Estate l/300 = 6 D’Agosta Development l/300 = 2 Rehab in Motion l/200 = 2 Kinko’s Corporate Mike Sudinsky Ins. l/30,0 = 2 l/300 = 1 Vacant l/300 = 2 American Phoenix Mortgage l/300 = 6 Vacant l/300 = 4 Mary Kay Cosmetics l/300 = 4 Dr. Alkar, Psychiatrist l/200 = 5 Titan Financial l/300 = 2 REOLJtFtED PARKING 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. ATI’ACHMENTS 1. Location Map 2. Letter dated July 6, 1990 AS:lh July 25, 1990 ELM AVE GENERAL PLAN RlSlOINTlAL RL ,011 OF’.~ll-f(tl 10 ‘LV LOU rlEnl1 r( UESSIlY co.,, RY \lEI)II \I DES5ll-Y 14.8) \!I1 \IEIJll’V HIGH DENSIlY(B.15) RII HIC.II DE\;(ll?, 15.1)) COMMIRCIAL RR, IZlENSI\E REtilONAL RETAILtq 7RE E’(TE’;SI\F REGKWAL I(ETAIL,r~ Rs REGlO%AL SEWICE c: I U~IVl~Irl COsw(E”(‘IAL Y \FI~.l~R~IRllOODC,lrl\,EI(C,AL rS IR~~EL~ER~lCES(‘~~~,~IE#.LAL 0 PR,IFEC.IOV,LRTL,TED 81) C F.?. I R.4L 8LSiWF55 DISTRKT PI PI..4NhEI) ISDI STRI.,L ZONINQ ?C WA RE RI II.2 I? II 31 nD\( RYHF RP Rl nv CP CZ CT CH P-i :: P? R#SIDRNtlAL PLW?.ED COVWYlrY 71)NE RE5IDENTIAL MiRICl LTL PAL ZONE It RU A~IDENII.41 ESTITE ZONE UhE F.t.VILY RE5IDE3TLtL ZONE NO F<-.lILY RESIOE!4TlAL ZONE VI I lll’l.F FWILY RJ3lDENTLU ZOM Plan C2mlnn RCA) Car Counrrr Carlsbrdl UYI It” W LTl FIVIL, RESIDENTLU Z”KE city of Carlsbad COMMIRCIAL OFFICE LOVE ~EtC.HI)ORHWD COVVEKI.\L ZONE GFhFRII COVWERCW ZU\E 1.C \I\* “f !tL WLRlSTZOhE HE*\, ( (IVVERCLU UMIT+D lhDL5TUU ZONE 1,wu 5m.l.U zolve P&-NED INDCSTNM ZONE OTHlR FWODPLUN OI-EIIUY ZOh’E LLHIniD COh-moL OPEN SPICE RIUC L7lUl-Y ZONL G (;Ot ERU*IENT F.KlLITIES C PI BLIC L rlLITlES RC‘ RE( RE+TlON CO.MMERCLAL. JCHOOls -i FLFVE% I,RY , ,I SIOR ,I,(;,, !I ,11~;11 cc !I‘WL P PRIX4TE I ,S I ,PE,S CPA{ E .RR TON RESIUENTLIL RESERIE RP 86-21 CALIFORNIA BUILDERS P.O. Box 142 Carlsbad, California 92008 (619)434-3125 l FAX(619)729-7717 July 6, 1.390 PI5 . Patty Cratty Housing and Redevelopment Department 2965 Roosevelt St., Suite B Carlsbad, CA 92008 RE: Parking Requirements 785 Grand Avenue, Carlsbad I 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 meclical professionals who do not impact a professional building as much as real estate brokers, hairdressers or other high traffic businesses allowed to park in the 1:300 ratio. 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 in / the Redevelopment District. I feel it's imperative for future projects here in the Redevelopment be considered in-/the 1:300 on selected medical can be basis. area, that selected medical ratio. Possibly restriction implemented on an individual Sincerely, Charles. F. Rowe CPR:dj EXHIBIT 3 SUMMARY OF BUILDING DR. DAVID J. TRACY TENANT AND PARKING STATUS Dr. David Tracy has expressed an interest in location his oral surgeon's office at several locations within the downtown area of Carlsbad. The following information provides a summary of the locations selected by Dr. Tracy as potential sites for his office. SUMMARY OF DR. TRACY'S OFFICE NEEDS: Dr. Tracy is searching for at least 1100 to 1200 square feet of space for his medical office (oral surgeon) in the village area of Carlsbad. He is very interested in locating his office in the central village area because he believes there is a need for an oral surgeon in the area. He needs to lease an office space which is economically feasible and offers amenities. Dr. Tracy's first choice is to locate his office in Carlsbad. However, if he cannot find an acceptable location within Carlsbad, he will be forced to reconsider his decision and lease space in Oceanside, Vista or another surrounding City. 2755 JEFFERSON AVENUE: This site is a professional office building with a total of approximately 10,000 square feet of leasable space. The parking requirement for the building as professional offices only is l/300 or 33 spaces total. The building presently has 30 regular parking spaces. Based on a site inspection, staff discovered that there are presently 13 suites, within the building, leased as professional offices. The offices are primarily used by attorneys at this time. It is assumed that the noted 13 suites make up approximately 7702 square feet of the leasable office space within the building. Therefore, the parking requirement for the leased suites is 25.67 or 26. Dr. Tracy is interested in leasing a maximum of 2298 square feet of space within the noted building. As a medical office, the parking requirement would be l/200 or 11.5 (12) parking spaces. If. Dr. Tracy received a waiver of the medical office parking requirement, the office could be parked at l/300 or 7.66 (8) parking spaces. 2558 ROOSEVELT STREET: This site is a professional office building with a total of approximately 8400 square feet of leasable space. The parking requirement for the building as a professional offices only is l/300 or 28 parking spaces total. The building presently has 27 regular and 1 handicap parking spaces. As a condition of approval within the building of the permits for the building, no medical is to be allowed within the building unless additional parking spaces are provided at the appropriate ration. Dr. Tracy is interested in leasing 1300 to 1775 square feet of space within the noted building. As a medical office, the parking requirement is l/200 or 7-9 parking spaces. If Dr. Tracy receives permission to park his office at l/300, he will need 4-6 parking spaces at 2558 Roosevelt Street. Based on a review of the current list of tenants within the building, staff discovered that there are six (6) suites currently occupied by various professionals. It appears that one (1) of the suites may be leased to a medical professional; however, it is not clear at this time as to what type of services are actually being provided by the professional. It is staff's assumption that the six (6) suites are presently occupying approximately 5,325 square feet of the gross floor space within the building. If all of the currently suites are, in fact, occupied by non-medical professionals, the parking requirement is l/400 or 17.75 (18) parking spaces. 785 GRAND AVENUE: Dr. Tracy is interested in leasing approximately 1604 square feet of space within this building. At the present time, a total of only 211 square feet of medical use is allowed within this building per a decision made by the Design Review Board. In fact, however, there is approximately 3901 square feet of medical office space being leased by a physical therapy group, a chiropractor and psychiatrist. This site is outlined in detail on the following pages. in W ‘;;; z! m . w & - m V 0 t . 0 II h b V 2 . (0 II h t V s . c9 II s P l- hh h h -- h hh h --w N - NC7 m *lo * vv v v vv v vv v F;z iz tii ul 2 m :s z . . . . . . . . . . YT-- 2- --nl UJ ccl’v) t-9 II II II II II II II II II II (D ul (0 . 10 II \ - . t 3 r E L % 0 *I- Q ‘I- s; L f .s -r Y iii P (v ;;; . cu II - u f a, c - >a, rm 4Jo-u 3 ‘5’;fZ H&R COMMISSION - JPTEMBER 18, 1990 - AB #165 Page 1 Larson: Yeah, I'd like to offer a motion that we request staff to review the possiblity of expanding the current professional office definition to include specialized low volume medical uses in terms of, ah, determining parking requirements in the City of Carlsbad. Lewis: One other question, uh, Mrs. Graham, besides the medical are there any other professions that would also be considered for uh low volume uses as well that could be included in this? Graham: We would like to research that and bring those back to you. Lewis: O.K. Larson: Uh, at this time I'd rather not have that part of the motion, because I'm afraid that we would slow down the process that we are trying to do here. If the Doctor can't wait, there may be another doctor that this might help. Lewis: But I think that we have to look at all those elements because of the connnents of Mr. Mamaux made in reference to the uses. All right, will you vote please? Mamaux: Well, is there a second? Lewis: I second it. Mamaux: Well, and its only for medical, its not for the whole general parking requirement? Lewis: Well, eventually it will come back for this..before our Council in reference to all of it. Mamaux: That's not my point. But my position here is that we are going to have to do it twice, and I'd prefer not to do that. Lewis: That's right. Mamaux: If the maker of the motion were willing to broaden the scope of the study I'd be glad to support it, but I can't support it if it's going to have to be done twice. Lewis: O.k., Mr. Larson. Larson: Uh, Staff has indicated that they have done alot of work already in terms of the medical portion of this and I think that it is important for us to move forward in regards to the urn medical portion and I think I'll leave my motion as it stands. Lewis: Any other comments? O.k. will you vote please? Kulchin: I'm just going to vote no because I agree with Mr. Mamaux, I think if we are going to do it we should just do it all and get it over with at one time. ***Transcript prepared for City Manager Ray Patchett Page 2 Lewis: O.k. note that it does cover uh the motion of Mr. Larson..any questions of staff as to what uh the three of us are asking? Patchett: Mayor, I asked the Clerk to give us a verbatim transcript tomorrow and we'll do whatever... we think that we are asked to look at only the medical standards, that is my perception, and to get back relatively quickly with that and whether or not we want to proceed and I thought I heard sometime in mid-October, and if we can do that we will. Lewis: O.K. Mamaux: Mayor, before we leave the topic, I would move that we expand the study at the conclusion of this... that the staff immediately proceed into studying all the other general requirements in the area. So it doesn't slow down the motion previously made but that we uh don't have to come back and have another discussion on parking requirements in the downtown area but that we continue the study one after the other. Kulchin: Do the medical/dental first and then go into the other... Mamaux: Yes, yes. Kulchin: Second that. Larson: O.K. before we vote can I ask staff about how is that being handled in the master plan process for the redevelopment area? (that review of the parking) Graham: It is an area that will be discussed as part of the master plan research, urn, we haven't tackled it separately. Patchett: The other thing, uh, Council Member Larson is that it is a city wide issue and we would want to look at all of it in context, I mean what you are asking is a major issue, and if we can focus in on dealing with Dr. Tracy or whatever we need to do to get him into the offices thats fine, but whenever you start opening up parking then you also start looking at various different economic factors, at least in my mind, on if you grant waivers over here or lesser standards that has an impact of uh.. in other parts of town that can be positive and negative. So we would do... if you want us to look at all of that please just say look at a full blown city wide parking study with special attention in the redevelopment area. Mamaux: Would this include the philosophy that is prominent in some cities that say the less parking we have forces people into mass transit? Or is that going to far? Lewis: O.k. I think that's going a little bit too far. Because I have calls to my office periodically in reference to Elm and the businesses along Elm and the terrible conditions that exist down there..some of the buildings we let go without proper parking facilities and I think that we'll look at all that but that will all come back. Mamaux: All right. Lewis: Will you vote please? Note that all five council members support that issue.