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Council approves Aliso Niguel Dental Group clinic with 8% parking exception at Aliso Creek Office Park
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Summary
The Aliso Viejo City Council approved a conditional use permit and exception allowing Aliso Niguel Dental Group to convert 6,339 sq ft of office space to three dental offices at 27432 Aliso Creek Road, accepting an 8% net parking shortfall after staff said shared parking is underutilized.
The Aliso Viejo City Council voted to approve a conditional use permit and parking exception for Aliso Niguel Dental Group to occupy Suite 200 at 27432 Aliso Creek Road, permitting the conversion of 6,339 square feet of office space to medical use and a net parking deficiency of about 8 percent.
Assistant planner Michael Delgadillo told the council the project would house three dental offices — general dentistry, pediatric dentistry and a third suite to be leased later — with total staffing of four dentists and 12 support staff and business hours Monday through Friday from 8:30 a.m. to 6 p.m. Staff reported that the overall site requires 224 parking spaces by code and currently provides 206, and recommended approval after on-site surveys showed the lot underutilized.
Developer Bob Bunyan told council members one building in the four-building Aliso Creek Office Park (27412) is presently vacant (about 12,000 of roughly 52,000 total square feet in the park) and that recent peak counts showed 60–80 cars; he said those observations support a lower effective parking demand for medical uses. "Even when you add in the dental practice and you fill the currently empty building, there's about a 40% surplus of parking in this particular project," Bunyan said.
Council members asked whether medical uses generate more parking demand than office uses; Bunyan and staff cited industry observations that contemporary medical parking ratios can be closer to 4:1 (per 1,000 sq ft) rather than older 5:1 figures used in some codes. The application notes the dental offices will serve patients by appointment, limiting peak parking demand.
No members of the public spoke on the item during the hearing. Mayor Pro Tem Mike Munsing moved approval and Council member Garrett seconded. The council approved the resolution by voice vote.
The approved action allows Aliso Niguel Dental Group to proceed with tenant improvements and occupancy under the terms of the conditional use and exception permit. The staff file will contain final conditions of approval and any required permits and inspections before the offices open to patients.
