STAFF REPORT
TO: Planning & Zoning Commission Members
FROM: Planning Division Staff
REQUEST:Title
Adopt Resolution No. 24-05 Abandoning Parking-In-Common Participation and Removing the Property from the Parking-In-Common Plan for 1535 El Camino Drive, Tract 2194, Block 2, Lots 4, 5 & 6 (Trevor Kearns)
Body
GENERAL INFORMATION:
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Application No.: |
ID #24-4180 (P&Z #24-01700001) |
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Property Legal: |
Tract 2194, Block 2, Lots 4, 5 & 6 |
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Address: |
1535 El Camino Drive |
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Lot Size: |
3 lots @ 50’ x 215’ (0.74 acres) |
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Applicant: |
Mansfield Bros. Ent. Ltd. |
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Staff Project Manager: |
Trevor Kearns |
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Current Zoning: |
General Commercial District (C-2) |
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Existing / Proposed Use: |
Outdoor Sales Displays |
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Number of Units |
N/A |
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Density |
N/A |
PROPERTY AND APPLICATION BACKGROUND:
The subject property is located on El Camino Drive between London Bridge Road and El Camino Way. An alley abuts the rear of the property. The subject property is zoned General Commercial (C-2) District. The properties to the south, east and west are a mixture of General Commercial (C-2) District and Limited Commercial (C-1) District and are used for commercial uses. The properties to the north, across the alley, are zoned Residential Manufactured Home (R-MH) District and are developed for residential. Area and Zoning Maps are attached.
The original Parking-In-Common (PIC) plan for Block 2 includes Lots 1 through 8. The lots in this block are 215 feet deep. The PIC plan called for a 130-foot rear parking setback, resulting in a buildable depth of 85 feet. The Tract Map for Block 2 is included as an attachment.
In 2002, the previous owners wanted to build an addition outside the buildable area, into the area designated for shared parking. The currently approved plan allowed the addition by designating extra shared parking on lots 4 & 5. The currently approved plan was never developed, but due to the Planning Commission action, the area is still designated as shared parking. The current Parking-In-Common plan is 67 parking spaces with access from the alley and El Camino Drive.
The PIC plan for Tract 2194, Block 2, lots 4, 5 & 6 is included as an attachment.
Other properties within this block have already been removed from the shared parking agreement. Lots 1, 2 & 3 were removed from the shared parking agreement in 2022. Several additional properties on other commercial blocks along El Camino Way have also been removed from their respective shared parking agreements.
The applicant’s attached Letter of Intent requests to remove the previously approved shared parking to allow an enclosed storage area. The applicant provided a Site Sketch which is included as an attachment. Any proposed new buildings shown on this attachment are conceptual only until approved by the City.
An advantage of being included in a PIC Masterplan is that development and redevelopment need only comply with the PIC Masterplan, rather than the parking requirements of the Development Code. However, all uses within the PIC block are to share parking, with no spaces being reserved for any one business or use. In this particular case, if the PIC abandonment is approved, the two remaining lots still in the PIC plan for Block 2 will not be left in a situation where there is not enough developable space to provide sufficient parking to serve the two parcels.
If removed from the PIC Masterplan, all required parking for any proposed uses of the applicant’s properties shall be provided on the 3 subject lots and the spaces may be reserved for their customers and employees. Use of the PIC area on the two remaining lots in Block 2 is not allowed. The applicant will also be required to amend the deed restrictions for the building and parking designations.
Design Review for Development Code compliance, including driveways and parking standards, will be required before building permits are issued to develop the properties.
A PIC Amendment application requires initial agreement from a minimum of 75% of the owners of properties within the block. The applicant submitted approvals from all 3 of the other property owners (100%) within the PIC block.
Staff received no objections to the request from any review agencies.
STAFF ANALYSIS
Development Code Section 14.05.04(I)(c) provides criteria and decisions for the approval of a PIC amendment. Staff does not anticipate the removal of the subject lots from the PIC Masterplan will have a significant negative impact for parking in the area. If it is determined appropriate to remove these parcels from the PIC Plan, the owner must comply with Development Code requirements and provide parking for any proposed uses of the property.
FINDINGS
Staff finds that approval of the request will have a negligible impact on the PIC Masterplan for Block 2 of Tract 2194 and will not result in the properties becoming nonconforming regarding required off-site parking. Staff further finds that approval of the amendment will not increase traffic congestion on nearby streets or any property containing residential land use within 300 feet of the included properties.
ATTACHMENTS:
Resolution No. 24-05
Area Map
Zoning Map
Current Parking Plan
Letter of Intent
Proposed Parking Plan
STAFF RECOMMENDATIONS:
Staff recommends adoption of Resolution No. 24-05, approving Land Use Action No. 24-4180, abandoning Parking-In-Common participation and removing the property from the Parking-In-Common plan for 1535 El Camino Drive, Tract 2194, Block 2, Lots 4, 5 & 6, with the following conditions:
1. Owner is required to comply with all applicable City codes, including driveway locations and parking, prior to development of the properties.
2. Non-compliant wall will need to be removed for required 10-foot-wide landscape frontage on El Camino Drive as required by City Code Section 14.04.04.
3. Owner must amend the deed restrictions to remove the building and parking area designations.
4. On-site inspection of proposed site-specific parking area shall be conducted within 6 months of this approval.
SUGGESTED MOTION:Recommended Action
I move to adopt Resolution No. 24-05, approving Land Use Action No. 24-4180, abandoning Parking-In-Common participation and removing the property from the Parking-In-Common plan for 1535 El Camino Drive, Tract 2194, Block 2, Lots 4, 5 & 6, with staff recommendations.