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USE PERMIT TO ALLOW A PARKING LOT ON RESIDENTIALLY-ZONED PROPERTY TO BE LOCATED AT 1460 W. FLORA STREET
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving the development of a parking lot on residentially-zoned property at 1460 W. Flora Street.
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Summary
The applicant, Dean Janssen, is requesting to develop a portion of a residentially-zoned property into a parking lot for an adjacent office building. The applicant owns an office building directly behind the residence on 1460 W. Flora Street and is looking to provide additional parking for the office building’s employees and clients. The applicant is proposing to perform a lot line adjustment, using the back half of the parcel at 1460 W. Flora Street to develop into a parking lot (Attachment A - Location Map).
DISCUSSION
Background
The applicant is proposing to perform a lot line adjustment of the property line at 777 N. Pershing Avenue to be moved north, bisecting the residential parcel at 1460 W. Flora. The lot line adjustment would allow the residential parcel at 1460 W. Flora to remain a residence, and the back half of the lot to be combined with the office building at 777 N. Pershing Avenue to be used for a parking lot. The new parking lot will service the adjacent office building providing additional parking for its tenants and growing client base.
The site at 1460 W. Flora Street is zoned RL (Residential, Low Density), and is bounded to the:
• north, east, and west by residential zoned RL
• south by office space and a school zoned CO (Commercial Office)
The General Plan designates the project site for Low-Density Residential use. This land use designation along with the RL zoning allows nonresidential parking facilities if the proposal is consistent with adopted City development standards.
The proposed parking lot will be approximately 4,480 square feet and provide 13 parking stalls. All ADA required stalls are currently located in front of the adjacent office building. The parking lot must also comply with City Development Code requiring a landscape buffer along street frontages and between the parking area and residentially-zoned property. In addition to the landscape buffer, it is required to provide an 8-foot masonry wall along the property line adjacent to residentially-zoned properties. The parking area will have additional onsite lighting that can provide adequate downward directed illumination for security and safety, while not interfering with neighboring residential land use.
The lot line adjustment will allow the proposed parking lot to be developed on the same legal lot of record as the existing adjacent office building. With the lot line adjustment, Columbia Street will be an access easement through the legal lot of record and provide access to the parking lot. Through the LLA process the end lots must meet all requirements including minimum lot size and setback requirements set forth in the Development Code.
Additionaly, the Development Code section 16.64.090 states the requirements for parking in residential zoning districts. Some of the requirements include: setbacks; location of the parking area contiguous to the commercial zone; access to parking areas from comercial streets; limitation to the parking of passenger vehicles; limitations on signs; requirement for a perimeter wall; general development standards relating to access, location, dimensions, drainage, directional arrows, landscaping, lighting; striping, and surfacing; and a prohibition on overnight parking. Staff has reviewed the project against these requirements and found that the proposed parking lot would comply.
Findings
The Development Code lists a number of findings that must be made to support the approval of a use permit. All the required findings must be made to approve the requested use permit. If one or more findings cannot be made, then the use permit must not be approved.
There are seven required general findings in SMC Section 16.168.050. The general findings require compliance with all applicable provisions in the SMC; maintenance of the integrity and character of the applicable zoning district; consistency with General Plan; physical suitability of the site for the proposed use; not endangering or jeopardizing the public health, safety, peace or general welfare; compatibility with surrounding uses; and consistency with the California Environmental Quality Act.
Staff has determined that all required findings can be made to support the recommendation of approval. Findings for approval as outlined in the Development Code are listed in the proposed resolution.
Public Comments
Staff has not received any public communication on the proposed project.
Environmental Clearance
The project has been evaluated by staff under the CEQA process and qualifies for Categorical Exemption under Article 19, Section 15311, Class 11 Accessory Structures.
CONCLUSION
The proposed parking lot location is on the border of a residential neighborhood and would be compatible with the adjacent office uses. The addition of this small parking lot is not likely to cause undue hardship to the existing residential land use in the area due to its compliance with development standards designed to protect the adjacent residential land uses.
Therefore, staff recommends that the Planning Commission adopt a resolution approving the development of a parking lot on residentially-zoned property at 1460 W. Flora Street.
VOTES
A vote of a majority, four (4), of the total authorized membership of the Planning Commission is required for the Commission to transact business or decide any matter.
Attachment A - Location Map and Aerial Photograph
Staff report prepared by Assistant Planner Kanoa Kelley; (209) 937-7564, kanoa.kelley@stocktonca.gov