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HomeMy WebLinkAboutPlanning Commission Staff Report+�- CAUIFORNIA 4.31 UrcoaronkaZD CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 PLANNING COMMISSION STAFF REPORT Title: Cass 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. 5 March 18, 2013 PUBLIC HEARING — CONDITIONAL USE PERMIT FOR A TH MARTIAL ARTS SCHOOL AT 340 W. 26 STREET, SUITES G AND H 2013-05 CUP West side of Hoover Avenue, south of Mile of Cars Way. 562-340-33 Michael Fellows — Planning Technician Leticia Ribeiro Dos Santos Fenton NCP LLC Light Industrial (IL) .51 acres (industrial park approximately 20 acres) Southport Industrial Park across 26th Street / IL Southport Industrial Park / IL Southport Industrial Park / IL Southport Industrial Park / IL Categorically Exempt pursuant to Class 1 Section 15301 (Existing Facilities) BACKGROUND Site Characteristics The project site is the Southport Industrial Park, which is a 297,500 square -foot multi - tenant industrial park developed on approximately 20 acres of land. The industrial park is located in the IL (Light Industrial) zone. Proposed Use The applicant proposes r�to open a Brazilian Jki-Jitsu martial arts school that would provide instruction Monday through Saturday from 9 a.m. to 9CA ld be � p.m. viaoaCS vvGi,iiV be held throughout the day for approximately 15 students at a time. The proposed school would be 3,630 square feet and would include accessory retail sales of martial arts accessories (clothing, books, etc.) Analysis Martial arts instruction is classified as indoor commercial recreation, which is permitted in the IL zone with issuance of a Conditional Use Permit (CUP). Concerns with martial arts schools usually focus around traffic, a high demand for parking that is concentrated at particular times for extended periods of time, and the potential for noise impacting neighboring uses. Traffic and parking The existing road network is more than capable of handling the additional traffic generated by the martial arts school. This determination is based on SANDAG data that estimates a 3,630 square -foot martial arts school would generate approximately 109 average daily trips (ADT) or about 10 trips per hour. Access to the property is provided by Hoover Avenue, a collector street and Mile of Cars Way, an arterial street. Both streets are more than capable of handling the nominal increase in traffic as they have a Level of Service (LOS) of A, the best rating available. The industrial park has sufficient parking to support both the proposed martial arts school and the existing industrial uses in the industrial park. This determination is based on the 890 parking spaces that currently exist on the site, which exceeds the 300 parking spaces required by the Land Use Code for the development. The proposed 3,640 square foot school would require six more parking spaces (2.5 spaces per 1,000 square feet of gross floor area) than an industrial use (1 space per 1000 square feet gross floor area) in the same suite; however, the site can easily handle the increase in parking needs for the reason mentioned above. Noise Martial arts instruction and participation can be noisy and incompatible with neighboring uses. In this case, noise is not a concern since neighboring uses are manufacturing uses in an industrial zone where moderately noisy uses are expected. A Condition of Approval will be added requiring all aspects of the school (training, exercising, etc.) be conducted within the building at all times to help reduce noise impacts on neighboring uses. Retail sales Retail sales are only permitted in the IL zone as an accessory use which is incidental to or customarily found in conjunction with the primary use. In this case, the applicant is requesting to sell clothing and other items that are related to the martial arts school which is allowed by the zone. Department Comments The Building Department conducted an inspection and observed minor electrical and ADA violations that must be corrected prior to operation of the school. The Fire Department provided standard comments for this type of use that requires the applicant to obtain the occupancy Toad from the Building Department, instailation of panic hardware and green illuminated exiting signs if occupancy Toad is 50 or greater, and the installation of fire extinguishers. The Police Department requested that Conditions of Approval be added to the business that restricts the business from selling items typically sold at tobacco specialty shops including unregulated tobacco, Spice (mimics effects of cannabis), Bath Salts (synthetic powder frequently produced with amphetamine like products), and tobacco drug paraphernalia. Engineering Division had no comments since there is no construction proposed as part of the project. Conditions of Approval have been included to address Department comments, with the exception of Police comments. The Condition of Approval requiring the retail business remain accessory to the martial arts school, and requires that all items sold be reasonably related to the martial arts school, would cover this. Summary The proposed martial arts school with accessory retail sales is permitted in the zone by the Land Use Code with the approval of a Conditional Use Permit. Conditions of Approval will help ensure that the business operates in harmony with existing uses in the area. Furthermore, the potential impacts on neighboring uses are minimal since the road network is capable of handling the minor increase in traffic, adequate parking is provided on the site, and noise will have little effect on neighboring manufacturing uses. RECOMMENDATION Approve 2013-05 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 37 property owners) 5. Notice of Exemption 6. Exhibit A, Case File No. 2013-05 CUP, dated 2/27/2013 gA1 MICHAEL FELLOWS Planning Technician BRAD RAU LSTO N Executive Director RECOMMENDED FINDINGS FOR APPROVAL 2013-05 CUP, 340 W. 26th Street, Suites G and H 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 streets and highways that are adequate in width and pavement type to carry the volume and type of traffic generated by the proposed use, since the site has access to Hoover Avenue, a collector street, and Mile of Cars Way, an arterial street, which can accommodate the additional 109 average daily trips (AD T). 3. That the proposed use will not have an adverse effect upon adjacent or abutting properties, since the use is contained within an existing building within an industrial park that provides adequate parking for the use. 4. That the proposed use is deemed essential and desirable to the public convenience, since the school will provide a service (martial arts instruction) that is in demand by members of the community. RECOMMENDED CONDITIONS OF APPROVAL 2013-05 CUP, 340 W. 2em Street, Suites G and H General 1. This Conditional Use Permit authorizes a martial arts school at 340 W. 26th Street, Suites G and H. Except as required by conditions of approval, all plans submitted for permits associated with the project shall conform to Exhibit A, Case File No. 2013-05 CUP, dated 2/27/2013. 2. Before this Conditional Use Permit shali become effective, the applicant and the property owner both shall sign and have notarized an Acceptance Form, provided by the Planning DepArtment wIc Iowiedg ng am accepting a!! rconditkms imposer) 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 Departmentthat 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 Executive 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 the Land Use Code. Building 5. Any plans submitted for construction shall comply with the 2010 editions of the California Building, Electrical, Mechanical, Plumbing, Energy, Fire, Residential and Green Codes 6. A building permit must be obtained for a change of occupancy and the minor electrical and ADA violations observed during a site inspection must be fixed prior to operation of the martial arts school. i=;re 7. Any plans submitted for construction shall comply with 2010 edition of NFPA, 2010 edition of the CFC. 8. An occupancy load shall be provided by the National City Building Department to meet code. 9. If the occupancy load is 50 or greater, the requirements for panic hardware and illuminated green exits signs with emergency lights will be required. 10. Fire extinguishers shall be placed inside the building to meet California Fire Code requirements. Please call for direction on placement. 11. A 48-hour notice is required prior to required fire inspection. Planning 12.AIl aspects of the school (training, exercising, etc.) shall be conducted within the building at all times. 13. Retail sales must be reasonably related to martial arts training and the retail function must remain accessory to the martial arts school. CALIFORNIA tflacli 1 131 11 IVO, „Cl •� ailrooarosATo CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 NOTICE OF PUBLIC HEARING CONDITIONAL USE PERMIT FOR A MARTIAL ARTS SCHOOL AT 340 W. 26TH STREET, SUITES G AND K. CASE FILE NO.: 2013-05 CUP AP N : 562-340-33 The National City Planning Commission will hold a public hearing after the hour of 6:00 p.m. Monday, March 18th, 2013, in the City Council Chambers, Civic Center, 1243 National City Boulevard, National City, California, on the proposed request. (Applicant: Leticia Ribeiro) The applicant proposes to operate a martial arts school in an existing industrial suite located in an industrial zone. The school proposes to operate daily from 9 a.m. to 9. p.m. at varying hours. There is no construction proposed with the project. Information is available for review at the City's Planning Division, Civic Center. Members of the public are invited to comment. Written comments should be received by the Planning Division on or before 12:00 p.m., March 18th, 2013, who can be contacted at 619-336-4310 or planningc nationalcityca.gov If you challenge the nature of the proposed action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to, the public hearing. NATIONAL CITY PLANNING DIVISION 0'-- BRAD RAULSTON Executive Director — C,LJFCRNUR a.ge./ . .CORP.„. CITY OF NATIONAL CITY - DEVELOPMENT SERVICES DEPARTMENT 1243 NATIONAL CITY BLVD., NATIONAL CITY, CA 91950 NOTICE OF EXEMPTION TO: County Clerk County of San Diego P.O. Box 1750 1600 Pacific Highway, Room 260 San Diego, CA 92112 Project Title: 2013-05 CUP Project Location: 340 W. 26th Street, Suites G and H, National City, CA 91950 Contact Person: Michael Fellows Telephone Number: (619) 336-4315 Description of Nature, Purpose and Beneficiaries of Project: Conditional Use Permit for a martial arts school within a 3,630 square -foot suite in an existing industrial park. Applicant: Leticia Ribeiro Santos 1739 Thomas Avenue #1 San Diego, CA 92109 Exempt Status: Telephone Number: (619) 888-5228 Categorical Exemption. Class 1 Section 15301 (Existing Facilities) Reasons why project is exempt: The proposed use will not have a significant impact on the environment since the martial arts school is locating within an existing building and vehicular trips generated by the use will be nominal. Date: MICAHEL FELLOWIS Planning Technician