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REQUEST FOR A COMMISSION USE PERMIT AND DESIGN REVIEW FOR THE EXPANSION OF AN EXISTING EMERGENCY FOOD BANK FACILITY AT 18 WEST SCOTTS AVENUE (P24-0055) (APN 147-130-04)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution:
1. Finding that no further environmental review is necessary for the project pursuant to CEAQ Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of Title 14 of the California Code of Regulations and CEQA Guideline Section 15332 (In-Fill Development Projects); and
2. Approving a Commission Use Permit and Design Review to allow an expansion to an existing emergency food bank (Social Services Facilities - Feeding Centers) at 18 West Scotts Avenue, based on the findings and subject to the conditions of approval incorporated in the proposed resolution.
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Summary
The applicant, WMB Architects, on behalf of the Emergency Food Bank, is requesting a Commission Use Permit and Design Review to allow an expansion of the existing emergency food bank facility (Social Service Facility-Feeding Centers), currently located at 7 West Scotts Avenue (APN 147-130-06), to a vacant 1.38± acre parcel across the street at 18 West Scotts Avenue (APN 147-130-04), herein referred to as the “Project.”
As reflected in this staff report, the Project complies with the Stockton Municipal Code (SMC) the General Plan, and all required Findings for approval can be made in the affirmative. Therefore, staff recommends approval of the Commission Use Permit and Design Review request.
DISCUSSION
Background
The Project is located on the southeast corner of South Commerce Street and West Scotts Avenue as shown in the Attachment A - Location Map. The General Plan land use designation for the site is Commercial (Attachment B - General Plan Map). The site is zoned Commercial, General (CG) and is also located within the Commercial-Industrial overlay zoning district (Attachment C - Zoning Map) The Project site is surrounded by:
- North: The existing Emergency Food Bank facility, zoned Industrial, General (IG)
- South: BNSF (railroad) right-of-way and Industrial buildings, zoned (CG)
- East: Vacant land and South Center Street overpass (Right-of-Way)
- West: An industrial building zoned IG
The existing Emergency Food Bank site, at 7 West Scotts Avenue, has been in operation since 1968. The food bank distributes food items to other food pantries throughout San Joaquin County as well as to clients who visit the facility. On March 26, 2009, the Planning Commission approved a Use Permit (UP066-08) to allow for an expansion to the Food Bank consisting of a new 2,925 square foot (SF) building to house the administrative offices, reception area, and nutrition education classrooms (Attachment D). Historically, food distribution has occurred within the public right-of-way or on the adjacent vacant land under the South Center Street overpass.
The Applicant is now proposing to further expand the existing facility by developing the adjacent vacant site with a new building for the warehousing and distribution of food, with additional office space to scale up and keep up with demand.
Present Situation
Use Permit
The expansion of the Project to 18 West Scotts Avenue will allow the applicant to better serve the community by increasing the facility’s handling capacity to meet the growing demand and reach of the food bank, as well as provide for a better and safer customer experience.
The expansion includes new drive-up food distribution check-in lanes and kiosks, as well as off- and on-site improvements such as frontage improvements, a parking lot, and new landscaping. The existing Emergency Food Bank site at 7 West Scotts Avenue will transition full time to be their Nutrition Center and provide for additional ancillary storage.
Pursuant to Stockton Municipal Code (SMC) Section 16.28.070(C), “Allowable Land Uses and Permit Requirements” in the Commercial-Industrial overlay zone, a Commission Use Permit is required for Social Service Facility-Feeding Centers. A major change to an approved project requires review by the original approving review authority pursuant to SMC Section 16.104.040(C)(2), “Changes to an approved project,” which for this project is the Planning Commission.
Staff Analysis
When evaluating applications for land uses requiring a Use Permit, a project must be evaluated against any applicable specific land use development standards; however, no specific use development standards are prescribed in the Development Code for Social Service Facilities - Feeding Centers. The Project site is located in the Commercial-Industrial overlay zone which prescribes development standards for uses permitted in the zone (SMC Section 16.28.070(D)). The purpose of the Commercial-Industrial overlay district is to preserve urban industrial land as viable sites of production and employment while buffering heavy industrial activities from existing residential uses. Allowable uses in this place type include light industrial, clean manufacturing, agricultural technologies, food processing, energy resources and technologies, offices, commercial uses to support business endeavors, repurposed buildings with live/work artist studios, and other non-noxious industrial and manufacturing uses (SMC Section 16.28.070(A)).
The overlay district standards include requirements to conduct uses indoors and provisions for on-site screening and security. The Project conforms with these requirements as the storage and handling of food is proposed to be indoors. The outdoor pick up drive aisle is screened by the building and the loading bay is screened by a CMU wall and perimeter landscaping. The Project is conditioned to provide security measures in conformance with the code.
The Emergency Food Bank is open Monday through Friday, between the hours of 8 AM and 5 PM. The new facility will conduct food distribution between the hours of 9 AM and 12 PM using the designated entrance through the easternmost driveway along West Scotts Avenue (driveway 4). As shown in the Project Plans (Exhibit 1 in the proposed resolution), three (3) staff attended check-in kiosks are being installed to serve multiple vehicles at once. After checking-in at a kiosk, a more than 100 foot long driveway leads customers to the food pick up area at the rear of the building, and, lastly, exit the site using Driveway 1 onto South Commerce Street. Driveways 2 and 3 will be utilized for employee access and for off-hour food delivery. East Scotts Avenue remains a public right-of-way, therefore the Emergency Food Bank will be conditioned to monitor traffic flow in order to avoid congestion/traffic conflicts. Directional signage will be provided to assist with navigation.
The project site is 1.39± acres and will include generous landscaped frontages separated by four (4) driveways, two (2) along South Commerce Street and West Scotts Avenue frontages. The proposed new building is a 17,000 square-foot single story pre-engineered metal building consistent with existing Food Bank facility and other industrial structures in the surrounding area. A loading dock, located on the west side of the proposed building, is screened by a CMU block wall in conformance with SMC Section 16.28.070(D). The City Traffic Engineer reviewed a proposed traffic memorandum describing the operational need for four (4) driveways and ultimately approved the proposal (Exhibit 1 in the proposed resolution).
Per Table 3-9 in SMC Section 16.64.040, parking requirements for Social Service Facilities land uses are determined through the Use Permit review. The existing facility has four (4) parking spaces on site and currently uses on-street parking as additional spaces. The Project is proposing 23-onsite parking spaces and is developed in conformance with the off-street parking development standards in SMC Section 16.64.080. The additional parking provided at the new facility would reduce the on-street parking by relocating it on-site.
Design Review
SMC Section 16.120.00(A)(2) requires Design Review approval for all new commercial or industrial buildings. The project was reviewed by staff against its ability to conform to the Citywide Design Guidelines, Section 4.01 (General Commercial Guidelines) with recommendation from the Architectural Review Committee.
The Project is designed using metal panels in three (3) tones (blue, grey, and white) and includes a standing seam metal roof. The trash enclosure and dock screen wall are constructed using CMU blocks. The proposed design is consistent with existing Food Bank facility and other similar industrial structures in the surrounding area. On May 8, 2024, the Architectural Review Committee reviewed the Project and made a recommendation to approve the Project.
Required Findings
To approve the Commission Use Permit, the Planning Commission must make all Use Permit findings under SMC Section 16.168.050(A). As indicated in the Proposed Resolution, the subject use is allowed in the Commercial-Industrial Overlay zone with an approved Commission Use Permit and complies with applicable provisions of the Development Code. When considering the Use Permit, the Commission action is guided by the following criteria:
Use Permits General Findings (SMC Section 16.168.050(A))
There are seven (7) required Use Permit General Findings, they are:
1. Compliance with all applicable provisions in the SMC;
2. Maintaining the integrity and character of the applicable zoning district;
3. Consistency with applicable General Plan objectives and policies;
4. Physical suitability of the site for the proposed use;
5. Not endangering or jeopardizing the public health, safety, peace, or general welfare of the public;
6. Compatibility with surrounding uses; and,
7. Consistency with the California Environmental Quality Act (CEQA).
Staff has verified that all required Use Permit General Findings can be made to support the project, as evidenced in the attached resolution. The use is allowed in the Commercial-Industrial overlay district; it is consistent with the goals, objectives and policies in the General Plan; is consistent with all applicable Development Standards in the SMC and the Citywide Design Guidelines; the site is physically suitable for the development; the use will be subject to the conditions of approval; and the project is Categorically Exempt from CEQA.
Design Review Findings (SMC Section 16.120.050)
1. The proposed development is consistent with all applicable provisions of the Development Code and other applicable City ordinances;
2. The general design considerations, including the character, quality, and scale of design are consistent with the purpose/intent of Chapter 16.120 and the Guidelines and other design guidelines that may be adopted by the City;
3. The architectural design of structures and their materials and colors are visually compatible with surrounding development. Design elements (e.g., awnings, exterior lighting, screening of equipment, signs, etc.) have been incorporated into the project to further ensure its compatibility with the character and uses of adjacent development, and/or between the different types of uses in a mixed use development;
4. The location and configuration of structures are compatible with their sites and with surrounding sites and structures and do not unnecessarily block views from other structures or dominate their surroundings;
5. The general landscape design, including the color, coverage, location, size, texture, and type of plant materials, provisions for irrigation, planned maintenance, and protection of landscape elements have been considered to ensure visual relief, to complement structures, and to provide an attractive environment;
6. The design and layout of the proposed project will not interfere with the use and enjoyment of neighboring existing or future development and will not result in vehicular or pedestrian hazards;
7. The building design and related site plans, including on-site parking and loading, has been designed and integrated to ensure the intended use will best serve the potential users or patrons of the site; and
8. Special requirements or standards have been adequately incorporated, when applicable, into the building and/or site design
Staff has verified that all the Design Review findings can be made in support of the project. The project is consistent with all applicable development standards in the Development Code and the Industrial development design guidelines in the Citywide Design Guidelines; it is designed and sited consistently with the development patterns in the immediate area; it does not interfere with the use and enjoyment of the neighboring existing or future developments as it alleviates the need to use the public right-of-way or adject parcels for the operations.
Public Comments
Notice for this item was published in the Record and a notice sent to all property owners within a 300-foot radius of the Project site on August 30, 2024. At the time of writing this report, Staff has not received any comment from the public on this project.
Environmental Clearance
Consistent with CEQA Section 15183, which states that “…(P)rojects which are consistent with…general plan policies for which an EIR was certified shall not require additional environmental review…,” no project-level CEQA analysis is necessary. The proposed project is consistent with the adopted Envision Stockton 2040 General Plan and its certified EIR (SCH# 2017052062), with City Council action taken on December 4, 2018. The project is also consistent with CEQA Section 15332 (In-Fill Development Projects), Class 32, as the projects is located on a lot under five acres within the city limits and surrounded by urban uses; it is consistent with the appliable general plan designation and all applicable general plan policies and zoning designation and regulations; it does not result in any significant effects related to traffic, noise, air quality, or water quality; and has no apparent value as a habitat for endangered, rare or threatened species.
Conclusion
Staff has reviewed the project as proposed and is recommending the Planning Commission approve the requested Commission Use Permit and Design Review as it is consistent with all appliable standards in Title 16 (Development Code) more specifically development standards for uses in the Commercial-Industrial overlay zone, General Plan, and Citywide Design Guidelines.
Attachment A - Location Map
Attachment B - General Plan Map
Attachment C - Zoning Map
Attachment D - UP 066-08
This staff report was prepared by Arturo Carrasco, Associate Planner, he may be contacted at Arturo.Carrasco@Stocktonca.gov.