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HomeMy WebLinkAboutPlanning Commission Staff ReportCITY 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. 3 April 4, 2011 PUBLIC HEARING — CONDITIONAL USE PERMIT FOR A CERTIFIED NURSES ASSISTANT SCHOOL AT 2345 EAST 8TH STREET. 2011-19 CUP Northwest corner of East 8th Street and Euclid Avenue. 557-162-05 Martin Reeder — Assistant Planner The Nurse Group, LLC Mpt of Paradise Valley LP Private Institutional (IP-PD) 0.77 acres Automotive use / IP-PD Paradise Valley Hospital across Euclid Ave. / IP-PD Medical offices and restaurant use across East 8th St. / IP-PD Medical offices use / IP-PD Categorically Exempt pursuant to Class 1 Section 15301 (Existing Facilities) 2 BACKGROUND Site Characteristics The project site is an approximately 32,670 square -foot lot developed with an approximately 11,400 square -foot medical office building. The property has 59 parking spaces on site and is located in the Private Institutional (IP) zone. The property is also located within a Planned Development (PD) overlay. The applicants are looking to occupy a 1,284 square -foot suite in the building, which is mostly vacant medical office space. There are a handful of other medical offices at the facility. Proposed Use The applicant proposes to provide lectures for up to 30 certified nursing assistant students from 8:30 a.m. to 5:00 p.m. Monday to Friday. The lectures are part of a 24- day Certified Nursing Assistant (CNA) training program that prepares students for the CNA certification exam. The first eight days would be spent at the project location, with the practical training to take place in off -site medical facilities. Analysis A school is permitted in the IP 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 IP 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 one-off campus and would not cater to as many students as a traditional college campus, these concerns would not be as prevalent. Parkinq/Circulation The building was built in 1959 with 59 parking spaces. Current Code standards would require a minimum of 51 spaces for 32,670 square feet of office space. Therefore, the center has 8 more spaces than needed. However, the pending Zoning Code requires 1 space per 40 square feet of classroom space and 1 space per 300 square feet of office use. In this case, that would be 12 parking spaces. 1,284 square feet of office space per current standards requires 7 spaces. The difference of 5 parking spaces is covered by the overage of 8 spaces on site. Therefore, the proposal meets both current and proposed parking requirements. According to SANDAG data, a 1,284 square -foot school would generate approximately 31 average daily trips (ADT). Access to and from the area is provided by East 8th Street and Euclid Avenue, both arterial streets. Therefore, no traffic issues are anticipated; the existing road network is more than capable of handling the additional traffic generated by the school. 3 Planned Development Overlay Zone As previously mentioned the property is located within the PD Overlay zone. Seeing as there would be no new construction involved, only interior tenant improvements, there is no Planned Development permit necessary. 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 proof of all local, state and/or federal permits necessary for operation of the Certified Nursing Assistant School be provided prior to operation. Summary The proposed educational use is consistent with the Land Use Code with the approval of a Conditional Use Permit. 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 2011-19 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 17 property owners) 5. Site Photos 6. Notice of Exemption 7. Exhibit A, Case File No. 2011-19 CUP, dated 5/9/2011 MARTIN REEDER Assistant Planner MARYAM bAB~ Development Services Director 4 RECOMMENDED FINDINGS FOR APPROVAL 2011-19 CUP, 2345 East 8th 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 East 8th Street and Euclid Avenue, both arterial streets, to accommodate the additional 48 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 Private Institutional 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 RECOMMENDED CONDITIONS OF APPROVAL 2011-19 CUP, 2345 East 8th Street General 1. This Conditional Use Permit authorizes a Certified Nursing Assistant school at 2345 East 8th 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. 2011-19 CUP, dated 5/9/2011. 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 Development Services Director 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. 7. A Group `B' building used for educational purposes shall be provided with a manual or automatic fire alarm system. This provision shall apply to, but shall not necessarily be limited to, every community college and university. Exception — a privately owned trade or vocational school, or any firm or company which provides educational facilities and instructions for its employees is not subject to this requirement. 6 8. Approval for final sign -off shall be contingent upon final field inspection and compliance with all applicable codes and ordinances. Planning 9. The applicant shall provide proof of all local, state and/or federal permits necessary for operation of the Certified Nursing Assistant School. Proof of said permits shall be provided at time of business license issuance.