Planning Commission
MEETING DATE: 11/2/2016
Title
CASE NO. Conditional Use Permit No. 16-030
APPLICANT: Ewing Irrigation & Landscape Supply, Raymond Duran
LOCATION: Southwest corner of Avenida Ximino and Aliso Road
(APN: 678-294-020 and -021)
REQUEST: A Conditional Use Permit Application for the establishment of an outdoor material storage yard on two vacant lots in the PCC (Planned Community Commercial) Zoning District and Specific Plan No. 91-49.
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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. 15332, Class No. 32 (In-Fill Development Projects).
APPROVE Conditional Use Permit No. 16-030 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. 15332, Class No. 32 (In-Fill Development Projects) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 16-030, subject to the attached conditions of approval, and based on the following findings:
1. The outdoor material storage yard, which is located at the southwest corner of Avenida Ximino and Aliso Road in the PCC District, is authorized as a conditional use pursuant to the City of Cathedral City Zoning Ordinance, Chapter 9.72;
2. The outdoor material storage yard, which is located in Specific Plan (SP) No. 91-49, is authorized as a conditional use pursuant to the City of Cathedral City Ordinance No. 354;
3. The outdoor material storage yard is 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 PCC Zoning District and SP No. 91-49 in which the outdoor material storage yard is to be located;
4. The site is adequate in size and shape to accommodate the outdoor material storage yard and has specific conditions to ensure that the land use will fit into the existing commercial site and neighborhood; and
5. The site for the proposed outdoor material storage yard relates properly to Ramon Road, Aliso Road and Avenida Ximino, which is designed and improved to carry the type and quantity of traffic generated or to be generated by the outdoor material storage yard. Additionally, the City Engineer has reviewed the proposed project and determined that there will be no negative impact to the existing traffic and streets.
BACKGROUND:
The Applicant (Raymond Duran representing Ewing Irrigation & Landscape Supply) submitted a Conditional Use Permit application on July 26, 2016 for the establishment of an outdoor material storage yard on two vacant sites totaling approximately 15,000 square feet. The project site is located on the southwest corner of Avenida Ximino and Aliso Road directly north of the existing Ewing Irrigation & Landscape Supply retail building, within the PCC Zoning District and SP No. 91-49. The storage yard will be an ancillary use of the existing retail location.
The project does not propose any new buildings; only the construction of block walls to secure the storage area. Therefore, staff has determined a review by the Architectural Review Subcommittee (ARC) is not required. The Planning Commission will take final action on this matter unless it is appealed to the City Council.
ANALYSIS:
The proposed project (outdoor material storage yard) is a conditional use as defined in the PCC (Planned Community Commercial) Zoning District, which requires that any use involving outdoor activity or storage must obtain a Conditional Use Permit (CUP). The proposed storage yard will be located on two vacant parcels. Since no buildings are proposed, there are no development standards applicable to this project.
SP No. 91-49 was adopted to set forth supplemental development standards particularly related to new development or construction within the PCC Zoning District. Pursuant to the specific plan, any allowable or conditionally permitted use prescribed in the PCC zone is similarly permitted in SP No. 91-49. Therefore, the project complies with the requirements of the Specific Plan.
A CUP is required in order to monitor the hours of operation, evaluate the type and size of materials stored at the facility, drop-off and pick-up procedures, vehicle access, and other factors that may affect the site and impact the surrounding area.
SITE
The applicant will construct and install a number of site improvements, pursuant to City standards. These include the construction of a new six foot high split face block wall around the perimeter of the site, sidewalks along Avenida Ximino and Aliso Road, an ADA compliant ramp at the corner, and landscape planters within the interior of the site and the right-of-way.
There are two driveways proposed along Avenida Ximino for ingress and egress to the storage yard. Each driveway will feature a six foot high tubular steel rolling gate with mesh screening painted to match the block wall. The outdoor material storage yard (“yard”) will house various landscaping materials and products that will serve the associated retail store (Ewing Irrigation & Landscape Supply) to the south. The yard will have five parking spaces including a van accessible handicap space. The proposed block wall adjacent to the existing alley will have a corner cut off so as to maintain a clear line of sight of approaching vehicles and pedestrians.
A typical customer will make their purchase at the retail location at 68604 Ramon Road and drive into the yard to pick up the purchased material. Staff has conditioned the project not to move or transport any materials from the yard to the retail area (Condition No. 3.03) via forklifts, vehicles, trucks or other equipment.
ARCHITECTURE
The applicant is proposing to construct a six foot high split face decorative block wall around the perimeter. The color of the split face decorative block wall will complement the character of the existing retail building.
LANDSCAPE
Landscaping will be installed within the interior of the project site and along Aliso Road and Avenida Ximino, within the parkway. Pursuant to SP No. 91-49, the applicant has provided 24” box trees (Weeping Bottlebrush) along Avenida Ximino and Aliso Road to screen the project site from the adjacent residential neighborhood. Additionally, the applicant will install decomposed granite (Palm Springs Gold) within the landscape planters. All proposed landscape material is consistent with the City’s landscape design standards and guidelines.
OPERATION HOURS
The hours of operation for the proposed project shall be limited as set forth in Chapter 11.96.050 (Controlled Hours) of the Cathedral City Municipal Code (Condition No. 3.02). As such, no person shall engage in the following activities between the hours of 7:00 am to 8:00 pm:
A. Load or unload any vehicle, or operate or permit the use of dollies, carts, forklifts, or other wheeled equipment that causes any impulsive sound, raucous or unnecessary noise within one thousand feet of a residence;
B. Operate or permit the use of domestic power tools, or machinery or any other equipment or tool in any garage, workshop, house or any other structure;
C. Operate or permit the use of gasoline or electric powered leaf blowers, such as commonly used by gardeners and other persons for cleaning lawns, yards, driveways, gutters and other property;
D. Operate or permit the use of pile driver, steam or gasoline shovel, pneumatic hammer, steam or electric hoist or other similar devices;
E. Operate or permit the use of electrically operated compressor, fan, and other similar devices;
F. Operate or permit the use of any motor vehicle with a gross vehicle weight rating in excess of ten thousand pounds, or of any auxiliary equipment attached to such a vehicle, including, but not limited to, refrigerated truck compressors, for a period longer than fifteen minutes in any hour while the vehicle is stationary and on a public right-of-way or public space except when movement of the vehicle is restricted by other traffic;
G. Repair, rebuild, reconstruct or dismantle any motor vehicle or other mechanical equipment or devices in a manner so as to be plainly audible across property lines.
PARKING
The parking schedule in Chapter 9.58 (Off-Street Parking) prescribes a parking requirement of 1 space for each 2,500 square foot of area for an “outdoor use”. The total square footage of the storage yard is 11,741 square feet. Therefore, five spaces are required for the project. The applicant is providing five parking spaces for customers and employees within the storage yard, and has met the requirement.
ENVIRONMENTAL ANALYSIS:
This project is Categorical Exempt under Section No. 15332, (Class No. 32, In-Fill Development Projects) of the State CEQA Guidelines, which allows the construction of block walls for an outdoor material storage yard is to be exempt. Since the site is less than five acres, surrounded by urban development, and having access to utilities, and no outside expansion, this project qualifies for a Class No. 32 Exemption.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon which 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 5).
ATTACHMENTS:
Attachment 1: Conditions of Approval
Attachment 2: Site Plan
Attachment 3: Color Elevation
Attachment 4: Landscape Plan
Attachment 5: Public Hearing Notice