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
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in the village area. However, the medical office space
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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
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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.
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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.