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HomeMy WebLinkAboutPlanning Commission Staff ReportINcoR'POitATED CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 PLANNING COMMISSION STAFF REPORT Title: Case File No.: Location: Assessor's Parcel No: Staff report by: Applicant: Property owner: Combined General Plan/ Zoning designation: Parcel size: Adjacent land use/zoning: North: East: South: West: Environmental review: Item no. 4 April 4, 2011 PUBLIC HEARING — CONDITIONAL USE PERMIT FOR A COMMUNITY COLLEGE WITHIN AN EXISTING COMMERCIAL BUILDING AT 22 WEST 35TH STREET 2011-07 CUP Southwest corner of National City Blvd. and W. 35th St. 562-310-72 Martin Reeder — Assistant Planner California College San Diego SCOLSP Heavy Commercial (CH -CZ) 0.96 acres Automotive use / CH -CZ Shopping center across National City Blvd. / City of Chula Vista Open space/Sweetwater River / CH -CZ Office and light industrial uses / ML-CZ Categorically Exempt pursuant to Class 1 Section 15301 (Existing Facilities) BACKGROUND Site Characteristics The project site is an approximately 42,000 square -foot lot developed with a 20,480 square -foot two story building. The property has 70 parking spaces on site and is located in the Heavy Commercial (CH) zone. The property is also located within the Coastal Zone (CZ) overlay. All other land uses on West 35th Street are commercial or industrial in nature. Most of the street is taken up by the Southland Industrial Park, with the exception of the former South Bay Motorsports lot across from the subject property. Proposed Use The applicant proposes to operate a satellite college campus within the building between the hours of 8:00 a.m. to 8:00 p.m. Monday through Friday. The college proposes to lease approximately 5,600 square feet of the lower floor of the building. The school is expecting upwards of 20 students in the first month, with the student population expected to increase as more people learn of the school. The facility would have seven staff members to begin with. Analysis California College is a for profit technical college offering classes in nursing, graphic arts, business and technology. The primary campus is located in Mission Valley. The National City location would be a satellite of the Mission Valley campus. California College San Diego has been operating since 1978. A school is permitted in the CH zone with the issuance of a Conditional Use Permit (CUP). Specifically, the use is noted in Use Group 27 — Offices and Studios — a use allowed in the CH zone; however, schools specifically require a CUP within this use group (other group 27 uses are allowed by right). Concerns with educational uses usually focus around traffic and parking issues. Given that this would be a satellite campus and would not cater to as many students as a traditional college campus, these concerns would not be as prevalent. Parking/Circulation The building was built in 1974 with 70 parking spaces. Current Code standards require a minimum of 78 spaces for 20,000 square feet of office space. There is ample off -site parking available on 35th Street. Considering that some classes would be outside of normal business hours (evenings), more than the normal amount of street parking would be available nearby, due to the area being exclusively commercial/industrial in nature. The Code does not provide a specific parking standard for schools other than preschools; therefore no additional parking is technically required. Due to the temporary nature of student occupation of the building (depending on class durations), less parking would be necessary compared to the same space devoted to an office use, where all employees would be present throughout the day. According to SANDAG data, a 5,600 square -foot school would generate approximately 140 average daily trips (ADT). Access to and from the area is provided by National City Blvd. north of State Route 54 and Broadway in Chula Vista south of SR-54 (both arterial streets), and by SR-54 itself (a freeway). Furthermore, West 35th Street does not provide through access to any other part of the City. Therefore, no traffic issues are anticipated; the existing road network is more than capable of handling the additional traffic generated by the school. Coastal Zone As previously mentioned the property is located within the Coastal Zone. Although this property location is not within an area categorically excluded from Local Coastal Program (LCP) requirements, it is exempt from the Coastal Development Permit process due to no external changes being proposed. Furthermore, no change in landform is proposed anywhere on the property and the change in intensity of use does not require more or less parking, therefore, the CUP is consistent with the LCP. Department Comments Comments were received from the Building Division and Fire Department dealing with building and fire code requirements. Standard Conditions of Approval are also included, as well as a condition requiring that any expansion of the use beyond the area shown in plans shall require modification of this CUP. The primary reason for the latter condition is that if the building becomes more than a certain percentage occupied by an educational use, addition Fire Department regulations will take effect. Specifically, a fire sprinkler and alarm system would need to be installed. As proposed, these additional items are not required. Summary The proposed educational use is consistent with the Land Use Code with the approval of a Conditional Use Permit. The school is well established in the San Diego County area and is a service in need in the community. In addition, Conditions of Approval will ensure that the business operates in harmony with existing uses in the area. Furthermore, the potential impacts are minimal since the site is within an existing commercial/industrial area and adequate parking is available on site. RECOMMENDATION Approve 2011-07 CUP subject to the conditions listed below, based on attached findings. ATTACHMENTS 1. Recommended Findings for Approval 2. Recommended Conditions of Approval 3. Location Map 4. Public Hearing Notice (Sent to 8 property owners) 5. Site Photos 6. Notice of Exemption 7. Exhibit A, Case File No. 2011-07 CUP, dated 2/17/2011 MARTIN REEDER Assistant Planner MAYAM BABAKI Development Services Director RECOMMENDED FINDINGS FOR APPROVAL 2011-07 CUP, 22 West 35th Street 1. That the site for the proposed use is adequate in size and shape, since the proposed use will be within an existing building and since no expansion of the building is proposed. 2. That the site has sufficient access to National City Blvd., an arterial street and State Route 54, a freeway to accommodate the additional 140 average daily trips (ADT), and since no building expansion is proposed. 3. That the proposed use will not have an adverse effect upon adjacent or abutting properties, since the use is contained wholly within an existing building and the use is consistent with an educational and/or office use which is permitted in the Heavy Commercial zone. 4. That the proposed use is deemed essential and desirable to the public convenience, since it will provide a service in need in the area among members of the community seeking to gain additional education. 5. That the granting of this Conditional Use Permit is consistent with and implements the Certified Local Coastal Program, since the project does not involve any land alterations and provides for a use on an existing commercially - zoned parcel in an area designated by the Local Coastal Program and the General Plan for such use. RECOMMENDED CONDITIONS OF APPROVAL 2011-07 CUP, 22 West 35th Street General 1. This Conditional Use Permit authorizes a satellite community college campus at 22 West 35th Street. Except as required by conditions of approval, all plans submitted for permits associated with the project shall conform to Exhibit A, Case File No. 2011-07 CUP, dated 2/17/2011. 2. Before this Conditional Use Permit shall become effective, the applicant and the property owner both shall sign and have notarized an Acceptance Form, provided by the Planning Division, acknowledging and accepting all conditions imposed upon the approval of this permit. Failure to return the signed and notarized Acceptance Form within 30 days of its receipt shall automatically terminate the Conditional Use Permit. The applicant shall also submit evidence to the satisfaction of the Planning Division that a Notice of Restriction on Real Property is recorded with the County Recorder. The applicant shall pay necessary recording fees to the County. The Notice of Restriction shall provide information that conditions imposed by approval of the Conditional Use Permit are binding on all present or future interest holders or estate holders of the property. The Notice of Restriction shall be approved as to form by the City Attorney and signed by the Planning Division prior to recordation. 3. Within four (4) days of approval, pursuant to Fish and Game Code 711.4 and the California Code of Regulations, Title 14, Section 753.5, the applicant shall pay all necessary environmental filing fees for the San Diego County Clerk. Checks shall be made payable to the County Clerk and submitted to the National City Planning Department. 4. This permit shall become null and void if not exercised within one year after adoption of the resolution of approval unless extended according to procedures specified in Section 18.116.190 of the Municipal Code. Building 5. Plans submitted for construction shall comply with the 2010 editions of the California Building, Electrical, Mechanical, Plumbing, Energy, Fire, Residential and Green Codes. Fire 6. The project shall be built to code. The National City Fire Department utilizes the 2010 edition of the California Fire Code and the 2010 edition of NFPA. Planning 7. Any expansion of the use approved by this permit beyond the area shown in approved plans shall require modification of this Conditional Use Permit.