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HomeMy WebLinkAboutAgenda Statement 1988/06/14 Item 20 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. ~~ , r. v' Page 3, Item 20 • Meeting Date 6%~T4%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. Page 4, Item 20 • Meeting Date-~~$$ 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, a~ho 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 mobile home park to the east and south, and Broadway and the western parcel to the west. • l~"=,* ~~ Page 5, Item 20 • Meeting Date~]T~$$ 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 226 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. l~~ ~, • 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 Pontgomery 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 i s adjacent to the mobi 1 ehome 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 (~ a-~1_ C ~~~:~r-- • by the City Ccv~(ncil of Chula Vista, Ca~l'fornia Dated /, ~ _. ,~.