2021-07 - EGEncinitas
l 7 OFNOTICE OF DECISION
Development Services Department
DEVELOPMENT SERVI(ES 17E:PAR I MENT
Project Name:
Medical Office Changes at North Coast Business Park
Request:
Substantial Conformance Determination with Case No. 16-
323 MINMOD/CDP and 13-079 MINMOD/CDP, to allow
medical office space previously authorized to be relocated
within the North Coast Business Park.
Discretionary Action:
Substantial Conformance (SUBC)
CEQA Determination:
EXEMPT
DECISION:
APPROVED
Project Number:
SUBC-004268-2020
DSD Number:
2021-07
Location:
531 Encinitas Blvd.
535 Encinitas Blvd.
543 Encinitas Blvd.
Community:
Old Encinitas
APN:
258-121-31-61
258-121-32-29
158-121-34-20
Applicant:
North Coast Business Park
Representative:
Steve Rodick
Project Planner:
Todd Mierau, Associate Planner, iu a aii u� uuu utl; a :a
Decision Date:
February 18, 2021
Report Approval:
®Roy Sapa'u, Assistant Director
®Anna Colamussi, Principal Planner
This document is to certify that the applicant's proposed plans dated received by the City of
Encinitas on December 15, 2020, have been determined to be in substantial conformance with
the originally approved Case Nos. 16-323 MINMOD/CDP and 13-079 MINMOD/CDP, to allow
medical office space to be relocated within the North Coast Business Park.
BACKGROUND:
A total of 27,314 square feet of medical office space is permitted within the North Coast Business
Park, which is 15 percent of the total floor area (182,096 square feet) of the center. No exterior
changes are proposed. The requested changes are to accommodate a change in the distribution
ITEM NAME: NORTH COAST BUSINESS PARK
PROJECT NUMBER: SUBC-004268-2020
DATE: 2/18/2021
and location of medical office spaces to be within the Business Park. The changes in medical
office suite locations have been determined to be in substantial conformance with the project
plans approved through Minor Use Permit Modification and Coastal Development Permit
applications (Case No. 16-323 MINMOD/CDP and Case No. 13-079 MINMOD/CDP), which
approved current configuration of medical office space within the Business Park. The "existing"
medical office allocations within the North Coast Business Park are as follows:
- Building 1 (527 Encinitas Blvd.)
■ None
- Building 2 (531 Encinitas Blvd.)
■ Suite 100 (Sage): 778 square feet
■ Suite 101 (Garland): 1,804 square feet
■ Suite 102 (Sage): 992 square feet
■ Suite 115 (Chen): 2,036 square feet
■ Suite 120 (Asano): 1,572 square feet
- Building 3 (523 Encinitas Blvd.)
■ None
- Building 4 (535 Encinitas Blvd.)
■ Suite 100; 3,231 square feet
■ Suite 109 and 111; 1,650 square feet
■ Suite 110 (Love & Alvarez): 873 square feet
■ Suite 112 (Vahed): 873 square feet
■ Suite 113 and 115; 1,724 square feet
■ Suite 120 (Knight Chiropractic): 1,661 square feet
- Building 5 (539 Encinitas Blvd.)
■ None
- Building 6 (543 Encinitas Blvd.)
■ Suite 105; 860 square feet
- Building 7 (519 Encinitas Blvd.)
■ Suite 104: 972 square feet
■ Suite 106: 1,979 square feet
■ Suite 107: 1,007 square feet
- Building 8 (511 Encinitas Blvd.)
■ Suite 112; 3,591 square feet
■ Suite 118 (Hoffman): 1,518 square feet
- Building 9 (515 Encinitas Blvd.)
■ None
Total Medical square -footage allowed: 27,314
Total Medical square -footage existing:-27,121
Remaining unallocated Medical square -footage: 193
PROJECT SUMMARY/ANALYSIS:
This document is to certify that the applicant's proposed plans dated and received by the City of
Encinitas on December 15, 2020, to allow for the changes to occur within the medical office space
including relocation of suites within Building 2, Building 4, and Building 6. The proposed medical
office changes of 27,314 square feet meet the maximum medical office space allowance of 15%
of the total floor area or 27,314 square feet available to the North Coast Business Park. The
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ITEM NAME: NORTH COAST BUSINESS PARK
PROJECT NUMBER: SUBC-004268-2020
DATE: 2/18/2021
summary of the "proposed" changes of medical office use (as it relates to air space square -
footage) are as follows:
Building 1 (527 Encinitas Blvd.)
■ None
Building 2 (531 Encinitas Blvd.)
■ Suite 100 (Sage): 777 square feet
■ Suite 101 (Garland): 1,804 square feet
■ Suite 102 (Sage): 992 square feet
■ (Proposed) Suite 103 (Laura Prince): 546 square feet
■ (Proposed)Suite 105 (Morgan): 651 square feet
■ Sutie 115 (Chen): 2,036 square feet
■ Suite 116 (Asano): 1,278 square feet
■ (Proposed)Suite 121 — 1,647 square feet
- Building 3 (523 Encinitas Blvd.)
■ None
- Building 4 (535 Encinitas Blvd.)
■ (Proposed) Suite 104; (Dance Studio) 1,313 square feet
■ Suite 110 (Love & Alvarez): 873 square feet
■ (Proposed) Suite 111 — 1,650 square feet
■ Suite 112 (Kim): 873 square feet
■ Suite 113 and 115 (Capetanakis): 1,725 square feet
■ Suite 120 (Dr. Cap): 1,661 square feet
- Building 5 (539 Encinitas Blvd.)
■ None
- Building 6 (543 Encinitas Blvd.)
■ (Proposed) Suite 107; (Dr. Mai) 828 square feet
■ (Proposed) Suite 109; (Dr. Mai) 1,103 square feet
■ (Proposed) Suite 113 — 2,081 square feet
Building 7 (519 Encinitas Blvd.)
■ Suite 104: (Dr. Skeens) 972 square feet
■ Suite 106: (Kurlan) 1,979 square feet
■ Suite 107: (Dr. Skeens) 1,007 square feet
■ Building 8 (511 Encinitas Blvd.)
■ Suite 118 (Hoffman): 1,518 square feet
■ Building 9 (515 Encinitas Blvd.)
■ None
Total Medical square -footage allowed: 27,314
Total Medical square -footage proposed after changes:-27,314
Remaining unallocated Medical square -footage: 0
Parking Analysis:
A total of 603 parking stalls (including handicap spaces) exist at the business park today. The total
square -footage of the business park is 182,096 square feet. The business park was approved
under the County of San Diego with a parking standard of one space per 300 gross building square
footage. However, Encinitas Municipal Code standards require one parking space per 250 gross
building square footage for an office/business park. Since the project is existing and developed under
the County, the project is considered legal nonconforming relative to parking.
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ITEM NAME: NORTH COAST BUSINESS PARK
PROJECT NUMBER: SUBC-004268-2020
DATE: 2/18/2021
As per Chapter 30.54 (Off-street Parking) of the Encinitas Municipal Code, an "Office Park or
Center" is allowed up to 15 percent of the gross floor area to be medical/dental office space use.
The 15 percent maximum gross square footage allowance for medical/dental office use for the
business park is 27,314 square feet. The current proposal as part of this Substantial Conformance
application is 15 percent of the total business park or 27,314 square feet and will not trigger a
requirement for new parking spaces; therefore, will not expand or intensify the existing
nonconforming parking conditions and is considered to be substantially consistent with Case No.
16-323 MINMOD/CDP and Case No. 13-079 MINMOD/CDP. Any future modifications to the
location and/or addition reduction of medical/dental office space (or similar use) as defined in the
Zoning Matrix (Chapter 30.09 of EMC) shall be reviewed relative to the same findings for
Substantial Conformance with the Minor Use Permit contained in Section 30.74.105 of the
Municipal Code.
The proposed modifications are depicted on the project drawings and above in the "existing" and
"proposed" medical allocation charts shown in each building within the North Coast Business
Park:
• Transfer of existing medical permitted office space within the business park and existing
surplus of 192 square feet of medical office space, to be relocated within the business
park to three main suite locations located within Building 2, Building 4, and Building 6 as
noted in the "proposed" chart above.
This determination is based on the following findings for substantial conformance with a
Use Permit pursuant to Encinitas Municipal Code Section 30.74.105:
1. No project condition is changed or deleted;
The proposed modification does not affect the original conditions of approval.
2. No feature, facility, or amenity is deleted or substantially altered which had been
considered essential to the project's quality, safety, or function by the decision
making body;
The overall integrity and function of the North Coast Business Park and the allotted 15
percent for medical office purposes is maintained. The subject request will have no
significant change to the essential function of the North Coast Business Park.
3. No additional lots or dwelling units are added;
No additional lots or dwelling units are proposed to be added to the project.
4. No private or public open space is reduced in area or in its potential for use and
enjoyment;
No private or public open space area exists on the subject property.
5. The shape and bulk of structures, exterior building materials, landscaping,
parking and access are substantially in conformance with the spirit and intent
of the Use Permit decision;
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ITEM NAME: NORTH COAST BUSINESS PARK
PROJECT NUMBER: SUBC-004268-2020
DATE: 2/18/2021
The project still maintains the same design appearance, whereby the spirit and intent
of the original Minor Use Permit and Coastal Development Permit are maintained.
6. The grading plan will not increase or decrease the final grade on any part of the
site by more than three (3) feet over or under the plan approved by the Use
Permit decision, unless the Director finds that the project is substantially altered
by the grading change; and
The changes do not change the grading on the site.
7. No significant changes are made which, in the opinion of the Director, should
be reviewed by the body which approved the original application.
Based on the discussion above, the Department finds that there are no significant
changes.
Environmental Status: The project is exempt from environmental review pursuant to the
California Environmental Quality Act (CEQA) Guidelines Section 15301(a) and 15303. CEQA
Guidelines Section 15301(a) exempts from environmental review the operation and minor
alteration of existing structures, which involve negligible or no expansion including interior or
exterior alterations involving such things as interior partitions, plumbing and electrical
conveyances. CEQA Guidelines Section 15303 exempts the conversion of small structures from
one use to another. The project meets the criteria for these exemptions and none of the
exceptions in Section 15300.2 exist.
This determination shall be valid 15 calendar days from the date of this determination, during
which time any aggrieved person may, upon payment of necessary fees file an appeal. Additional
permits, including Building Permits, may be required by the Development Services Department
or other City Departments. It is the applicant's responsibility to obtain all necessary permits
required for the type of project proposed. The applicant may proceed through the plan check
process during the appeal period at his/her own risk; plan check fees are non-refundable. Any
filing of an appeal will suspend this action as well as any processing of permits in reliance thereon
in accordance with Encinitas Municipal Code Section 1.12.020(D)(1) until such time as an action
is taken on the appeal.
Any questions should be directed to Todd Mierau, Associate Planner, at (760) 633-2693 or via email
at iu nu;um��ffu��,uiu�mAr, or the Development Services Department at 505 South Vulcan Avenue,
EXinitas, CA 92024, (760) 633-2710.
'u, Aksistant Director
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