HomeMy WebLinkAbout1982-06-23; Planning Commission; ; CUP 162B - TIP TOP MEATSA..D?I \TIQii SUBMI'rl'AL DATE:
,.~ 13, 1982
STAFF REPORT
DATE: June 23, 1982
TO: Planning Commission
FROM: Planning Department
SUBJECT: CUP-162(8) TIP TOP MEATS SATSUMA FARMS -Request for
an amen ment to a Con t ona Use Perm t (CUP-162} to
allow an increase in retail area for the Tip Top Meat
Market and to permit a produce market located on the
east side of Paseo Del Norte, south of Palomar Airport
Road in the M Zone.
I. PROJECT DESCRIPTION
The proposed project involves amending CUP-162(A), which allowed
a retail market and delicatessen within the Tip Top-Meats
processing building. The present Conditional Use Permit request
• would increase the retail section for the Tip Top Meats portion
of the building by approximately 2500 square feet. Also included
in this request is permission to allow a produce market to
operate out of the rear portion of the existing building. The only physical addition to the building is a proposed 400 square
foot produce cooler at the rear of the building which would serve
the produce market.
It should be noted that the property is presently under the jurisdiction of a Specific Plan (SP-23(A)), which states, in
part, that all potential uses shall comply with the same
development standards applicable to P-M zoned property. This Specific Plan is pending deletion and a new Specific Plan for
office use, and tourist commercial will take its place. Since
this new Specific Plan is not in effect, the property is still
governed by SP-23(A}. surrounding property is zoned P-M to the
east, M to the north, and M (pending R-P) to the south.
II. ANALYSIS
Planning Issues
1) Is the proposed expansion of retail area consistent with
the intent of the existing Specific Plan, SP-23(A)?
2) Will the expanded retail use continue to meet the
required findings for a Conditional Use Permit?
.. r
Discussion
In order to establish more stringent controls over building and
site design within the existing M Zone, a Specific Plan, SP-
23(A), was adopted by the City Council which implemented the P-M
zoning standards. A rezoning to P-M was not feasible due to the
narrowness of the properties involved (setback standards). While
certain retail uses would normally be permitted under the H Zone,
condition 4(E) of SP-23(A) states:
•The following uses are permitted upon the granting of a
Conditional Use Permit~ restaurants, and other retail uses
limited to sales of goods and services required for the
convenience of occupants of the subject zone.•
A concern with the proposed project relates to the consistency of
expanding the retail area with the Specific Plan. At the time
the Planning Commission first approved CUP-162, it was found that
the proposed uses were compatible and consistent with the
Specific Plan. Staff feels that the proposed expansions will not
effect or jeopardize this finding. Staff also believes that the
expansion will be consistent with the proposed new Specific Plan
for the area which provides for office and tourist commercial
type uses. In addition, the total project provides an
appropriate service for existing and future uses in the area and
has proven to be a very compatible and desirable use for the
area.
Another issue with the proposed expansion is whether the project
will continue to meet the required findings for a Conditional Use
Permit. Staff feels that the requested expansion of the uses
continues to be desirable for the development of the community,
is essentially in harmony with the various elements and
objectives of the general plan, and is not detrimental to
existing uses or to uses specifically permitted in the zone
since:
a) The uses are allowed by code and Specific Plan 23(A).
b) The uses would continue to provide an appropriate
service to existing and future development in the area.
c) The retail area would continue to be limited to the
sale of food-related products.
d) Adequate off-street parking is provided to serve the
existing operation as well as the proposed.
The required yards, setbacks, walls, fences, landscaping, and
other features will continue to be maintained. In addition, the
expansion should have a very minimal effect on the street system.
In general, staff feels that the uses permitted by CUP-162 are
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•
substantially in conformance with both present and future goals
for development of the area and finds that the proposed expansion
can meet the r~quired findings of a Conditional Use Permit.
III. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not
have a significant impact on the environment and has issued a
Negative Declaration on June 10, 1982.
IV. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Planning Director, and adopt
Resolution No. 1982, APPROVING CUP-162(8), based on the findings
and subject to the conditions contained therein.
ATTACHMENTS
1. PC Resolution No. 1982
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Reduced Elevations
6. Environmental Documents
7. Exhibit A dated May 21, 1982
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