Planning Commission Staff Report
Report Prepared by: Francisco Mendoza-Gonzalez, Associate Planner, Development Services Department
Title
SUBJECT: General Plan Amendment #23-02, Site Utilization Plan Revision #3 to Planned Development (P-D) #12, Conditional Use Permit #1274, and Site Plan Review Permit #516 initiated by Merced Security Storage, LLC, on behalf of REM Land Group, LLC, property owner. The General Plan Amendment would change the General Plan land use designation from Commercial Office (CO) to Business Park (BP). The Site Utilization Plan Revision would change the land use designation within P-D #12 from Commercial Office to Self-Storage. The Site Plan Review Permit would allow the development of a self-storage facility (approximately 440 storage units) with long-term boat and recreational vehicle parking spaces (approximately 171 parking spaces). The Conditional Use Permit would allow a live/work unit for an onsite manager for the self-storage facility. The approximate 6-acre subject site is generally located on the north side of Olive Avenue, approximately 725 feet east of Highway 59. *PUBLIC HEARING*
ACTION: PLANNING COMMISSION:
Recommendation to City Council
1) Environmental Review #23-08 (Mitigated Negative Declaration)
2) General Plan Amendment #23-02
3) Site Utilization Plan Revision #3 to Planned Development (P-D) #12
Approve/Disapprove/Modify
1) Environmental Review #23-08 (Mitigated Negative Declaration)
2) Conditional Use Permit #1274
3) Site Plan Review Permit #516
[subject to City Council approval of General Plan Amendment #23-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #12]
CITY COUNCIL:
Approve/Disapprove/Modify:
1) Environmental Review #23-08 (Mitigated Negative Declaration)
2) General Plan Amendment #23-02
3) Site Utilization Plan Revision #3 to Planned Development (P-D) #12
SUMMARY
The subject site consists of a vacant 6.02-acre parcel located in northwest Merced at 1965 W. Olive Avenue. The subject site is generally located on the north side of Olive Avenue, 725 feet east of Highway 59. The General Plan Amendment would change the General Plan land use designation from Commercial Office (CO) to Business Park (BP). The Site Utilization Plan Revision would change the land use designation within P-D #12 from Commercial Office to Self-Storage (Attachment D). The Site Plan Review Permit would allow the development of a self-storage facility with approximately 440 storage units, and a long-term boat and recreational vehicle parking facility with approximately 171 spaces. The Conditional Use Permit would allow a live/work unit for an onsite manager for the self-storage facility.
RECOMMENDATION
General Plan Amendment and Site Utilization Plan (SUP) Revision
Planning staff recommends that the Planning Commission recommend approval to the City Council of Environmental Review #23-08 (Mitigated Negative Declaration), General Plan Amendment #23-02, and Site Utilization Plan Revision #3 to Planned Development (P-D) #12 (including the adoption of the Draft Resolution at Attachment A) subject to the conditions in Exhibit A, the findings/considerations in Exhibit B, and the Mitigation Monitoring Program in Exhibit C of the Draft Resolution.
Conditional Use Permit and Site Plan Review
Planning staff recommends that the Planning Commission approve Conditional Use Permit #1274 and Site Plan Review #516 (including the adoption of the Draft Resolution at Attachment B) subject to the conditions in Exhibit A, the findings/considerations in Exhibit B, and the Mitigation Monitoring Program in Exhibit C of the Draft Resolution., and contingent upon City Council approval of the General Plan Amendment and SUP Revision above.
Body
DISCUSSION
Project Description
The proposed project is generally located on the north side of Olive Avenue, approximately 725 feet east of Highway 59 (Attachment C). The proposed land uses changes are shown on the map at Attachment D. The proposed project includes a self-storage facility with approximately 440 storage units, a live/work unit for the self-storage manager, and a long-term boat and recreational vehicle parking facility with approximately 171 spaces. The applicant has provided a site plan (Attachment E), floor plans (Attachment F), and elevations (Attachment G) for this proposal.
The southern portion of the development along Olive Avenue would be reserved for the self-storage component of the business (refer to the Site Plan at Attachment E). The tallest structure would be the office at approximately 22 feet tall with the exterior consisting of terracotta tile roofing, walls with a stucco finish with stone veneer columns, and storefront windows (refer to the Elevations at Attachment G). The storage units would be about 11 feet tall and range in dimensions between 5 feet by 5 feet, and 10 feet by 25 feet. The storage units would have a metal finish and a sloped roof from 11 feet to 10 feet, and other similar angled heights. On the eastern property line, the back of the storge buildings would be made out of concrete blocks and be 12 feet tall. The north, south, west, and east (segment for boat and recreational vehicle parking only) property lines would be secured with a wrought iron perimeter fence. The southern portion of the project site would be secured with gates that would be equipped with electronic opening devices to restrict access.
The northern portion of the subject site (approximately 4 acres) would be dedicated for long-term boat and recreational vehicle parking with approximately 171 parking stalls with spaces ranging in size between 10 feet by 28 feet, and 12 feet by 58 feet. The long-term parking stalls would consist of gravel or other similar surface, but the driving aisles to said stalls would be paved with an impervious surface.
Surrounding uses as noted in Attachment C.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Old Fahrens Park |
Planned Development (P-D) #9 |
Parks and Open Space (P-OS) |
|
South |
Walmart (across Olive Avenue) |
Planned Development (P-D) #16 |
Regional/Community Commercial (RC) |
|
East |
Single-Family Subdivision |
Low Density Residential (R-1-6) |
Low Density Residential (LD) |
|
West |
Blue Fire |
Planned Development (P-D) #12 |
Light Industrial (IL) |
Background
The subject site (approximately 6 acres) was annexed into the City in 1970, as part of the Fahrens Creek Annexation which incorporated approximately 576.60 acres into the City limits. The land uses in the area included Light Industrial (I-L) to the east of the subject site and Low Density Residential (LDR) to the west of the subject site. The subject site was designated for Commercial Office (CO) to be a buffer between the industrial and residential uses. The CO designation offered reduced impacts to the adjacent residential properties as professional and medical offices tend to have limited hours of operation during the evening and weekends with less traffic and noise compared to light industrial uses. The subject site has remained vacant for several decades and there has been difficulty developing this site given that its proximity to Black Rascal Creek (approximately 100 feet north) puts 2/3 of the subject site (or 4 acres) within a floodway that does not allow the construction of any structures or buildings. These floodway restrictions have made it difficult to develop this site, however the proposed use of boat and recreational vehicle parking within this floodway do not require buildings making it a qualifying use within the floodway [refer to Finding H of Planning Commission Resolution #4118 (Attachment A) for more information on the requirements for construction within the floodway].
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A for the Findings related to General Plan Amendment 23-02 and Site Utilization Plan Revision #3 to Planned Development (P-D) #12. Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment B for the Findings related to Conditional Use Permit #1274 Site Plan Review #517.
ATTACHMENTS
A. Draft Planning Commission Resolution - General Plan Amendment and Site Utilization Plan Revision
B. Draft Planning Commission Resolution - Conditional Use Permit and Site Plan Review Permit
C. Location Map
D. Land Use Map
E. Site Plan
F. Floor Plans
G. Elevations
H. Table 20.10 - 1 Permitted Land Uses in the Commercial Zoning Districts showing Business Park uses
I. Planned Development Standards
J. Initial Study (Mitigated Negative Declaration)
K. Mitigation Monitoring Table
L. Presentation