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HomeMy WebLinkAboutAgenda Statement 1988/05/24 Item 18COUNCIL AGENDA STATEMENT Item 18 • Meeting Date 5/24/88 ITEM TITLE: Public Hearing: Conditional Use Permit PCC-88-45; request for Master CUP for selected commercial uses in the I-L-P zone at 687/693 Palomar Street - Mazal Realty Investments Resolution ~~~~ Approving PCC-88-45 for Master CUP at 687/693 Palomar St. (~ SUBMITTED BY: Director of Plann~~i+~n)g REVIEWED BY: City Manager ~~~`fY~ (4/5ths Vote: Yes No % ) The request is for approval of a Master CUP which would allow certain specified commercial uses on 4.5 acres within the Palomar Commerce Center at 687/693 Palomar Street in the I-L-P zone. The Environmental Review Coordinator conducted an Initial Study, IS-88-72, of potential environmental impacts associated with the implementation of the project. Based on the attached Initial Study and comments thereon, if any, the Coordinator has concluded that there would be no significant environmental impacts, and recommends adoption of the Negative Declaration issued on IS-88-72. • RECOMMENDATION: That Council adopt a resolution: 1. Finding that this project will have no significant environmental impacts and adopting the Negative Declaration issued on IS-88-72, and 2. Approving Master CUP PCC-88-45 subject to the following conditions: a. Land uses permitted under the Master CUP shall be limited to the following: Furniture Stores Large Sporting Good Outlets Volume Bookstores Boat Sales and Marine Supply Stores Retail Clothing Warehouses Major Appliance Centers Home Decorating Centers/Home Improvement Centers Food Bazaars - such as Farmer's Market Cycleries - featuring wholesale and retail bike sales Yardage Stores Wilderness Outfitting Centers b the City Ca!.~ncil of Ci~ula Vista, Cain~~rn~~ia Dated ~ C~_~ -- / ~-~.~ Page 2, Item 18 Meeting Date 5/24/88 • Retail Import Centers Large Art Supply Centers Wholesale Office Supplies Retail Catalog Sales Centers Photocopying Services/Instant Printing Carpet Store Wholesale/Retail Paint Store Large Toy Center Restaurant, Delicatessen and Similar Establishments Retail Distribution Center b. Prior to leasing of tenant spaces and application for business license, proposed uses under the Master CUP shall obtain approval of an administrative floor and site plan, subject to review and approval by the Director of Planning. c. The uses allowed under the Master CUP shall only be located so that their principal entrance is from the south or west facing portions of the largest building (693 Palomar Street). d. Proposed land uses under the Master CUP which involve alteration of the exterior of the building or new construction shall be required to obtain prior approval from the City's Design Review Committee. e. All signs must comply with a comprehensive sign program approved by • the City's Design Review Committee. f. Open storage of materials or equipment, sale of goods or work performed outside of an enclosed building is expressly prohibited. g. Uses approved under the Master CUP are approved without time limits unless otherwise specifically indicated by the Director of Planning through the administrative site plan process. h. Violation of any of the conditions of approval for the CUP and/or site plan shall cause the permit for that specific use to be reviewed for additional conditions or revocation. i. A Traffic Signal Fee of $4,380 shall be paid within two weeks of the final approval of PCC-88-45 or the permit shall be void. BOARDS/COMMISSIONS RECOMMENDATION: On May 11, 1988, the Planning Commission, in accordance with Resolution PCC-88-45 and by a vote of 6-0 with one Commissioner absent, recommended that the Council approve the request with the conditions noted above and with the addition of the following five uses to the master list: real estate offices, escrow offices, credit unions, title offices and mortgage offices. • ~ -. Page 3, Item 18 Meeting Date 5/24/88 • DISCUSSION: Adiacent zoning and land use North - I-L-P - South - C-C-P & S-94 - East - I-L-P & C-C-P - West - C-C-P - Site characteristics Vacant Vacant & trolley station Palomar Commerce Center & Trolley Square (Limited Industrial) (Retail Commercial) Vacant & trolley R/W The site in question is the westerly 4.5 acres of the Palomar Commerce Center, which extends between Palomar and Oxford Streets, to the north and west of the Trolley Square retail center. The northerly and largest portion of the site is zoned I-L-P, and the southerly portion is zoned C-C-P. The property is developed with 54,625 sq. ft. of floor area in two buildings and 235 off-street parking spaces. Primary access to the site is provided by Palomar Street, with secondary access off Oxford Street. Proposal The proposal is to establish a Master CUP which would predetermine that certain specified commercial uses which are presently allowed by CUP in the I-L zone would be appropriate for the site, subject only to a later determination by the Planning Director that a particular use is consistent • with one of the specified use types. The Master CUP would thereby allow the site to accommodate these uses without the necessity of processing a separate CUP for each individual request. The requested uses to be covered by the Master CUP do not include all of the conditional uses listed in the I-L zone. With two exceptions (discussed below), the request includes only those conditional uses referred to in the I-L zone as retail sales involving bulky items, retail distribution centers, manufacturers outlets and supporting uses. Any request for a use not on the approved master list would continue to require a separate CUP. For the purpose of this request, the applicant assumes an eventual ratio of 1/4 retail commercial and 3/4 light industrial uses for the site. ANALYSIS: In general, the site has been designed to accommodate a combination of light industrial and commercial uses. The buildings are located closer to Oxford Street on the I-L-P zoned portion of the property, but the principal entrances to the largest building, as well as the primary access and the vast majority of parking are oriented to the Palomar Street commercial frontage. Also, the parking ratio is one space for every 230 sq. ft. of floor area, which is only slightly less than the retail ratio of 1 per 200, and far greater than the light industrial ratio of 1 per 1,000. • Page 4, Item 18 Meeting Date 5/24/88 • Because of these factors, we believe the site is a good candidate for a Master Use categories which are not recommended by staff, but which the applicant is requesting are Commercial/ Industrial Financial. Institutions (escrow, financial, credit unions, title office and mortgage offices). These uses have not been recommended because there is no authority in the text of the Zoning Ordinance to allow such office uses by conditional use permit or otherwise in the I-L zone. The authority to allow such uses by CUP would therefore require a zoning text amendment. CUP. The property can comfortably accommodate the list of recommended uses -- at least in those storefronts most convenient to the bulk of the parking -- and the Master permit will greatly facilitate processing, which will benefit both the applicant and the City. The recommended uses have been developed by staff in cooperation with the applicant to include only those uses believed to be consistent with the generic categories specified in the I-L zone. A condition has been recommended which would limit the retail commercial uses to those locations with principal entrances are most convenient to the majority of the parking spaces -- those portions of the largest building facing to the south and west. This would exclude such uses from the smaller building and from those storefronts oriented exclusively to the north and east on the larger building. The condition will not hinder the applicant in achieving the assumed mix of 1/4 commercial and 3/4 light industrial, and will reserve the areas with limited parking for light .industrial uses which have a lower parking demand. A retail use could apply for one of these locations, but it would require a separate CUP. • According to the Engineering Department, approval of the proposal would be expected to generate an additional 438 vehicle trips not considered when the development was recently approved. The increase in traffic is not expected to overburden surrounding streets, but the additional trips should be offset with an additional Traffic Signal Fee for present and future traffic improvements in the area. At ten dollars ($10) per trip, the additional fee will be $4,380. The applicant is agreeable to this assessment, and a condition has been recommended which would require payment following final approval of the Master CUP. PLANNING COMMISSIODT ACTION: As noted above, at the applicant's request the Planning Commission recommended the addition of certain office uses to the master list. This action was based on the applicant's comparison of the Palomar Commerce Center with R&D parks and the Eastlake Business Center, and on the existing parking provided at a ratio of 1 space per 230 sq. ft. of floor area, which is more than ample to accommodate the parking ratio of 1 per 300 required for office uses. As opposed to the other uses on the list which fall under the general categories of retail sales and supporting uses noted as conditional I-L uses, however, in staff's opinion, there is presently no authority in the Code to allow for offices as conditional uses in the I-L zone, and therefore there is • Page 5, Item 18 Mooting Data 5/24/88 • no authority to include such uses within the Master CUP without an amendment to the I-L zone use provisions. It should be noted that the City Attorney's office advised the Planning Commission that expansion of listed uses to include administrative, executive and financial offices, and service activities was within the Planning Commission's purview (Ref. Section 19.44.030A). This was in the context of those uses being allowable accessory uses only. The applicant intends, however, that these uses would be primary uses. This would require a text amendment. The attorney concurs with this view. Staff would generally be opposed to such an amendment because it would dilute the limited amount of I-L zoned land (which is confined to the established portions of the City west of I-805) and also would have a tendency to undermine those areas already planned and zoned for office use. FIDTDIDJGS 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 addition to the site of a limited number of commercial uses provided for under the conditional use provisions of the I-L zone will expand the products and services available in an area already • characterized by a mixture of commercial and Light industrial uses. 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 has been designed in a manner which will accommodate commercial uses in certain locations with no adverse impacts on traffic, parking, or the operations of light industrial uses. 3. That the proposed use will comply with the regulations and conditions specified in the code for such use. Compliance with all applicable conditions, Codes and regulations shall be required prior to approval of the Master CUP and/or individual applications under the Master CUP. 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 designation of Research and Limited Industrial as implemented by the I-i. zone contemplates the establishment of certain types of retail commercial uses in light industrial districts. The uses authorized under the staff recommended Master CUP list are • consistent with these use types. FISCAL II~'ACT: The receipt of $4,380 in additional Traffic Signal Fees. WPC 5189P