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HomeMy WebLinkAbout1166 (2) ,- , PLANNING COMMISSION RESOLUTION 1166 . A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ARCADIA RECOMMENDING DENIAL OF TEXT AMENDMENT 81-3 ALLOWING OFFICE USES IN AN M-1 ZONE WITH AN APPROVED CONDITIONAL USE PERMIT. WHEREAS, A text Amendment was initiated the consideration of allowing office uses in an approved condition~use permit; and WHEREAS, public hearings were held on May 12 at which time all interested persons were given full be heard and to present evidence; by the City for M-1 zone with an and June 9, opportunity to 1981, . NOW THEREFORE BE IT RESOLVED by the Planning Commission of the City of Arcadia as follows: Section 1. That the factual data submitted by the Planning Department in the attached report is true and correct. Section 2. The Commission noted that: Permitting office uses in an industrial zone would effectively change the industrial zone to a commercial zone; that the M-1 zone provides an economic base which would be reduced by allowing office uses in said zone; and, the uses should not be mixed. Therefore, the Planning Com- mission finds that the public necessity and general welfare do not justify said text amendment. Section 3. For the Foregoing reasons, the Planning Com- to the City Council denial of T.A. 81-3. The Secretary shall certify to the adoption of mission recommends Section 4. this resolution. I HEREBY CERTIFY That the foregoing resolution was adopted at a regular meeting of the Planning Commission of the City of Arcadia on the 23rd day of June, 1981 by the following vote: AYES: Commissioners Fee, Hegg, Sargis, Soldate, Hedlund NOES: Commissioner Kuyper ABSENT: Commissioner Brink ABSTAIN: None . ATTEST: Chairman Secretary 1166 . . . .. ( ;C<:/' / n &, c JUNE 9, 1981 TO: PLANNING COMMISSION CITY OF ARCADIA FROM: PLANNING DEPARTMENT CASE NO. T.A.81-3 PREPARED BY: DONNA L. BUTLER ASSOCIATE PLANNER The Planning Commission on May 12, 1981 continued its consideration of T.A. 81-3, a Text Amendment allowing office uses in an M-1 Zone with an approved conditional use permit, in order to obtain an opinion from the City Attorney regarding how much control the City has with the conditional use permit process to regulate, permit or prohibit office uses in an M-1 zone. Attached for your consideration is an opinion from the City Attorney, and the staff report. .;p-rtl_0r-~ "r~~ ........" ,~ ..-." -. ...... "ARC~lA ' '~ ~I~~' ,~' -+<."- ,--..:,...) . '~"'OIU,t.~Y .::) memO'l,anJum Date ~~.Y 26. 1981 Honorable Chairman and Members TO: of the Planning Commission FROM: Charles J. Liberto, City Attorney fr SUBJECT: OPINION REGARDING EFFECTIVENESS OF CONDITIONAL USE PERMIT TO CONTROL OFFICE USES IN M--l ZONE - PROPOSED TA 81-3 RECEIVED !'i1{\Y 3? 1981 CITY OF ARCADIA PL.ANN1NG DEPT. This Opinion responds to Donna Butler's May 20, 1981 request (copy * attached) forwarded from the Planning Commission regarding the degree of control the Conditional Use Permit proposed by TA 81-3 affords the City to regulate, permit or prohibit office uses in an M-l zone. I This is basically a hypothetical question devoid of specific examples of commercial office uses desired to be regulated or prohibited, and development specifications for each, Absent specific examples, generally speaking, a CUP is considered to be a very convenient and useful control device, since the burden is on the applicant to prove the use won't be detrimental; that the site is adequate in size and shape; that abutting streets are adequate; and that it won't adversely affect the General Plan. AMC Section 9275.1.1. The permit can be restrictivelv conditioned so long as a condition is not impossible ann rp.l~tps tn us~ imp~ct. The City's existing M-l Planned Industrial District expressly allows office uses for architects and engineers and those accessory to emergency hos~itals, clinics, maintenance services, supply houses, light industrial and manufacturing firms, processing, assembling, manufacturing, and dis- tributing products, sites for warehousing and storage, and sites for essential service facilities such as restaurants, service stations, and public utilities. AMC Section 9266 - 9266.1.10. Regulations applicable to these uses are set forth in other zones. Where the M-l regulations are stricter, however, M-l a~plies. A0!C 9266.1.8. There are numerous non-office commercial, retail, and institutional uses allowed in M-l with a CUP. (See AMC 9275.1.3 - 9275.1.60.) Pro- posed TA 81-3 simply adds to this list'''9275.1.52.4. OFFICE USES. Office Uses in an M-l Zone." "Office uses" are not defined, but should be, The "office uses" definition found in c-o zone Section 9261.1.1, "business offices where merchandise is not processed, sold or otherwise distributed" and "professional offices" as defined in Al1C Section 9261.2 should be used. - From the existing code one could conclude: 1. AcUP is unnecessary to control architect and engineering office uses in M-l. 2. Control of numerous non-office commercial and retail uses in M-1 is adequate with a CUP. If the Planning Commission does not agree with these conclusions, then the Commission should order Staff to study, report, and list which ,,'_ __ __"(~~Xic~".us,es "_other than architects and engineers, have a more undesir- ~ able land use impact, and how the exfstina non-office commercial CUP , controls are inadequate. Otherwise, the Planning Commission could find TA 81-3 adequate with the followina suggested modifications: . 1. Also require a CUP for architect and engineering offices, unless ratlonale for their exemption can be justified by findings set forth in the text amendment. 2. and (if Specify "office uses" include those defined in N1C 9261.1.1, so intended) "professional offices" as defined in Section 9261.1.2. CJL:br * Attachment ~ ('7: C" mem~'t~nJum REC>::iVr::C ~). L\r..! ....J.~ .~ ,-." ' \~ . AaCAb~. "'~--<"o' ......~I:' ~,. .04~OIl"1''''' " " . .., 1 l,~r>' ;1'..... ~:'J je 1 r'~" r-..~ J'oP.......O'r>I.\ .....1" I' D~.l!i!Y. 20, 1981 TO: FROM: SUBJECl': Charles Liberto, City Attorney Planning Department ,~~ ~ Allowing offices uses in an M-1 Zone with an approved conditional use p~rmit (T.A. 81-3). A couple of the Planning Commissioners at the Commission meeting of May 12, 1981, expressed some concern regarding the use of the con- ditional use permit process to regulate, control, permit or prohibit office uses in an M-1 zone, if such a Text Amendment w~re adopted. It was the Planning staff's position that an office use could be denied a conditional use permit provided that specific findings for such denial were made. . The Planning Commission continued this Text Amendment to the June 9 meeting in order to receive a written response from the City Attor- ney. If the conditional use permit process does not provide the necessary controls which the Planning Commission is seeking, could we limit 'the types of office uses permitted by the conditional use permit? Please advise this Department by June 1 what would be the best way to proceed with this text amendment, which would allow the City the maximum control in approving, conditionally approving or denying an application. . (' c . MAY 12, 1981 TO: FROM: CASE. NO.: PLANNING COMMISSION PLANNING DEPARTMENT T .A. 81-3 DONNA L. BUTLER ASSOCIATE PLANNER GENERAL INFORMATION PREPARED BY: APPLICANT: CITY OF ARCADIA REQUEST: Text Amendment to allow office uses in an industrial zone with an approved conditional use permit, PROPOSAL AND ANALYSIS . On April 13, 1981, the City Council directed staff to prepare a text amendment which would allow office uses in an industrial zone with an approved conditional use permit. Presently the M-1 zone allows offices for architects and engineers only. Permitting office uses in an M-1 zone with an approved conditional use permit would provide more flexibility in the types of office uses permitted in this zone., The conditional use permit process would give the Planning Commission and the City Council the discretion to approve office uses which they determine to be compatible with surrounding uses in the industrial zone. Parking for an office use in an M-1 zone would have to comply with the parking requirements for office uses set forth in Section 9269.5. In January, 1980, the Planning Department contacted 21 ci ties to determine if they allowed commercial and office uses in indust- rial zones, Eighteen of these cities allowed office uses without any special permit; two ci ties (Cerri tos and Torrance) allowed office uses with an approved conditional use permit, and only one ci ty, Monterey Park, did not allow any commercial uses in an industrial zone, . It is staff's opinion would allow the City each office use with it is to be located, that the conditional use the opportuni ty to review respect to each site and permit process the impact of area in which May 12, 1981 T .A. 81-3 Page 1 . . . ( ( The Planning Department would recommend that the following section be added to Division 5, "Conditional Uses" of the Arcadia Municipal Code: "9275.1.52.4, Office Uses. Office uses in an M-1 zone." Pursuant to the provisions of the California Environmental Quality Act, the Planning Department has prepared an initial study for the proposed project. Said initial study did not disclose, any substantial or potentially substantial adverse change in any of the physical conditions within the area affected by the project including land, air, water, minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance. Therefore, a Negative Declaration has been preparro for this project. Before the Planning and City Council take action on this project, they should "move to approve and file the Negative Declaration and find that the project will not have a significant effect on the environment.". RECOMMENDATION The Planning Department recommends approval of T.A. 81-3. May 12, 1981 T .A. 81-3 Page 2 . . . (,' (. File No. 7 A 8/-.~ CALIFORNIA ENVIRONMENTAL QUALITY ACT NEGATIVE DECLARATION CITY OF ARCADIA, CALIFORNIA A. Description of project: fJe~ -:?76.f .J..../-=>~"'r 77? / -1///)/1;; On7t".P /~ /,(/ AA./ /ljn/.sa/~ Y/'J./&:" LJ~ A,(/ 7r'/Y.A::7.) /'/?/A?A?'n/A-' /<= /:&:p~r , B, Location of proj ect: .vA C. Name of applicant or sponsor: /.J7f ~ AP/,-fz?/A D. Finding: This project will have no significant effect upon the environment within the meaning of the California Environmental Quality Act of 1970 for the reasons set forth in the attached Initial Study. E. Mitigation measures, if any, included in the project to avoid potentially significant effects: , Date: ";P-5~/ /, ~ 0?\~ . r~gnature . ~</Y.J'~ ~//~ Title Date Posted: . . . (' ( File No. TA. 8/-,7 ENVIRONMENTAL INFORMATION FORM A. Applicant's Name: r/"Y q= A2YAO/A J?4e> bV, ~,j.l/77A../r;.7r:>.L/ .7Ae l\ddress : B. Property l\ddress (location): A/4 C, General Plan Desiqnation: A./A D. ZOne Classification: A/A E. Proposed Use (State exactly what use is intended for ~e property, i,e., type, activities, employment): /:p~ ~ A-UGVLJ-4'Eil./T :;TZ:J AI / ~~ / ~r"&:" L,/.....--..:: , /L/ Au d./~n?dL 567'(/k' u.///h' A'(/ ~~./ez:;, /'/'?hV.?/77nu4L uo;;.::::- n:::Pu/r , F, Square Footage of Site: "uA G, Square Footage of Existing Buildings: 1. To Remain: ,(gf 2. '1'0 Be Rem<:rved: i/ A H. Square Footage of New Buildings: AlA I. Square Footage of BU~ldings to be Used for: 1- Commercial Activities: )f.4 2. Industrial Activities: A/A 3. Residential Activities: VA Number of tJni ts : AlA ~. On A separate sheet, describe the following: 1. The environmental setting of the project site as it exists. ,2. The proposed alterations to the project site. 3. The use and development of the surroW1ding properties. . . . c ( Environmental Information Form K. Check the appropriate answers to the following questions: Yes No , 1. Will the proposed project result in a substantial alteration of ground contours and/or alteration of existing drainage pattern? ,/ 2. Will the proposed project result in a change in groundwater quality and/or quantity? ,/ 3, Will the proposed project result in an increase in noise, vibration, dust, dirt, smoke, fumes, odor or solid waste? .L 4, Will the proposed project result in the use or disposal of potentially hazardous materials? .L 5. Will the proposed project result in a substantial increase in demand for municipal services and/or energy consumption: / Explain in detail any "YES" answers to the above questions on additional sheets, L. Provide any additional information which would elaborate on the potential environmental consequences resultant from the proposed project, M. Certification: I hereby certify that the statements furnished above and in the attached exhibits present the data and information required for this initial evaluation to the best of my ability, and that the facts, statements and information presented are true and correct to the best of my knowledge and belief. Date: -tp~/ ,,-, / ~ / /~~/7. . 7~ / sJ4na e 0 Applicant l . . . ('" ;~ . ( File No: ;r:.4 ..$/-.~ ENVIRONMENTAL CHECKLIST FORM . A. BACKGROUND 1. A~~A Name of Proponent ....::"/"'7' ~ Address and Phone Number of Proponent 2' ...4/? Ld, M../-UT7L //-7nU J)~ 2, AR:VIz//1 /,1 5' /~ ~-#7/ a 47 B. ENVIRONMENTAL IMPACTS (Explanl1~ions of all "yes" and "maybe,,'answers are required on attached sheets.) , 1. !!!1t!. _U1 tll. p....".al ......ll t.., !!! ~ .!2. !!!~ ., 7 1\. $\lbnantul red"~IOI\ I.. tl'le _ntOr....t....Otlt.....,.......JI.lIl.. tor p\ltlll~ ...UI' ."Wll".? 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