Crescent City Planning Commission Meeting

F CITY OF CRESCENT CITY PLANNING COMMISSION AND ARCHITECTURAL REVIEW COMMITTEE Commission Members: Brad Kime, Chairperson Raymond Altman, Vice-Chairperson •John Williams • Mike Muldoon • Holly Greene Incorporated April 13, 1854 web: www.crescentcitv. org Regular Meeting Thursday, December 10, 2018 at 5:30 p.m. E CALL TO ORDER ROLL CALL PUBLIC COMMENT: The public may address the Planning Commission on any item of interest that is within the Commission’ s subject matter jurisdiction or that appears on the agenda. The Commission is not able to discuss extensively or act on any items that do not appear on the agenda. After receiving recognition by the Chairperson, please state your name and city or county residency for the record . Public comment is limited to three (3) minutes or other reasonable limitations specified by the Chairperson on particular topics or individual speakers (Gov’t Code §54954.3(b)). CONSENT CALENDAR: These items are routine in nature, are consistent with the Crescent City General Plan, Municipal Code, and State Government Code, are exempt from the California Environmental Quality Act, and are recommended for approval. Action on all items in the Consent Calendar will be taken without discussion by a single motion, unless a Commissioner, staff or member of the public requests that an item be removed from the Consent Calendar for discussion. A. Approval of the minutes of the November 8, 2018 regular’ meeting of the Crescent City Planning Commission and Architectural Review Committee. ARCHITECTURAL REVIEW: Agenda Item# B. Application #: AR17-03 Project: Use permit and architectural review for a self -storage facility and managers unit in the C-2 (General Commercial) District Applicant: Eric & Lori Taylor Site Address: 1607 Fifth Street APN: 118-100-24 General Plan Land Use: General Commercial (GC) Zoning: C-2 (General Commercial) District Surrounding Zoning/Uses: North: C-2/commercial; East: C-2/commercial /former mill site; South: C-2/commercial; West: C-2/commercial PLANNING COMMISSION AGENDA | DATE ‘ !' ! i Background & Project Description: The subject property is located behind (east of ) the Jed Smith Shopping Center. The parcel is approximately .85 acres and is developed with a 3,400 square foot commercial office building, paved parking lot and an abandoned portion of O Street. The applicant is requesting approval for the conversion of the building into a 1,200 sqft manager’s unit/office and 2,200 sqft indoor storage facility. Furthermore, the applicant is proposing to use approximately 12,000 sqft of the !' ?• paved surface south of the building as a storage area for boats & vehicles. The proposed project ! r also includes fencing the entire property with an eight-foot chain-link fence for security (refer to attached site plan and photos for further details). In December of 2017, the applicant received i. i conditional approval for an onsite managers unit and self-storage facility on the adjacent property. However, due to the acquisition of the subject property the applicant is desirous of ! i utilizing the subject building as the managers unit/office for the entire facility. Future plans include expanding the self-storage with additional units therefore, the applicant is also requesting approval to develop self-storage buildings subject to future architectural review. CONTINUING BUSINESS: NEW BUSINESS - None REPORTS. CONCERNS, REFERRALS: In accordance with Gov’ t Code §54954.2(a)(2), Planning Commissioners or staff may briefly respond to public comment, make brief announcements or reports, or ask questions for clarification. Planning Commissioners or the Commission may also direct staff to report back on any matter at a subsequent meeting or to place a matter of business on a future agenda. ADJOURNMENT: Adjourn to the regular meeting of the City of Crescent City Planning Commission and Architectural Review Committee scheduled for Thursday, December 20, 2018 at 5: 30 p.m. at the Flynn Center, 981 H Street, Crescent City, CA 95531 : i POSTED: December 10, 2018 By: Robin Patch City Clerk/Administrative Analyst : I -! ) •I ! ;i i' !: h PLANNING COMMISSION AGENDA | DATE ! i I l i CITY OF CRESCENT CITY PLANNING COMMISSION I AND ARCHITECTURAL REVIEW COMMITTEE Commission Members: Brad Kime, Chairperson Raymond Altman, Vice-Chairperson •John Williams • Mike Muldoon • Holly Greene Incorporated April 13, 1854 web: www . crescentcity.org l: !; Regular Meeting Minutes i' i Thursday, November 8, 2018 at 5:30 p. m * ! i - CALL TO ORDER/ROLL CALL I Chairman Kime called the meeting to order at 5:29 p. m. i! Commissioners present: Chairman Brad Kime, Vice-Chair Ray Altman, Commissioner Holly Greene, Commissioner Mike Muldoon, and Commissioner John Williams Staff present: City Manager Eric Wier, Public Works/Planning Office Technician Heather Welton and City Clerk/Administrative Analyst Robin Patch PUBLIC COMMENT: There were no comments from the public. A. APPROVAL OF MINUTES: Approval of the minutes of the September 27, 2018 regular meeting. On a motion by Vice Chair Altman, seconded by Commissioner Muldoon, and carried on a 5-0 polled vote, the Crescent City Planning Commission and Architectural Review Committee approved the minutes of the September 27,2018 special meeting as presented. • - CONSENT CALENDAR: These items are routine in nature, are consistent with the Crescent City General Plan, Municipal Code, and State Government Code, are exempt from the California i Environmental Quality Act, and are recommended for approval. Action on all items in the Consent Calendar will be taken without discussion by a single motion, unless a Commissioner, staff or member of the public requests that an item be removed from the Consent Calendar for discussion. I None. ARCHITECTURAL REVIEW: B. Project # AR18 -07: Architectural Review for a four 30” x 46” tile murals in the CZ-C2 ! i (Coastal Zone-General Commercial) District to be displayed on the Crescent City Cultural Center retaining wall. i ; i ; i PLANNING COMMISSION MINUTES | 11/8/18  t. r Applicant: Piece by Piece Pottery i ; Site Address: 1001 Front Street JI Project Description: The applicant proposed to create four 30” x 46” tile murals which will be affixed to a retaining wall located at 1001 Front Street (Cultural Center). The proposed project is a collaboration between Piece by Piece Pottery, Redwood Arts Association and the Del Norte County School District. The murals were designed by Harley & Jill Munger and Students from i 1 Sunset High School. The overall design is like the tile murals located on Third Street. The : applicant proposed to install the murals before the end of the current school year June 2019. ! City Manager, Eric Wier, described the background and project description of the murals and where they are going to be placed. Harley Munger, of Piece by Piece Pottery, came up and spoke : I - about his murals and passed around a completed mural of Darlingtonia flowers. He then gave a slideshow presentation of the murals. He showed an art themed mural, a multi ethnic mural that was chosen by Friday Nite Live, a music themed mural, a cartoon boy fishing mural that was designed by Sammy Gensaw, a City of Crescent City themed mural and a redwood tree themed mural. Discussion continued at a Commission level regarding the number of murals. Athena, a senior from Sunset High School, came up and showed a hummingbird mural that she is currently working on and told the Commission that she was very grateful to be a part of the mural making. Piper, a Sunset High Student, and Alysia Wilson, an instructor from Sunset High, came up and stated that they were honored to be a part of the mural making process. Alysia stated that not only are the students earning credits, but they are also making a difference in the town with their murals. Chairman Kime asked if there would be room for all the murals that were presented. Harley Munger said there is room for about six more. City Manager Wier said that the City will be going before the City Council to see about funding two murals and the Redwood Arts gallery will be funding two others for a total of four murals to be approved. On a motion by Commissioner Vice Chair Altman seconded by Commissioner Muldoon, and carried on a 5-0 polled vote, the Crescent City Planning Commission and Architectural Review : i Committee approved the Architectural Review for Project UAR 18 07.- - On a motion by Chairman Kime, seconded by Vice Chair Altman, and carried on a 5 0 polled vote, the Crescent City Planning Commission and Architectural Review Committee approved all mural designs and authorized the students to choose the four murals out of the five murals they want to display. : i i CONTINUING BUSINESS: None . NEW BUSINESS: None REPORTS, CONCERNS. REFERRALS: In accordance with Gov’ t Code §54954.2(a)(2), Planning Commissioners or staff may briefly respond to public comment, make brief .! i . announcements or reports, or ask questions for clarification Planning Commissioners or the Commission may also direct staff to report back on any matter at a subsequent meeting or to 1 place a matter of business on a future agenda. ,! I ii: i !' PLANNING COMMISSION MINUTES | 11/8/18 i i;  I I ADJOURNMENT: ii ' ! There being no further business to come before the Crescent City Planning Commission and r Architectural Review Committee, Chairman Kime adjourned the meeting at 5:50 p . m. to the !: regular meeting of the City of Crescent City Planning Commission and Architectural Review Committee scheduled for Thursday, December 13, 2018 at 5:30 p.m. at the Flynn Center, 981 H Street, Crescent City, CA 95531 ! I I 1’ I I i ATTEST: Heather Welton, Public Works/Planning Office Technician I ’ '! i. ! i: i - : ! ! PLANNING COMMISSION MINUTES | 11 /8/18 (. ) f: PLANNING COMMISSION STAFF REPORT TO: CRESCENT CITY PLANNING COMMISSION FROM: ERIC WIER, CITY MANAGER 1 DATE: DECEMBER 13, 2018 SUBJECT: ERIC & LORI TAYLOR MINI-STORAGE USE PERMIT APPLICATION UP18-08 , AR17-03 Project: Use permit and architectural review for a self -storage facility and managers unit in the C-2 (General Commercial) District Applicant: Eric & Lori Taylor Site Address: 1607 Fifth Street APNs: 118-100-24 Lot Size: .85 acres Project Size: 3,400 (+/-) sq-ft General Plan Land Use: General Commercial (GC) Zoning : C-2 (General Commercial) District Surrounding Zoning/Uses: North: C-2/commercial; East: C-2/commercial/former mill site; South : C-2/commercial; West: C-2/commercial Background & Project Description : The subject property is located behind (east of ) the Jed Smith Shopping Center. The parcel is approximately .85 acres and is developed with a 3,400 square foot commercial office building, paved parking lot and an abandoned portion of O Street. The applicant is requesting approval for the conversion of the building into a 1,200 sqft manager’s unit/office and 2,200 sqft indoor storage facility. Furthermore, the applicant is proposing to use approximately 12,000 sqft of the paved surface south of the building as a storage area for boats & vehicles. The proposed project also includes fencing the entire property with an eight-foot chain-link fence for security (refer to attached site plan and photos for further details). In December of 2017, the applicant received conditional approval for an onsite f;  managers unit and self-storage facility on the adjacent property. However, due to the acquisition of the subject property the applicant is desirous of utilizing the subject building as the managers unit/office for the entire facility. Future plans include expanding the self-storage with additional - units therefore, the applicant is also requesting approval to develop self storage buildings subject to future architectural review. Staff Analysis: !: General Plan: The project is consistent with the general plan land-use designation of General Commercial, which states, This designation provides for general commercial uses which provide the Crescent City Planning Area with goods, services, and jobs. The maximum floor area ratio ( FAR) in this designation is 0.50 but the FAR does not include residential uses above the ground floor in a mixed-use development. The principal permitted uses under this designation include, but are not limited to, commercial activities such as small retail stores and personal service shops; resional shoppine and service centers; offices; food services; travel services such as motels/hotels; entertainment centers; recreation facilities; and medical centers and services including convalescent homes. The City may grant conditional use permits for regional public facilities, assisted care facilities, secondhand stores, nonprofit organizations, transportation services such as gas stations and light-commercial automobile service uses, and residential-only developments or residential uses as a secondary/mixed use at a density of up to 30 units per acre. All heavy commercial uses shall be prohibited in the General Commercial designation. (Emphases added) Although the description does not specifically list self-storage, it provides examples of compatible uses rather than an exclusive list. Moreover, the General Plan Guidelines published by the Governor’s Office of Planning and Research state that “ An action, program or project is consistent with the general plan, if, considering all its aspects; it will further the objectives and policies of the general plan and not obstruct their attainment.” Staff believes the proposed use will further the objectives of the General Plan by providing a regional serving commercial use within the General Commercial designation. The General Plan “ Visitor and Local Commercial” land use description, which is less intensive than the General Commercial description, specifically allows ministorage facilities by use permit. Visitor & Local Commercial (VLC) This designation provides for a combination of commercial uses including visitor - serving commercial uses, local-serving commercial uses, and regional serving- commercial uses. Within the coastal zone, however, visitor serving uses will have - priority over all other allowable uses. The focus of this designation is on concentrating uses oriented toward tourism and drawing trade from the entire Del Norte County area. The maximum FAR for buildings in this designation is 0.50, but the FAR does not include residential uses above the ground floor in a mixed-use development. The principal permitted uses under the VLC designation include, but are not limited to,  commercial activities such as regional shopping and service centers including wholesale “ club” stores and factory outlets; a full range of retail uses including apparel stores, specialty shops, durable goods, and home furnishings; travel services such as motels/hotels; restaurants; entertainment centers; banks; savings and loans, and recreation facilities. Multiple-unit residential uses as a secondary/mixed use at a density of 6 to 60 units per acre may be considered with a conditional use permit. Other uses requiring a conditional use permit include. but are not limited to, residential-only - developments, new timeshare resort hotels, recreational vehicle parks, mini storaee , medical offices, public facilities, and transportation services such as gas stations and light-commercial automobile service uses All heavy commercial uses shall be prohibited in the Visitor and Local Commercial designation. (Emphasis added) Staff consulted the City Attorney for further interpretation of the land use plan. The opinion of the City Attorney is that the proposed activity (mini-storage/self-storage) is consistent with the General Commercial land use designation in that it is a commercial business that provides a public service to the Crescent City planning area. Zoning Code Consistency: The subject property is located in the General Commercial (C2) District. As discussed in General Plan consistency self -storage facilities are not specifically mentioned however, City of Crescent City Municipal Code (CCMC) Section 17.22.020 (B) lists uses allowed by use permit in the C2 District. Specifically, Section 17.22.020 (1) allows outdoor service or accessory storage areas, such as: auto sales, communication facilities, automobile service storage, and uncovered lumber yard or nursery area. It is the staffs opinion that a self-storage use is less intensive than other permitted uses and meets the intent of the C-2 District which recognizes commercial storage areas as an allowable use by use permit. CCMC Section 17.22.020 (B), (4), allows by use permit “ One residential unit for occupancy by the manager/caretalcer of an existing commercial facility” . Considering that self-storage businesses are in the business of securing persons personal property staff recommends approving the request for an onsite managers unit. Use Permit Review - Specific Topics The purpose of issuing a use pemiit is to assure that a degree of compatibility shall be maintained with respect to the particular use on a particular site and consideration of other existing and potential uses within the general area in which such use is proposed to be located. Also, to recognize and compensate for variations in degree of technological processes and equipment as related to the factors of noise, smoke, dust, fumes, vibration, odors and hazards to ensure the use will not become a nuisance to the neighborhood. Specific topics relating to compatibility are discussed below and conditions of the use permit are recommended based on the following. Glare - The applicant is requesting exterior lighting for security and convenience purposes. All lighting shall be downcast and shielded to prevent excessive glare on adjacent properties and roadways. The applicant shall submit a lighting plan for final approval. Traffic- Considering that the majority of customers visiting the subject business will do so on a weekly or monthly basis if not longer, it is not anticipated that the subject business will result in a large volume of traffic that is beyond the current carrying capacity of Fifth Street and Third Street. Noise- A minimal amount of noise may be generated from the movement of objects into and out of the storage units however, noise impacts would be of a limited duration and should not be beyond the normal noise levels of the neighborhood . Objectionable Odors- The proposed project does not include the compounding or manufacturing of products, storage of hazardous material or the repair and maintenance of vehicles. Therefore, staff does not believe that the proposed project will create objectionable odors. Architectural Review: Zoning Code Section 17.46 . 035 requires that the architectural review include “ . ..consistency with the applicable zoning, parking and landscaping, fencing, signage, street, sidewalk and public services requirements as set forth by this section.” • Zoning: allowed under Section 17.22.020 (B) as noted under Zoning Code Consistency . • Parking: CCMC Section 17.42.060 (M) state that “ Parking Requirements for Uses Not Specified. The parking space requirements of buildings and uses not set forth herein shall be determined by the planning director, and such determination shall be based upon requirements for the most comparable building or use specified herein, or where no such use is comparable, such space which would appear necessary to provide adequate parking for the use” . Parking will be needed for customers visiting the office and employees. Considering that the majority of customers will be pulling up to the storage units for loading and unloading purposes staff recommends that a minimum of four off-street parking spaces be provided for the office area and one off-street space for the managers unit be provided for a total of 5 parking spaces. • Fencing : Per the CCMC section 17.22. 080 (A) Material storage and equipment storage and automobiles awaiting service overnight or longer shall be confined behind a six-foot solid wall or fence. Considering the nature of the proposed business, to secure personal property, the applicant is requesting approval to install fencing up to eight feet in height . Staff believes eight-foot fencing is consistent with the surrounding area especially considering that the cell tower behind the subject property is developed with an eight-foot fence. • Signage: The C-2 District allows one and one-half square feet of sign area per linear foot of street frontage. The property has 186 feet of street frontage which allows 279 square feet of signage. To date the applicant has not proposed any signage for the project. The applicant shall secure a sign permit from Hie City Manager prior to installing any signage other than exempt signs. • Street, sidewalk and public services requirements: The subject property is developed with  sidewalk curb and gutter and public services are present. r Environmental Determination: The proposed project is exempt from the California Environmental Quality Act (CEQA) under Class 32, In-Fill Development (CEQA Guidelines §15332), which covers projects that meet the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. ! (c) The project site has no value for endangered, rare or threatened species. 5 : (d) Approval of the project would not result in any significant effects relating to traffic, ; noise, air quality, or water quality. (e) The site can be adequately served by all required utilities and public services. Recommended Actions: Staff recommends that the Planning Commission take the following actions: 1. Open the public hearing to receive comments on the project. 2. Adopt the recommended findings; a. Self-storage facilities (self-storage) is a compatible use in the C-2 General Commercial zone, b. The proposed project is exempt under CEQA regulations as an in-fill development’ 3 . Approve the proj ect, subject to the attached conditions of approval and any other conditions the adopted Planning Commission at the public hearing. Attachments: 1. Application/site plans 2. Aerial photograph 3. Site photos 4. PC staff report December 2017 Use Permit # UP 18- 08, Architectural Review # AR18- 03 Self-Storage Facility, APN 118-100-24 Conditions of Approval On December 13, 2018, the Planning Commission approved the above applications, subject to the following conditions: 1 . The approval is for the development of a self-storage facility with onsite managers unit and office consisting; a. 1,200 sqft managers unit/office b. 2,200 sqft of indoor storage units c. Approximately 12,000 sqft paved area for vehicle/boat storage (covered and uncovered). Structure for covered parking shall come back for architectural review approval prior to construction. d . Eight-foot fencing 2. Within five (5) days following expiration of the 10-day appeal period, the applicant shall file a CEQA Notice of Exemption, including applicable fees, with the County Clerk. 3. The applicant shall provide a lighting plan for approval. 4. The applicant shall install at minimum (5) five off street parking spaces. 5. Prior to installation the applicant shall submit a sign plan and obtain necessary sign permits. 6. The applicant shall obtain all necessary permits including but not limited to building permits. 7. All permit approvals shall be reviewed and approved by the City Manager. 8. The applicant shall not allow the storage of hazardous materials. 9. The applicant shall screen the boat/vehicle storage area with a solid wall or fence. Chain- link fence fabric shall be permitted as long as a solid visual screening material such as fence slats are utilized. Looking south from Fifth Street toward subject property Looking north toward paved parking area.  Looking north toward abandoned portion of O Street. Looking west from Fifth Street toward adjacent commercial properties.  CITY OF CRESCENT CITY PLANNING COMMISSION s; NOTICE OF PUBLIC HEARING I I I i NOTICE is hereby given that the Crescent City Planning Commission will hold a public hearing on December 13, 2018 at 5:30 p.m. at the County Board of Supervisors Chambers, 981 H Street, Crescent City, California to consider the following projects: i- Application #: UP18-03 & AR18-08 Project: Request for a Use Permit & Architectural Review in the C2 (General Commercial) District for indoor/outdoor self-storage facility and onsite ! managers unit/office. Applicant: Eric & Lori Taylor Location: 1701 Fifth Street I Description The applicant is requesting a Use Permit and Architectural Review for the conversion of an existing 3,400 sqft commercial office building to an onsite managers unit and indoor storage facility. Furthermore, the applicant is requesting approval for future construction of self-storage units and outdoor storage of vehicles such as RV’ s and boats. I Environmental Determination: The proposed project is exempt from the California Environmental Quality Act (CEQA) under Class 32, In-Fill Development (CEQA Guidelines §15332). At the public hearing, the project will be subject to the following procedure: 1) the Planning Department will provide a staff report; 2) the Planning Commission will receive public comment; and 3) the Planning Commission will discuss the project and take appropriate action. Any appeals of the Planning Commission decision must be appealed to the City Council within ten (10) calendar days, and require a fee of $125.00 per appeal. Appeals of the Planning i. Commission decision must be filed with the Crescent City Planning Department, 377 J Street, Crescent City, CA 95531. The application will be deemed approved unless acted on within the statutory time period pursuant to the Permit Streamlining Act (60 days). i. Interested persons are invited to appear at the hearing and inform the City, orally or in writing, of any concerns they have regarding these projects. At the hearing, staff will describe the project, and the Planning Commission will hear public comment, discuss the projects, and may take action as necessary and appropriate. i ) If you have any questions regarding this matter, please contact Eric Wier, City Manager, at City ! i; - - Hall, 377 J Street, 707 464 9506. Date: November 27, 2018 Publish: December 1, 2018 L:\Planning CommissiorAPC 2018\December\PC HearingNotice.doc  O a * PLANNING COMMISSION STAFF REPORT TO: CRESCENT CITY PLANNING COMMISSION FROM: MICHAEL YOUNG, INTERIM CITY MANAGER DATE: DECEMBER 21, 2017 SUBJECT: ERIC & LORI TAYLOR MINI-STORAGE USE PERMIT APPLICATION UP17-06, AR17-05 Project: - - Use permit and architectural review for a self storage facility in the C 2 (General Commercial) District Applicant: Eric & Lori Taylor Site Address: 1621 Fifth Street APNs: 118-100-25 Lot Size: 3 , 26 acres - - Project Size: 32,000 (+/ ) sq ft General Pjan Land Use: General Commercial (GC) Zoning: C-2 (General Commercial) District Surrounding Zoning/Uses: North: C-2/commercial; East: C-2/commercial/former mill site; South: C-2/commercial; West: C-2/commercial Background & Project Description: The subject property is located behind (east of ) the Jed Smith Shopping Center. It is approximately 3.26 acres in size and is currently developed with a .24 acre US Cellular tower site in the southeast comer. There is an open drainage ditch in the center of the property that connects to the City maintained drainage ditch, located along the westerly boundary of the property. The applicant proposes to develop the subject property with a self-storage facility (mini-storage) providing a service for the general public. Furthermore, the applicant requests approval for an onsite managers unit. ; ii The initial project includes the erection of two steel buildings each being approximately 40 feet wide. One building, located along the east property line, will be approximately 400 feet long and - will contain self storage units of varying sizes. The other building, approximately 45 feet west of the first, will be approximately 360 feet in length and will contain additional storage units, a 200(+/-) square foot office and a 600(+/-) square foot managers unit. The proposed structures will be constructed to a maximum height of 18 feet. Other proposed improvements include fencing, asphalt driveways, exterior lighting, landscaping, and a parking area (refer to attached site plan and architectural rendering for further details). The applicant has also proposed additional storage units for the westerly portion of the property at a later date. The applicant is requesting approval to build the project in phases. The first phase will include the construction of the east building, the office and managers unit as shown on the attached site plan. The first phase will also include fencing the property, landscaping, signage and paved access to the units. The second phase will include the construction of the west buildings and additional units as depicted on the attached site plans. Phase three includes construction of three smaller storage buildings on the westerly portion of the property as depicted on the attached site plans (refer to attached site plan and architectural renderings for further details). Staff Analysis: General Plan: The project is consistent with the general plan land-use designation of General Commercial, which states, This designation provides for general commercial uses which provide the Crescent City Planning Area with goods, services, andjobs. The maximum floor area ratio (FAR) in this designation is 0.50 but the FAR does not include residential uses above the ground floor in a mixed-use development. The principal permitted uses under this designation include, but are not limited to, commercial activities such as small retail stores and personal service shops; regional shoppim and service centers; offices; food services; travel services such as motels/hotels; entertainment centers; recreation facilities; and medical centers and services including convalescent homes. The City may grant conditional use permits for regional public facilities, assisted care facilities, secondhand stores, nonprofit organizations, transportation services such as gas stations - and light commercial automobile service uses, and residential-only developments or residential uses as a secondary/mixed use at a density of up to 30 units per acre. All heavy commercial uses shall be prohibited in the General Commercial designation. (Emphases added) Although the description does not specifically list self-storage, it provides examples of compatible uses rather than an exclusive list. Moreover, the General Plan Guidelines published by the Governor’s Office of Planning and Research state that “ An action, program or project is consistent with the general plan, if, considering all its aspects; it will further the objectives and policies of the general plan and not obstruct their attainment.” Staff believes the proposed use will further the objectives of the General Plan by regional serving commercial use within the General Commercial designation. I- The General Plan “ Visitor and Local Commercial” land use description, which is less intensive than the General Commercial description, specifically allows ministorage facilities by use permit. i Visitor & Local Commercial (VLC) This designation provides for a combination of commercial uses including visitor- serving commercial uses, local-serving commercial uses, and regional-serving commercial uses. Within the coastal zone, however, visitor-serving uses will have priority over all other allowable uses. The focus of this designation is on concentrating uses oriented toward tourism and drawing trade from the entire Del Norte County area. The maximum FAR for buildings in this designation is 0.50, but the FAR does not include residential uses above the groundfloor in a mixed-use development. The principal permitted uses under the VLC designation include, but are not limited to, commercial activities such as regional shopping and service centers including wholesale “ club” stores and factory outlets; a full range of retail uses including apparel stores, specialty shops, durable goods, and home furnishings; travel services such as motels/hotels; restaurants; entertainment centers; banks; savings and loans, and recreation facilities. Multiple-unit residential uses as a secondary/mixed use at a density of 6 to 60 units per acre may be considered with a conditional use permit. Other uses requirins a conditional use permit include, but are not limited to, residential-only developments, new timeshare resort hotels, recreational vehicle parks, mini-storage. medical offices, public facilities, and transportation services such as gas stations and light-commercial automobile service uses All heavy commercial uses shall be prohibited in the Visitor and Local Commercial designation. (Emphasis added) Staff consulted the City Attorney for further interpretation of the land use plan . The opinion of the City Attorney is that the proposed activity (mini-storage/self storage units) is consistent with the General Commercial land use designation in that it is a commercial business that provides a public service to the Crescent City planning area. Zoning Code Consistency: The subject property is located in the General Commercial (C2) District. As discussed in General Plan consistency self -storage facilities are not specifically mentioned however, City of Crescent City Municipal Code (CCMC) Section 17.22.020 (B) lists uses allowed by use permit in the C2 . District Specifically Section 17.22.020 (1) allows outdoor service or accessory storage areas, such as: auto sales, communication facilities, automobile service storage, and uncovered lumber yard or nursery area. It is the staffs opinion that a self-storage use is less intensive than other - permitted uses and meets the intent of the C 2 District which recognizes commercial storage areas as an allowable use by use permit. CCMC Section 17.22.020 (B), (4), allows by use permit “ One residential unit for occupancy by the manager/caretaker of an existing commercial facility” . Considering that self-storage businesses are in the business of securing persons personal property staff recommends approving the request for an onsite managers unit. However, since an onsite unit is only permitted for an  - existing commercial use a condition of approval requiring the construction of self storage units prior to occupancy of the managers unit will be added. Use Permit Review - Specific Topics The purpose of issuing a use permit is to assure that a degree of compatibility shall be maintained with respect to the particular use on a particular site and consideration of other existing and potential uses within the general area in which such use is proposed to be located. Also, to recognize and compensate for variations in degree of technological processes and equipment as related to the factors of noise, smoke, dust, fumes, vibration, odors and hazards to ensure the use will not become a nuisance to the neighborhood. Specific topics relating to compatibility are discussed below and conditions of the use permit are recommended based on the following. Glare - The applicant is requesting exterior lighting for security and convenience purposes. All lighting shall be downcast and shielded to prevent excessive glare on adjacent properties and roadways. The applicant shall submit a lighting plan for final approval. Traffic- Considering that the majority of customers visiting the subject business will do so on a weekly or monthly basis if not longer, it is not anticipated that the subject business will result in a large volume of traffic that is beyond the current carrying capacity of Fifth Street and Third Street. - Noise A minimal amount of noise may be generated from the movement of objects into and out of the storage units however, noise impacts would be of a limited duration and should not be beyond the normal noise levels of the neighborhood . Objectionable Odors- The proposed project does not include the compounding or manufacturing of products, storage of hazardous material or the repair and maintenance of vehicles. Therefore, staff does not believe that the proposed project will create objectionable odors. - - Drainage There is an existing poorly graded debris choked drainage ditch in the center portion of the property that connects to the City’ s drainage system on the westerly boundary of tire property. This ditch is man-made, not natural, and once served to drain a portion of the previous mill site development. The presently proposed project does not impact, nor is impacted by, this ditch. With future development of the westerly portion of the property this ditch will need to be improved or replaced with other drainage facilities. Architectural Review: Zoning Code Section 17.46.035 requires that the architectural review include "...consistency with the applicable zoning, parking and landscaping, fencing, signage, street, sidewalk and public services requirements as set forth by this section.” • Zoning: allowed under Section 17.22.020 (B) as noted under Zoning Code Consistency. • Parking: CCMC Section 17.42.060 (M) state that “ Parking Requirements for Uses Not Specified. The parking space requirements of buildings and uses not set forth herein shall be determined by the planning director, and such determination shall be based upon  requirements for the most comparable building or use specified herein, or where no such use is comparable, such space which would appear' necessary to provide adequate parking - for the use” . Parking will be needed for customers visiting the office and employees. Considering that the majority of customers will be pulling up the storage units for loading and unloading purposes staff recommends that a minimum of four off-street parking spaces be provided for the office area and one off-street space for the managers unit be provided for a total of 5 parking spaces. • Fencing: Per the CCMC the proposed project does not require fencing. The applicant is proposing to install perimeter fencing for security purposes. The installed fencing shall not be out of conformance with fencing standards of the CCMC. • Signage: the C-2 District allows one and one-half square feet of sign area per linear foot of street frontage. The property has 380 feet of street frontage which allows for 570 square feet of signage. To date the applicant has not proposed any signage for the project therefore a final sign plan will need to be submitted to the Public Works Department for approval. • Street, sidewalk and public services requirements: The subject property is developed with some sidewalks and public services are available. Prior to the issuance of a certificate of occupancy the applicant shall install sidewalks as determined by the director of public works and /or enter into a differed development agreement for the construction of said sidewalks. Environmental Determination: The proposed project is exempt from the California Environmental Quality Act (CEQA) - under Class 32, In Fill Development (CEQA Guidelines §15332), which covers projects that meet the following criteria: (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. (c) The project site has no value for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, . noise, air quality, or water quality (e) The site can be adequately served by all required utilities and public services. Recommended Actions: Staff recommends that the Planning Commission take the following actions: 1. Open the public hearing to receive comments on the project. 2. Adopt the recommended findings; a. Self storage facilities (mini-storage) is a compatible use in the C-2 General Commercial zone, . b The proposed project is exempt under CEQA regulations as an in-fill development’ c. The existing drainage ditch is man-made and not as significant enviromnental feature 3. Approve the project, subject to the attached conditions of approval and any other conditions the adopted Planning Commission at the public hearing. !i i- - -: i i Attachments: i 1 . Application/site plans & architectural renderings :• ! 2. Aerial photograph 3. Site photos Use Permit # UP17 -05, Architectural Review #AR17 -06 Self -Storage Facility, APN 118-100 - 25 Conditions of Approval On December 21 , 2017, the Planning Commission approved the above applications, subject to the following conditions: 1. The approval is for the development of a self-storage facility consisting; a. Two 40 foot wide buildings with storage units and a 40 foot wide building with storage units b. As a separate building or connected to one of the storage unit buildings, a 200(+/-) square foot office and 600 (+/-) square foot manager’ s residence. c. Three additional storage unit buildings as depicted on the attached site plan . 2. The project can be developed in three phases as described in the staff report. 3. Within five (5) days following expiration of the 10-day appeal period, the applicant shall file a CEQA Notice of Exemption, including applicable fees, with the County Clerk. 4. The applicant shall provide landscaping and irrigation plans pursuant to the requirements of the City of Crescent City Municipal Code. 5. The applicant shall provide a lighting plan for approval. 6. The applicant shall install at minimum (5) five off street parking spaces. 7. The applicant shall install sidewalks curbs and gutter as required by Section 12.04.030 Crescent City Municipal Code. 8. The applicant shall dedication a 20 foot wide utility easement to the City along tire westerly boundary of the property for the existing and Mure public drainage facilities. 9. Prior to installation the applicant shall submit a sign plan and obtain necessary sign permits. 10. The applicant shall obtain all necessary permits including but not limited to building permits. 11. All permit approvals shall be reviewed and approved by the City Manager. 12. The applicant shall not allow the storage of hazardous materials. All storage must be conducted within building enclosure. Looking south across subject property toward existing US Cell Tower. Looking west from subject property toward Fifth Street and Looking west from subject property toward drainage ditch and Jed Smith Shopping Center. Looking north from Third Street toward the subject property and Fifth Street