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HomeMy WebLinkAboutAgenda Statement 1987/09/22 Item 19 • COUNCIL AGENDA STATEMENT Item~_ Meeting Date 9/22/87 ITEM TITLE: Public Hearing (Continued): Conditional Use Permit PCC-88-1; request to establish offices for the San Diego County Department of Social Services at 1261 Third Avenue - John M. Urq hart Resolution /3~ G ~ Approving Conditional Use Permit PCC-88-1 Request for waiver of fees for processing the Conditional Use Permit - San Diego County SUBMITTED BY: Director of Planning. REVIEWED BY: City Manager (4/5ths Vote: Yes No X ) The proposal is to establish the South Bay Regional Office for the Adult and Employment Services Bureau of the San Diego County Department of Social Services (24,000 sq. ft. of the existing "Handyman" building), at 1261 Third venue in the C-C-P zone. A public use of this nature may be considered in ~y zone subject to the approval of a conditional use permit. The item was continued from the meeting of September 15, 1987, at the request of the applicant in order to resolve certain concerns of staff regarding off-street parking. An Initial Study, IS-88-3, of possible adverse environmental impacts of the project was conducted by the Environmental Review Coordinator on July 31, 1987. The Environmental Review Coordinator concluded that there would be no significant environmental effects and recommended that the Negative Declaration be adopted. RECOMMENDATION: That Council: 1. Concur with the recommendation of the Planning Commission and approve PCC-88-1 subject to the condition that the applicant shall submit a restriping plan for the parking lot to be reviewed and approved by the Director of Planning. 2. Grant the County request for a waiver of the conditional use permit fee. BOARDS/COMMISSIONS RECOMMENDATION: On August 12, 1987, the Planning Commission unanimously recommended that Council approve the proposal in accordance with Planning Commission Resolution PCC-88-1. • • DISCUSSION: Adjacent zoning and land use North C-36 & RU-29 South C-C & R-3 East R-3-M-P West C-36 Existing site characteristics Commercial & Apartments Commercial & Apartments Apartments Commercial Page 2, Item 19 Meeting Date~/2~2787 The site is a 4.67-acre parcel located at the southeast corner of Third Avenue and Kennedy Street. A portion of the property has frontage on Palomar Street as well. The 55,000 sq. ft. Handyman building is located on the northeasterly portion of the site with the main entrance oriented to the west toward Third Avenue. A total of 372 parking spaces are located primarily to the west and south of the building and are shared with a 3,000 sq. ft. Burger King located adjacent to Third Avenue and a 8,100 sq. ft. multi-use commercial building located adjacent to Palomar Street. Proposed use e applicant has submitted a two-phase plan for the property. The first ase County office proposal is the only component subject to a conditional use permit, but the implementation of Phase 2 is dependent upon a shared parking arrangement with the County facility. The Design Review Committee considered and approved the precise site plan for both phases, including the proposal for shared parking, on August 20. The shared parking proposal is discussed below. The first phase is the County offices proposal. This includes interior remodeling and occupancy of the northerly 24,000 sq, ft. of the Handyman building. The exterior of the building and site would remain largely unchanged with the exception that an outdoor display area on the south side of the building would be replaced with an additional bank of parking stalls. Total parking would increase by 46, from 372 to 418 spaces. In Phase 2, the balance of the Handyman building would be remodeled into a three-screen, 900-seat theater complex and 4,500 sq, ft. of retail/office space. In addition, a new 3,000 sq, ft, freestanding restaurant would be erected at the corner of Third Avenue and Kennedy Street. Since the new restaurant would displace 40 existing parking spaces, total parking would be reduced from 418 to 378 spaces with the implementation of Phase 2. County Operations The programs offered by the Adult and Employment Services Bureau are described ~n detail in the attached letter from the County Department of Social ervices. Basically, the programs can be divided into an on-site counseling and training program involving 58 employees and 140 clients per day, and off-site support programs involving 88 employees and 50 clients per day. The hours of operation are from 8:00 a.m. to 5:00 p.m., Monday through Friday. ~, ~ ~ ~ `. Page 3, Item 19 Meeting Date 9 22/8 Discussions with the County indicate that the number of employees and clients on-site at any one time can vary considerably. Scheduled classes involving a total of 100 clients commence between 8-8:30 a.m. and are dismissed between 1-1:30 p.m. Afternoon classes involving a total of 40 clients commence at 2:00 p.m. and are dismissed at 5:00 p.m. In addition, 50 clients associated with the off-site support programs will visit the facility for brief periods throughout the day. Most of the 146 employees are office staff, but 55-60 are case workers which arrive at 8:00 a.m. and depart at 5:00 p.m, but are in-and-out the rest of the day. ANALYSIS: Phase 1: County Offices Based upon the nature of their operations, the County offices would be expected to have less of an adverse impact on adjacent residents than the Handyman store or any other typical retail or service commercial use wh ich coul d occupy the bui 1 di ng by right. The vast majority of clients are at the facility to attend scheduled classes. Thus while there may be peak periods of activity with arrivals and departures four times a day, there would not be the constant flow of traffic and customers associated with a commercial use. For he same reason, the facility would have little potential to generate the itering that many people associate with long client waits at social serv ice gencies. The County assumes that all employees drive their own vehicles, and surveys have indicated that 26% of the clients use personal transportation and the remainder are dropped-off and picked-up or use public transportation. As a result, the County has estimated their peak need for parking at 170 spaces. As noted earlier, total available parking with Phase 1 would be 418 spaces. Since the Burger King and multi-use commercial building require 110 of these spaces by Code, 308 spaces would be left to serve the County offices, or more than enough to meet the estimated need for 170 spaces. Phase 2: Theaters, Retail & Restaurant All of the new Phase 2 uses are permitted by the underlying C-C-P zone subject only to precise plan approval by the Design Review Committee. The issue is whether or not off-street parking is adequate to accommodate these uses as well as the Phase 1 uses on a shared basis. The hours of operation and parking required by Code for the combination of uses is as follows: • Phase 1 Parking Required by Use Burger King (8:00 a.m. - 9:00 p.m.) Multi-Use (8:00 a.m. - 9:00 p.m.) County Offices (8:00 a.m. - 5:00 p.m.) Sub Total Phase 2 Theaters (2:00 p.m. - 12:00 a.m.) Office/Retail (8:00 a.m. - 9:00 p.m.) Restaurant (8:00 a.m. - 9:00 p.m.) Sub Total GRAND TOTAL Page 4, Item 19 Meeting Date 9 2/8 Parking Required The applicant had earlier stated without elaboration parking spaces available can be shared by this combinatio non-conflicting hours of operation. The Phase 1 and 2 hours of the day, however, is as follows: • Parking Required by Hour Spaces Hours Required 8:00 a.m. - 2:00 p.m. 348 2:00 p.m. - 5:00 p.m. 608 5:00 p.m. - 9:00 p.m. 438 9:00 p.m. - 12:00 a.m. 260 *Based on 378 total spaces 45 spaces 65 spaces 170 spaces ~$6 spaces 260 spaces 23 spaces 45 spaces 3~S spaces 608 spaces that the 378 total n of uses because of required parking by Spaces Remaining* 30 -230 - 60 118 The applicant has since prepared a site specific parking study supplemented by an analysis of parking demand using a methodology developed and tested by the Urban Land Institute (ULI). The ULI method essentially involves an estimation of the parking demand for individual uses for each hour of the day. These "hourly accumulations" of parked vehicles is significantly different among land uses, and these differences provide an opportunity for shared parking. For instance, the ULI study shows that theaters and restaurants generally have an evening peak with Midday at 60 and 50 percent of peak respectively. The use of these ratios uncovers a greater opportunity for shared parking with the County offices than does the assumption that the theaters and restaurant are at peak demand during all hours of operation. The ULI shared parking calculations for the project are shown in Exhibit A attached hereto. These figures indicate that there is ample parking available during most hours of the day with modest deficits between the hours of 12:00 oon and 5:00 p.m. The applicant has indicated that as few as 12 and as many s 30 additional parking spaces can be created by restriping the existing lot. Also, the site specific parking study found that the existing restaurant ~. ~.: ~, • Page 5, Item Meeting Date-3~'~787 and multi-use building are presently using at most only 58 of their 110 required spaces and thus additional parking will be available for the new uses. The operator of Burger King has submitted a letter confirming the underutilization of their 45 assigned spaces, and staff inspections of the site over the last few weeks have found no more than 30-40 cars at any one time. A restriping program coupled with the existing underutilized condition should more than offset the modest afternoon deficits indicated by the ULI approach. Staff is now comfortable with the applicant's figures and assumptions regarding shared parking at this site. It does appear that adequate parking is or can be made available to accommodate the proposed combination of uses. However, as noted in the ULI study, much depends on site and use-specific factors in the case of "entertainment" facilities such as theaters and restaurants. Consequently, when the detailed precise plan for Phase 2 is submitted for Design Review Committee approval, staff will be recommending that a condition be placed on the plan that will require a review and adjustment of theater hours should parking problems develop. If the DRC fails to endorse this condition, staff will forward the matter to Council for consideration. e County has requested a waiver of the $750 deposit fee to process the nditional use permit on the basis that the cost will be passed along to the ounty (see attached letter). Pursuant to California Government Code Section 6103, a fee waiver would be automatic if the County was the applicant rather than the property owner, Mr. Urquhart. That being the case, and considering the formal request from the County, we recommend that the fee be waived. FINDINGS: Following are the findings for approval of the Phase I County offices proposal: 1. That the proposed use at the location is necessary or desirable to provide a service or facility which will contribute to the general well being of the neighborhood or the community. The proposed location will provide the Department of Social Services a larger and more centrally located facility from which to serve residents within the South Bay. 2. That such use will not under the circumstances of the particular case, be detrimental to the health, safety or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity. The site is located within a commercial district, and the use is • proposed to have no more of an adverse impact on adjacent residents than a typical commercial use. • Page 6, Item 19 Meeting Date-~37~j$7 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Compliance with all applicable regulations and conditions will be required before the issuance of building permits for the project. 4. That the granting of this conditional use permit will not adversely affect the general plan of the City or the adopted plan of any government agency. The General Plan contemplates the establishment of public uses at appropriate locations within any zone district in the City. FISCAL IMPACT: $750 of City time expended on the conditional use permit. WPC 4330P • -71L'~C' S-O ~he City Council of Chula Vista, California Dated ~ ~: