CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT

Transcription

1 CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT MEETING DATE: DECEMBER 12, 2012 TO: FROM: MEMBERS OF THE PLANNING COMMISSION LUCILLE T. BREESE, AICP, PLANNING MANAGER RE: DEVELOPMENT PLAN REVIEW DR CONDITIONAL USE PERMIT CUP AGENDA ITEM NO. 4 A request by Mike Peachey of MW Architects, representing Campbell Ranches, the applicant, for Planning Commission consideration of DR Development Plan Review for the construction of a berry and vegetable cooling facility, warehouse, and administrative office totaling approximately 72,000 square feet, to be constructed in four (4) phases. CUP Conditional Use Permit to allow construction of an eight (8) foot chain link fence in the (BP) - Business Park Zoning District. The project site includes APN s , -59, -63, and -64, which are all currently vacant. The project site borders the Lompoc Airport property to the north and the Walmart Center to the south. Development would only occur on APN s and -59. Access to the site is provided by L Street to the east and via common access easements to the west that connect to O Street across parcels , -63, -64. A Mitigated Negative Declaration was prepared for the project by Rincon Consultants and circulated through the State of California Office of Planning and Research (SCH No ) pursuant to the California Environmental Quality Act (CEQA). SCOPE OF REVIEW: The Planning Commission is being asked to consider: If the project meets the property development standards for the Business Park (BP) Zoning District; If the proposal is consistent with the Architectural Review Guidelines (ARG); If the chain link fence is appropriate for the site with a Conditional Use Permit; If the Conditions of Approval are appropriate for the project; and If the required Findings of Fact in the Resolution can be made.

2 DR Development Plan, Page 2 The Planning Commission has the authority to approve, conditionally approve, or deny project architecture (Lompoc City Code Section ). The Planning Commission has the authority to approve, conditionally approve, modify, or deny a Conditional Use Permit (Lompoc City Code Section ). PLANNING COMMISSION ACTION: 1) Certify the Mitigated Negative Declaration, accept the Mitigation Measures, and direct staff to file a Notice of Determination pursuant to the California Environmental Quality Act (CEQA); 2) Adopt Resolution No. 744 (12) approving Development Plan (DR 12-08) based upon the Findings of Fact in the Resolution and subject to the attached draft Conditions of Approval and Mitigation Measures; and 3) Adopt Resolution No. 745 (12) approving Conditional Use Permit (CUP 12-11) based upon the Findings of Fact in the Resolution and subject to the attached draft Conditions of Approval; or 4) Provide alternate direction. SITE DATA: 1. Property Owner... Robert and Geraldine Campbell 2. Site Location North L Street 3. Assessor Parcel Numbers , -059, - 063, Site Zoning... Business Park (BP) 5. General Plan Designation... Business Park 6. Site Use... Currently Vacant 7. Surrounding Uses/Zoning... North: Lompoc Airport / PF South: Walmart Shopping Center / PCD East: Office & Industrial Uses / BP West: Winery Facility / BP 8. Project area acres

3 DR Development Plan, Page 3 PROPOSAL: The applicant is proposing to construct a Vegetable, Berry Storage/Distribution Facility with Administrative Offices at 1600 North L Street. The project site totals 6.93 acres and is zoned Business Park (BP). The development plan is proposed in four (4) phases as described below: Phase 1: Parcel 59 shall include a 26,000 sq. ft. pre-engineered, single-story building that will provide for storage of up to 1,120 pallets, with a 4 tunnel cooler, four (4) recessed truck loading docks, and an attached 2,500 sq. ft. administrative office facility. This phase will provide outdoor activity areas for pre-cooling (hydrovac) 5000 sq. ft., 2,500 sq. ft. Refrigeration equipment storage area, 45,000 sq. ft. truck staging and maneuvering, 26,000 sq. ft. shipping and loading docks, 33 parking spaces for employee and visitor parking, and a truck scale with scale house. The driveway access to O Street will also be completed by passing through parcel 58 and the common Area parcel to the north of neighboring parcels 62, 63, and 64. Phase 2: This phase will expand the pre-engineered building, adding 5,000 sq. ft. additional cooler storage. Phase 3: This phase will expand the pre-engineered building adding 7,500 sq. ft. of additional cooler storage and expanding the tunnel cooler capacity. Phase 4: This Phase expands onto Parcel 58 to the north and replicates the Phase 1 development thus doubling all of the areas as stated in Phase 1. A new administrative office building to house additional administrative staff will be created in a new 10,000 sq. ft. office building with 23 additional parking spaces. The hours of operation for all phases of the project are anticipated to be 7:00 a.m. through 10:00 p.m. The operation is seasonal because of the weather and the months December through February will have very little traffic.

4 DR Development Plan, Page 4 Total Building Summary Area is as follows: Phase (parcel #) 1 (59) 2 (59) 3 (59) 4 (58) Total Building Size (sq. ft.) warehouse/cooler 23,465 5,000 7,500 23,465 59,430 office admin 2,500 10,000 12,500 # Employees Shift Shift Hours of Operation Shift 1 7am-3pm Shift 2 3pm-12am Truck Traffic In-bound* out-bound* Estimated Date of Completion These four (4) parcels consist of land currently south of the Lompoc Airport property and north of the Walmart Shopping Center. Access to the project is provided by L Street to the east and via common access easements to the west that connect to O Street. CONFORMANCE WITH ADOPTED CITY POLICIES: Development Plan (DR 12-08) / Conditional Use Permit (CUP 12-11) General Plan: The General Plan designation for this property is Business Park and the stated purpose is: To provide areas for clean and attractive, planned industrial centers on large, integrated parcels of land upon which all activities are conducted indoors. The proposed Berry/Vegetable Storage and Distribution facility, including administrative offices, is consistent with the Business Park (BP) Land Use Designation.

5 DR Development Plan, Page 5 Zoning Ordinance: The zoning for this site is Business Park (BP) and the stated purpose is: This zone is intended to provide for planned industrial complexes in appropriate areas with sound development standards. The intent is to have primary users share common building complexes with common sign programs, building architecture, utility networks, and landscape areas in compatibly planned developments. The BP zoning district is consistent with the business park designation of the General Plan Land Use Element. Zoning Ordinance Section Allowable Land Use and Permit Requirements allows Warehouse and Administrative Offices as a permitted use in the Business Park Zoning District with approval of a Development Plan from the Planning Commission. The Zoning Ordinance specifies the materials allowed for fences and walls in the BP Zoning District as: Wrought iron or solid masonry chain link, barbed/razor wire may be allowed when minimized from public view, subject to CUP. The facility is a food storage facility and there are safety regulations the applicant must follow to assure the security of the food. The applicant is requesting a CUP to allow the use of an eight (8) foot chain link fence due to the location of the facility. The proposed fence locations (as shown on the site plan) are generally not visible to the public and would be consistent with the intent of the Zoning Ordinance. Site Plan Phase 1 of the proposed project will begin on the southern portion of the property (APN ) with the construction of an approximately 26,000 square foot building which includes a small 2,500 square foot administrative office, parking and landscaping adjacent to the parking area and building. Trucks will deliver product from the nearby farm fields for storage in the building and ultimately the product will be distributed to retail outlets. Truck docks are located on the eastern portion of the building accessed from L Street. A Scale House will be located as part of Phase 1. Phases 2 and 3 include small expansions to the Phase 1 building in the next five (5) to ten years as the need arises. No additional Planning Commission review will be required due to the location of these expansions (PC Reso 744 (12) COA P-9). Phase 4 will include a large expansion of the operation and a development plan would need Planning Commission review to assure compatibility with the existing project.

6 DR Development Plan, Page 6 The Business Park (BP) development standards are noted below: Category Required/Maximum Proposed Maximum Building Height Front Yard Setback Rear Yard Setback 18 feet at northerly boundary adjacent to Lompoc Airport to maximum 35 feet Building and parking setback of ten feet. Building and parking setback of five (5) feet. The building in Phase 1 is 35 feet in height. Buildings in future phases will comply with height restrictions. The Phase 1 building is approximately 100 feet back from L Street at the closest point. The Phase 1 building is approximately 270 feet from the rear property line. Side Yard Setback Fences, Walls - Height Fences, Walls - Materials Outdoor Storage Accessory Buildings and Structures Building and parking setback of five (5) feet. Maximum eight (8) feet in height higher walls may be allowed subject to conditional use permit (CUP) Wrought iron or solid masonry chain link, barbed/razor wire may be allowed when minimized from public view, subject to CUP As part of the approved development plan when adequately screened with walls and landscaping and does not contain more than 50 percent of the primary use site area on the rear portion of the parcel. No material shall be stored to a height greater than the height of the required wall or fence within ten feet of required wall or fence. As a part of an approved development plan, provided that they are architecturally treated to be consistent with the main building as required by the City Architectural Review Guidelines. The Phase 1 building is approximately 40 feet from the southern property line and 200 plus feet from the northern property line. The perimeter chain link fence is proposed at eight (8) feet. The applicant is requesting approval of CUP to allow the use of chain link fencing on the project site Outdoor storage has been requested in an area to the west of the proposed Phase 1 building. The proposed Scale House will be reviewed during plan check to assure conformance with this standard as part of the Phase 1 development.

7 DR Development Plan, Page 7 Proposed Site Plan The landscape plans will be reviewed by the Planning Division staff and a Landscape Maintenance Agreement will be required for the project (PC Reso 744 (12) COA P13 to P29). The undeveloped portion of the project site shall be hydroseeded and maintained until such time as the future development occurs. Parking A. Parking Spaces Zoning Ordinance Section Schedule of Off-Street Parking Requirements requires: Warehouse and Wholesale Business Establishments - one (1) space for each 750 square foot; Office one (1) space for each 250 square foot of floor area; Motorcycle one (1) space per 20 motor vehicle spaces; and Bicycle one (1) space per 20 motor vehicle spaces.

8 DR Development Plan, Page 8 Preliminary plans received August 21, 2012 show the attached proposed parking layout at buildout for 122 parking spaces: Proposed Parking Layout Phase 1 Warehouse 23,465 sf Office - 2,500 sf Required Proposed Motorcycle/Bicycle 23,465/750 = 31 spaces 2,500 /250 = 10 spaces 41 spaces Phase 2 Warehouse 5,000 sf 5,000/750 7 spaces Phase 3 Warehouse 7,500 sf 7,500/ spaces 40 spaces 2 motorcycle 2 bicycle 6 spaces 0 additional 9 spaces 1 motorcycle 1 bicycle

9 DR Development Plan, Page 9 Phase 4 Warehouse 23,465 sf Office -- 12,500 sf Total Buildout Warehouse 59,430 sf Office 12,500 sf Required Proposed Motorcycle/Bicycle 23,465/750 = 31 spaces 10,000 /250 = 40 spaces 71 spaces 79 spaces 50 spaces Total 129 spaces 67 spaces 2 motorcycle 2 bicycle Total 122 spaces 5 motorcycle 5 bicycle As proposed, the project at buildout will be seven (7) parking spaces short of meeting the current parking requirements. The Planning Commission has previously granted reductions up to 10% of the parking requirement. As proposed the parking appears adequate to support the proposed use with minimal reduction and it is recommended the Planning Commission adopt Finding B in Resolution 744 (12) allowing the parking reduction for the project. However, if the use changes in the future the parking would be recalculated. B. Loading Spaces A non-residential structure over 50,000 square feet in size is required to provide one (1) off-street loading space and depending on the use, the Planning Commission shall determine the need for an additional loading space. The proposed site plan shows four (4) loading docks located on the east of the Phase 1 building. Signage The applicant is not requesting review of signage by the Planning Commission at this time. Any signage to be utilized in association with the project will be reviewed at staff level for compliance with the sign regulations (PC Reso 744 (12) COA P7). Based upon the information provided on the plans and the Conditions of Approval imposed upon the project, the development would be in conformance with the Zoning Ordinance. Architectural Review Guidelines: The proposed buildings are prefabricated, single-story, metal buildings. The color palette includes light gray on the building, dark gray surround on the parapet, and green on the office portion of the Phase 1 building. Staff will review the architecture and design of the proposed scale house prior to issuance of grading permits to assure compatibility with the Phase 1 building (PC Reso 744 (12) COA P41).

10 DR Development Plan, Page 10 The Architectural Review Guidelines state: Page 5, Item 6 All proposed buildings or structures should be sensitive to the neighborhood character. Page 6, Item 13 All building elevations visible to the public shall be designed and architecturally treated. The choice of materials, colors, and the level of detailing shall be thoughtfully integrated into the design. All elevations need not look alike; however, a sense of overall architectural continuity is encouraged. Page 14, Item 2 Building color in built-up areas, characterized by a dominance of buildings, should be compatible and blend with surrounding buildings. Proposed Elevations

11 DR Development Plan, Page 11 A lighting plan is required to ensure lighting does not interfere with the nearby airport operations. On-site lighting shall be shielded and directed downward (PC Reso 744 (12) COA P13). The project as conditioned is consistent with the City s Architectural Review Guidelines. Staff Review: A Development Review Board (DRB) meeting was held for this project on November 15, The applicant and his representatives met with technical staff to discuss the proposal and draft Conditions of Approval were formulated. The Development Review Board (DRB) has developed a series of standard conditions of approval (COA) to advise applicants of possible requirements during the development review process. Project specific conditions are included when staff can determine what they should be from the conceptual plans provided for Commission review. A complete plan check occurs after construction plans have been submitted to the Building Division for building permits. Please note that not all COAs included with the Planning Commission Resolution for the project may be applicable. If the applicant has questions and/or concerns regarding specific conditions, he/she should contact the department/division that is recommending the condition. DRB members do not attend the Commission meeting and Planning staff cannot answer specific questions regarding conditions recommended by other departments/divisions. The DRB recommends approval of DR subject to the attached Conditions of Approval. ENVIRONMENTAL DETERMINATION: A Mitigated Negative Declaration (MND) was prepared for the project by Rincon Consultants and circulated through the State Clearinghouse for public review from October 18 through November 16, 2012 (SCH No ). Comments were received from: Department of Transportation Aviation District 5, dated Nov 7, 2012; Santa Ynez Chumash Tribal Elders Council, dated Oct 29, 2012; Commissioner Ron Fink, dated Oct 30, 2012; Santa Barbara County Air Pollution Control District, dated Nov 15, 2012; Although not required by CEQA, responses have been prepared and are included as part of the Final MND. (Attachment No. 3). The MND was distributed to the Planning Commission for review on October 17, 2012 and is available on the City website at

12 DR Development Plan, Page 12 The Planning Commission is requested to consider the MND, accept the Mitigation Measures included in PC Resolution No. 744 (12) as Exhibit B, and direct staff to prepare and file a Notice of Determination pursuant to CEQA requirements. NOTICING: October 19, 2012 A Notice of Intent to Adopt a Mitigated Negative Declaration was: 1) Published in the Lompoc Record: 2) Mailed to the State Clearinghouse and responsible State Agencies; 3) Mailed to property owners within 300 feet of the subject property; and 4) Posted on the City website. November 30, 2012 A Notice of Public Hearing was: 1) Published in the Lompoc Record; 2) Mailed to property owners within 300 feet of the subject property; 3) Mailed to responsible State Agencies responding to the draft MND; 4) Posted on the City website; and 5) Posted on the project site. APPEAL RIGHTS: Any person has the right to appeal the Planning Commission action to the City Council within ten days of the action. Contact a Planning Division staff member for the required appeal form; the fee is $ ATTACHMENTS: 1. Draft Resolution No. 744 (12) and Conditions of Approval; 2. Draft Resolution No. 745 (12) and Conditions of Approval; 3. Final MND, Including Response to Comments and Mitigation Monitoring Reporting Plan; and 4. Site Plan and Elevations. (PC only with staff report, documents available for review in Planning Division) Staff Report has been reviewed and approved for submission to the Planning Commission Teresa Gallavan Date Economic Development Director / Assistant City Administrator Lucille T. Breese, AICP Planning Manager Date G:\COMDEV\Staff reports-pc\dr\2012\dr Campbell Ranch Cooling.docx