HomeMy WebLinkAboutAgenda Statement 1988/06/21 Item 23A•
COUNCIL AGENDA STATEMENT
Meeti
ITEM TITLE: Public Hearing: PCZ 88-M-M - Consideration
property located on the southeast corner of
Street from a C-37 heavy commercial zone
industrial zone - Hedenkamp and Associates
-'.
Item 20
ng Date 6~14t88
to rezone a 4-acre
Broadway and Anita
to a I-L limited
Conditional Use Permit PCC-88-43M - Request for a Master CUP
for selected commercial uses within the I-L zone on the
southeast corner of Broadway and Anita Street
Ordinance o2 ~~~ Rezoning the southeast corner of
Broadway and Anita Street from a C-37 heavy commercial zone to
an I-L-P limited industrial zone ~, ,,
Resolution ~31ot? Approving a master conditional use
permit for selected commercial uses on the southeast corner of
Broadway and Anita Street
SUBMITTED BY: Director of Planning ~ ~
REVIEWED BY: City Manager U
(4/5ths Vote: Yes No X )
The applicant has submitted a site plan to develop two triangular shaped
parcels totaling 7.60 acres on either side of Broadway between Anita Street
and Main Street. Construction on both parcels totaling approximately 110,208
square feet are proposed to be used for light industrial and commercial uses.
Although both parcels are zoned C-37 heavy commercial, the eastern parcel is
designated for research and light industrial uses under the Montgomery
Specific Plan. In order to avoid potential conflicts created by operation of
commercial uses in conflict with the light industrial land use designation,
the applicant requests rezone of the eastern parcel to the I-L zone and
approval of a master CUP to permit selected commercial uses which would
complement light industrial activities.
RECOMMENDATION:
1. Find that this project will have no significant environmental impacts and
adopt the Negative Declaration issued on IS 88-62M.
2. Based on the findings contained in section C, enact an ordinance to change
the zone currently in effect over the 4 acre parcel on the southeast
corner of Broadway and Anita Street from C-37 heavy commercial to I-L-P
limited industrial with the "P" precise plan designator.
• Page 2, Item 20
Meeting Date 6 4/88
3. Based on the findings contained in section D of this report, approve the
master conditional use permit, PCC 88-43M for selected commercial uses
within the I-L-P zone subject to the following conditions:
a. Land uses permitted to operate under the master CUP shall be limited
to those uses listed as follows:
1. Furniture Stores
2. Large Sporting Good Outlets
3. Volume Bookstores
4. Boat Sales and Marine Supply Stores
5. Retail Clothing Warehouses
6. Major Appliance Centers
7. Home Decorating Centers/Home Improvement Centers
8. Food Bazaars - such as Farmer's Market
9. Cycleries - featuring wholesale and retail bike sales
10. Yardage Stores
11. Wilderness Outfitting Centers
12. Retail Import Centers
13. Large Art Supply Centers
14. Wholesale Office Supplies
15. Retail Catalog Sales Centers
• 16. Photocopying Services/Instant Printing
17. Carpet Store
18. Wholesale/Retail Paint Store
19. Large Toy Center
20. Restaurant, Delicatessen and Similar Establishments
21. 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 site plan, subject to review and approval by the
Director of Planning.
c. 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.
d. All signs must comply with a comprehensive sign program approved by
the City's Design Review Committee.
e. Open storage of materials or equipment, sale of goods or work
performed outside of an enclosed building is expressly prohibited.
f. All activities on site shall be conducted in compliance with the
Noise Control Ordinance contained in Chapter 19.68 of the Municipal
Code. Exterior noise limits shall not exceed acceptable limits for
• the multiple dwelling residential receiving land use category as
measured at the property boundary behind all noise buffer walls.
Page 3, Item 20
• Meeting Date 6%T 4%88
g. Parking for all activities on site shall comply with parking
standards listed in Section 19.62.050 of the Municipal Code.
h. 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.
i. Violation of any of the conditions of approval for the CUP and/or
site plan shall cause the CUP for that specific use to be reviewed
for additional conditions or revocation.
j. The developer shall install adequate private fire hydrants on site
and fully automated sprinkler systems for both the eastern and
western parcels, the type and location subject to review and approval
by the City Fire Marshal.
k. Standard development regulations for street improvements and fire
protection required prior to issuance of building permits for the
project shall include the following:
1. Dedication of right-of-way on Silvas Street will be required to
accommodate a centerline to property line distance of 36 feet
• (approximately an 11' dedication.)
2. Installation of full improvements will be required along all
frontage on Broadway, Anita Street and Silvas Street. These
improvements will include, but will not be limited to: curb,
gutter, sidewalk, street lights, driveway approaches, A.C.
paving and median reconstruction on Broadway, drainage
facilities as required. Improvement plans are to be submitted
for approval by the City for this work.
3. Centerline to curb distances will be 26 feet on Anita Street and
Silvas Street and 41 feet on Broadway. The curb to property
line distance on each street will be 10 feet.
4. Grading plans and grading permits will be required if exemptions
in Ordinance 1797 are not met.
5. Approved improvement plans and construction permits will be
required for any work performed in the City's right-of-way.
6. Sewer and traffic signal fees will be assessed when the building
permits are issued.
7. All driveway approaches will conform to City standards including
the following:
• a. 36' maximum curb opening per driveway;
b. 22' minimum distance between curb openings;
c. A maximum of 60 percent frontage for curb openings.
d~ .., r
• Page 4, Item 20
Meeting Date~JT~J$$
1. Proposed noise walls and fences shall have landscaping with pant
materials which discourage the potential for graffiti, subject to
review and approval by the City Landscape Architect.
BOARDS/COMMISSIONS RECOMMENDATION:
1. An Initial Study, IS-88-62M of possible adverse environmental impacts of
the project was conducted by the Environmental Review Coordinator on April
22, 1988, who concluded that there would be no significant environmental
effects and recommended that the Negative Declaration be adopted.
2. The Montgomery Planning Committee, at their meeting of May 4, 1988, voted
5-0 with two members absent to recommend approval of the rezone request
and master conditional use permit subject to the conditions recommended by
staff for the use permit as amended. The amendment is included as
condition L of the recommended conditions for the CUP. In addition, the
Committee requested staff to request that the Engineering Department
review the existing traffic signal program at Anita Street and Broadway to
determine whether installation of left-turn arrows for the turn from Anita
Street to Broadway is warranted.
3. The Planning Commission, at their meeting of May 11, 1988, voted 6-0 with
• one member absent to recommend approval of the proposed rezone and master
conditional use permit.
A. DISCUSSION:
Adjacent zoning and land use.
North RU-31 Multi-family residential
South M-52 Limited Industrial Mobilehome park
East RU-24 Mobilehome park
West C-37 Used auto sales, industrial warehouse
Existing site characteristics.
The project site consists of two triangular shaped parcels totaling 7.6 acres
located on either side of the 1600 block of Broadway between Anita Street and
Main Street. The easterly 4 acres are the only portion of the project seeking
rezoning and use permit action.
The eastern parcel is a level lot presently containing a large metal warehouse
fronting Anita Street and a tire shop in the south corner of the triangular
shaped lot with frontage onto Broadway. Adjacent land uses include apartments
to the north, a mobi 1 e home park to the east and south, and Broadway and the
western parcel to the west.
,~ ~ . r ~
Page 5, Item 20
• Meeting Date 6 4j$-$
General plan.
The project site is designated for Research and Limited Industrial land uses
under the Montgomery Specific Plan approved by the City Council in January.
Rezone of the project site to the I-L-P limited industrial zone would serve to
bring the parcel into conformance with that plan.
Proposed Use.
The proposed project consists of demolition of existing structures and
construction of commercial/industrial buildings totaling 110,208 square feet.
The western parcel commercial buildings would cover approximately 52,626
square feet.
The eastern parcel would contain two buildings totaling 57,582 square feet.
The main building would be a light industrial center with selected
furniture/distribution type commercial uses. The second building of
undetermined tenancy would total no more than 3,360 square feet. The site
would be served by ?_26 parking spaces. Loading and unloading activities would
occur along the eastern side of the building.
B. ANALYSIS:
• The request by the applicant to rezone the eastern parcel to limited
industrial uses came about through a series of consultations with staff, in
order to respond to the developer's desire to construct a commercial/
industrial center prior to completion of the implementation of the Montgomery
Specific Plan and rezoning therewith. Rather than wait for implementation and
rezoning to occur, the applicant wishes to take the rezone action to avoid
burdening the eastern portion of the property with non-conforming uses or
development standards once zone changes take place.
Rezoning to an I-L limited industrial zone is consistent with the Research and
Limited Industrial land use designation outlined by Part Two of the specific
plan. Staff is recommending, however, that the P precise plan designator be
added to the zone to insure that the design review requirement is retained
that is currently in force for the rest of Montgomery.
The request for a master CUP for selected commercial uses does not include all
conditional uses listed within the I-L zone, but only those conditional uses
categorized under retail distribution centers and manufacturers outlets or
supporting uses. Any requests for land uses outside this list would have to
make separate application through the CUP process.
The conditions of approval for the Master CUP focus primarily upon providing a
framework for conducting the activities contained within the list in a manner
which does not conflict with mobilehome parks located adjacent to the eastern
parcel and condominiums located on the north side of Anita Street.
• Clarification of the parking standards to be employed, noise control
regulations, prohibitions against open storage and the requirement for design
review for additions or alterations would protect adjacent residents from
undue impacts stemming from the more intensive industrial and quasi commercial
activities taking place.
f
/
•
Page 6, Item 20
Meeting Date 6 4 88
The proposed requirement for administrative site plan review provides
additional opportunities for staff to review individual uses based upon the
specific characteristics of the use which are not now available.
In summary, staff is recommending that the rezone request be approved with the
P precise plan designator, along with the Master CUP for selected commercial
uses, subject to the recommended conditions of approval. The request would
serve to bring the eastern parcel into conformance with the limited industrial
land use designation directed by the P~ontgomery Specific Plan, and provide the
developer with the opportunity for establishing some complementary commercial
activities while providing some protection from these more intensive land uses
to adjacent residents.
C. FINDINGS FOR REZONE WITH "P" PRECISE PLAN MODIFYING DISTRICT:
The "P" Precise Plan Modifying District may be applied to areas within when
the following is evident:
The subject property, or the neighborhood or area in which the property is
located is unique by virtue of topography, geological characteristic, access,
configuration, traffic circulation or some social or historic situation
requiring special handling of the development on a precise plan basis.
•
The subject property is located in the middle of the Montgomery Community
which operates under zoning regulations which require design review
approval for all new commercial and industrial projects, the development
should reflect that same requirement.
The property or area to which the P modifying district i s applied i s an area
adjacent and contiguous to a zone allowing different land uses and the
development of a precise plan will allow the area so designated to coexist
between land usages which might otherwise be incompatible.
The eastern parcel is adjacent to the mobilehome parks on the eastern and
southern property boundary and the precise plan designation would serve to
buffer potential land use conflicts.
D. FINDINGS FOR MASTER CONDITIONAL USE PERMIT:
1. That the proposed use at the particular 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 commercial uses provide a complementary transition from
commercial to limited industrial areas while providing protection to
adjacent residents from potentially conflicting land uses through noise,
parking and design review controls.
•
• Page 7, Item 20
Meeting Date 6/14/88
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 proposed commercial uses shall adhere to noise control measures,
prohibitions against open storage, and parking requirements,
providing a protective impact buffer between commercial/industrial
activities and adjacent residents.
3. That the proposed use will comply with the regulations and conditions
specified in this code for such use.
With approval of the master conditional use permit, the proposed
commercial/industrial project complies with the regulations contained
within Title 19 of the Municipal Code.
4. That the granting of this conditional use will not adversely affect
the general plan of the city or the adopted plan of any governmental
agency.
The granting of this master conditional use permit to allow selected
• commercial uses within the proposed limited industrial zone conforms
to the Research and Limited Industrial land use designation in effect
over the property by the Montgomery Specific Plan.
WPC 5255P
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by the City C nci
Chula Vista, Ca~l'fornia
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