Planning Commission
MEETING DATE: 8/1/2018
Title
CASE NO. Conditional Use Permit No. 18-007
APPLICANT: Mountain Edge Collective, Inc./Azteca Plaza, Alex R. Gonzales
LOCATION: 34212 Date Palm Drive (APN: 673-130-019 and -020)
REQUEST: Consider a Conditional Use Permit application to operate a cannabis business (cultivation and distribution/transportation site) in an existing commercial building in the PCC (Planned Community Commercial) Zoning District and Specific Plan No. 90-43 located at 34212 Date Palm Drive.
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STAFF PLANNER:
Salvador Quintanilla, Associate Planner
RECOMMENDATION:
Recommendation
APPROVE an exemption to the California Environmental Quality Act (CEQA) pursuant to Section No. 15301, Class No. 1 (Existing Facilities).
APPROVE Conditional Use Permit No. 18-007 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
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FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section No. 15301, Class No. 1 (Existing Facilities) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 18-007, subject to the attached conditions of approval, and based on the following findings:
1. The cannabis business to be located at 34212 Date Palm Drive, in the PCC Zoning District is authorized as a conditional use per the City of Cathedral City Zoning Ordinance, Chapter 9.30, and Specific Plan No. 90-43.
2. The cannabis business as well as all operations as conducted therein, fully complies with all applicable building, electrical, zoning and fire codes, accessibility requirements of the Americans with Disabilities Act (ADA), and all relevant City and State Law. Staff has reviewed the site and floor plans submitted and determined that, as conditioned herein, the cannabis business will comply with all relevant building codes, zoning, and the ADA.
3. The cannabis business fully complies with and meets all operating criteria required pursuant to State Laws, Chapter 5.88 of the City Municipal Code (CCMC), any other provisions of the CCMC, and any specific, additional operating procedures and measures as may be imposed as conditions of approval in this in this conditional use permit. The applicant has been granted local licenses (MCL No. 18-003) in accordance with Chapter 5.88 of the CCMC, and in granting the local license the City Manager determined that the cannabis business was in compliance with all applicable laws regarding the operation of the business.
4. The cannabis business is necessary or desirable for the development of the community, is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located. By allowing cannabis businesses in certain zones, the City Council has determined that cannabis businesses are necessary and desirable for the development of the community, is consistent with the general plan and the specific plan, and will not be detrimental to other uses in the zones.
5. The site for the cannabis business is adequate in size and shape to accommodate such use and any and all of the yards setbacks and walls or fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood. The cannabis business meets all site development standards.
6. The site for the cannabis business relates properly to streets and highways which are designed and improved to carry the type and quantity of traffic generated or to be generated by the proposed use. The cannabis business primary collector street is Date Palm Drive, which has adequate capacity to serve the limited traffic that will be generated by the use.
7. The applicant agrees to comply with any and all of the conditions imposed by the Planning Commission or be subject to a revocation hearing.
BACKGROUND:
City ordinances allow for the establishment of cannabis businesses (dispensaries, cultivation, distribution/transportation and manufacturing sites) within certain zoning districts of the City, subject to a Conditional Use Permit (CUP). The ordinances regulating cannabis businesses are codified at CCMC Chapters 5.88 and 9.108 (the “Ordinance”).
Under the ordinance, cannabis businesses are required to obtain both a cannabis license (local license) and CUP. For the local license, applicants are required to submit various documents such as the ownership structure of the cannabis business, a general description of the products and services to be provided and security and delivery plans. In addition, all owners, directors, officers and persons who are managing or otherwise responsible for the activities of a proposed cannabis business must submit to a background check. The City Manager, or his designee, shall decide whether to approve or deny a local license application.
A Local License application for cultivation and distribution/transportation and Conditional Use Permit (CUP) were submitted on March 19, 2018. The Local License application was reviewed by staff including the Police Department, the background check completed and the cultivation and distribution/transportation licenses were granted on May 15, 2018 (see Attachment 7 and 8).
The Architectural Review Committee (ARC) reviewed the project on June 20, 2018 and approved the project to move forward to the Planning Commission with a vote of 5-0, incorporating the following comments and revisions:
1. Replace the existing light poles with a modern design.
2. Paint the existing monument sign consistent with the proposed color scheme.
The changes were incorporated into the elevation plan prior to the Planning Commission meeting. The Planning Commission will take final action on this matter unless it is appealed to the City Council.
ANALYSIS:
The project site is located within the PCC (Planned Community Commercial) Zoning District and Specific Plan No. 90-43. The surrounding uses include restaurant, multi-tenant office building, vacant lot, and commercial shopping center. Pursuant to CCMC section 9.108.070, a combined cultivation and distribution/transportation site may only be located within the PCC (Planned Community Commercial), I-1 (Light Industrial) or CBP-2 (Commercial Business Park) zoning districts.
Furthermore, no cultivation and distribution/transportation site shall be located: a) within six-hundred (600) feet of a school, day care center, or youth center; b) within three hundred (300) feet of a residential zone, or c) within two hundred and fifty (250) feet of East Palm Canyon Drive. Staff has confirmed that the subject location does not violate any of the applicable location restrictions set forth in the CCMC.
The existing 14,551 square foot building was previous occupied by Azteca Furniture and includes a ground level and basement. The cannabis facility will occupy most of the building with the exception of suite A on the ground level and Suite B in the basement. The facility will have 3,887 square feet of cultivation, 2,074 square feet of office, storage, and other ancillary space on the ground level and 2,837 square feet of cultivation, 409 square feet of distribution/transportation, and 2,221 square feet of storage and other ancillary space in the basement.
There are a number of improvements proposed to the site including a new trash enclosure, restriping of the parking areas and renovation of the existing landscaping. The project requires 17 parking spaces, 14 spaces (including one ADA and one van accessible parking space) are provided in the parking lot and three parking spaces will be located in the former delivery area and are intended for employee parking only.
The building will be repainted in a light tan (Blonde) and gray (Folkstone) color scheme accented by a light orange color (Autumnal) on the new metal awnings, column trim and architectural details added to the main entrance of the building. A stone veneer will be added along the base of the building and to the stucco columns at the entrance and the columns along Date Palm Drive will be covered with the same veneer.
ENVIRONMENTAL ANALYSIS:
Categorical Exemption under Section No. 15301, Class No. 1 (Existing Facilities) of the State CEQA Guidelines, allows tenant improvements in existing buildings to be exempt. Since there is no outside expansion, this qualifies for a Class No. 1 Exemption.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA (see Attachment 9).
ATTACHMENTS:
Attachment 1: Conditions of Approval
Attachment 2: Site Plan
Attachment 3: Floor Plan - Ground Level
Attachment 4: Floor Plan - Basement
Attachment 5: Color Elevation
Attachment 6: Landscape Plan
Attachment 7: Local License - Distribution
Attachment 8: Local License - Cultivation
Attachment 9: Public Hearing Notice