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HomeMy WebLinkAbout1977-10-26; Planning Commission; ; CUP 142 - HEALTH CLUB IN THE P-M ZONESTAFF REPORT October 26, 1977 TO: Planning Commission FROM: Planning Department SUBJECT: CUP-142 to Permit a Commercial Use (Health Club) in the P-M Zone. SECTION I: BACKGROUND Location and Description of Property The subject property is located on the west side of Yarrow Drive between Corte d~ la Pina and Camino Vida Roble in the Palomar Industrial Park. The buildings are existing and all but three relatively small billets are leased. All of the existing uses are industrial type uses (See Exhibit Land Use Map). Existing Zoning: Subject Property: P-M North: P-M South: P-M East: P-M West: P-M Existing Land Use: Subject Property: North: south: East: West: Industrial Buildings Industrial Use Industrial Use Industrial Use Industrial Use History and Related cases: CC&Rs have been approved by the City but do not have any bearing I on ~he type of uses allowed. Environmental Impact Information: The facility to be used is an existing one. An EIR was certified by the City Council at the time the property was subdivided. General Plan Information: The Land Use Element of the General Plan designates the project site as P-I (Planned Industrial). The Planned Industrial section in the General Plan states that industrial areas should be protected from encroachment of non- industrial uses. Public Facilities: The proposed Conditional Use Permit is consistent with applicable City public facilities policies and ordinances because: a. City Council amended sewer moritoriurn ordinance to permit sewer permits to these existing·buildings. Therefore sewer service is available. b. All other public facilities ate existing or can be met. Major Planning Considerations: Is existing. parking adequate to meet the demand of the proposed use? What effact·will this use have on the surrounding area? Is the instructional school a service for the convenience of occupants of the P-M zone? -2- CUP-142 SECTION 2: DISCUSSION The proposed use is in one room of the newly completed industrial buildings situated on the Palomar Airport Business Park. This industrial area is zoned P-M, which is an exclusive industrial zone; the uses permitted are specifically: manufacturing, processing, storage, wholesale, distribution, office, laboratory, professional, research, electrical substation, gas regulator station. The P-M Zone does allow some corrrrnercial or service type use through a CUP. The uses listed that can be considered for CUP are restaurant, automobile service stations, heliports, helistops and other retail uses limited to sales of goods and services required for the convenience of occupants of the P-M Zone. In other words, any commercial use permitted in the P-M zone must be related to the people who work in that industrial area. The P-M zone was especially structured to be a highly industrial zone because the City felt that there was a need to promote a strong industrial base and to restrain commercial and service uses to designated areas such as downtown and corrrrnercial shopping centers. Industrial uses are desirable because they give employment to the citizens of the community, they add to the land taxes but do not require the same amount of services as most other zones, and they _provide the community with new money through the employee wages. Commercial or service uses generally have low ratios of employees to building space and do not generally bring new money into the community. Industrial areas generally have great value in equipment and materials stored on the premises. Therefore security is a prime consideration in an industrial development. Industrial uses generally have set hours of operation with employee transference at known times. Commercial or service uses are generally much freer with hours of operations and the exchange with customers. Security of an industrial area is made much more difficult if there are commercial uses in it or nearby. There- fore industrial areas generally discourage commercial service uses unless they are oriented specifically to serve the people in that industrial area. Generally, commercial uses have their peak demand in the evening or weekends, however, if there is a demand during the weekday, customer parking needs would conflict directly with the parking need for the employees for this industrial park. If this business is to be successful, it is anticipated that the parking area will far exceed the parking spaces provided for this industrial development. Recommendations It is recommended that CUP-142 be denied based on the following findings: 1. That the requested use is not necessary or desirable for the development of the community, nor is it essentially in harmony with the various elements and objectives of the General Plan, and is detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located because: a. The P-M is an intensive industrial zone specifically· prohibiting most commercial uses. b. The proposed use is not oriented to the employees of the area as required in the P-M zone. c. Security will be made more difficult with the intrusion of customers in off-hour times. d. The existing development does not have sufficient parking for commercial type uses. e. The General Plan indicates that industrial area should be protected from encroachment of non-industrial uses. Attachments CUP-142 Land Use Map Location Map CG:BP:jp 10/12/77 -4- CUP 142 9/28/77 LAND USE MAP JC. PEl'iNEY RILEY AIRCRAFT THE SOURCE MAGNADYNE WOODWORTH c·ARSU RA TORS (,!) z: 0 ct 0 ..J 92 01 :,:JY:iJ:J)f:ii'illk,,,,:~,;;:;d!~;";'m~:~h,dit%ir•:.: •:l•·:;;J\%t:~:1~t;;:,•;l:hdls.<L:•,•:\:{tdllitk:.:~&1a.~,:,:;:;-;.:,:'.:·•t,1 ~;: -------8 ~f Y.ARROW (J) UJ 0 < a. (./:I (!) z ::l a:: c::r. a. 0 U) PARKING SPACES a. ., LOCATION MAP ~,----,---.-----J G '" .... ct: 0 u DR I VE BECKMAN Ka K LABS YC..?.RO'.'/ DR. 0 2 a c::r. 0 ..J CODED COMMUNICATIOMS l'ILTER TECH Fl..OTRON CJ) tll u <t: a. (Z) C) z ~ ~ c::r. a. (\I U) 0 100 200 500 FEET 9¥JI C.U.P-14 2. . CONDITIONAL USE PERMIT 142 COMPILED FROM OFFICIAL 500 SCALE ZONING MAP, SHEET -7~.