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USE PERMIT FOR PROPOSED WHOLESALING AND DISTRIBUTION LAND USE IN THE STOCKTON CHANNEL AREA AT 705 NORTH CARLTON AVENUE (P18-0810)
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RECOMMENDATION
Staff recommends that the Planning Commission adopt a Resolution approving a Use Permit to allow the establishment and operation of a new wholesaling and distribution land use in the Stockton Channel Area at 705 North Carlton Avenue, based on the findings and subject to the conditions of approval detailed in the proposed Resolution.
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Summary
The applicant, Kevin Xu, is requesting a Use Permit to allow a wholesaling and distribution business at the noted location. The 4.24-acre site is zoned Industrial, General (IG) and located within the Stockton Channel Area (CHA) Overlay District. The subject property is currently occupied with a 62,224-square foot warehouse building. The former business of the site was an electronic manufacturer and distribution. The applicant recently purchased the property and intends to establish a pottery and garden accessory business.
Stockton Municipal Code (SMC) Section 16.28.040(C) requires that new uses and structures located in the CHA Overlay Zoning District require a Commission Use Permit. The purpose of the CHA District is to, “secure and maintain the orderly and harmonious construction of buildings, signs, and other structures.” The applicant indicates that the building will only be used for warehouse storage. In the event of any change of the use in the premises, a new Use Permit shall be required as specified in Condition No. 8 of the Resolution.
Staff recommends that the Planning Commission approve the Use Permit according to the findings and subject to the conditions in the Resolution.
DISCUSSION
Background
The General Plan designates the project site as Industrial and the Zoning Map provides an IG (Industrial, General) designation. Each designation provides for a wide range of industrial land uses (e.g., manufacturing, wholesaling, distribution).
The project site is bounded to the:
• North by various commercial and industrial businesses zoned IL (Industrial, Limited);
• East across Carlton Avenue by a vacant warehouse building zoned IG; and
• South and west by warehouse buildings zoned IG
A location map and aerial photograph for imagery of the project site and surrounding properties is at Attachment A - Location Map and Aerial Photograph.
Present Situation
The applicant purchased the subject property in November of 2018 and seeks to expand an existing pottery and garden accessory business (Pacific Home and Garden) to a new location in Stockton. Presently, the business has a location in Hayward, California.
The subject site is proposed to be utilized as a distribution center for garden products (Attachment B - Site Plan). Manufacturing operations are not proposed. As proposed, an existing 62,224-square foot building will store garden products (e.g., ceramic pottery for landscaping and gardening). The proposed floor plan includes storage areas, a packing and staging area, a shipping and receiving area, and offices (Attachment C - Floor Plan).
The applicant indicates the business will initially consist of four employees and expand to six to eight employees in a few years. The proposed business hours are Monday through Friday, 8:00 a.m. to 4:30 p.m.
The subject site has an existing gated driveway on the southeast side of the property at Carlton Avenue to be used by employees and visitors. All delivery trucks will utilize another existing driveway at the end of Park Street. The subject site currently provides 133 off-street parking spaces where 45 are required by code (i.e., 88 in excess of requirement).
Use Permit General Findings
The building is located within the boundaries of the Stockton CHA Overlay Zoning District. SMC Section 16.28.040.C provides:
Within the Stockton CHA Overlay Zoning District, no structure shall be added to constructed, erected, or enlarged; no use shall be enlarged, extended, or intensified; no new use of premises shall be introduced; and no former use shall be re-established without a Commission Use Permit in compliance with SMC 16.168 (Use Permit requirement).
The Channel Area is generally defined as the section of the City surrounding the Stockton Channel (Attachment D - Channel Area Map). The Citywide Design Guidelines characterize the Channel Area, as follows,
“A variety of efforts have been undertaken over the years to develop plans for the area, including the Development Plan for the Stockton Channel (1974), the Stockton Waterfront Revival Task Force (1996), and the Waterfront Promenade and Marina Development Project (2001). Many of the recommendations in these plans have been successfully implemented, such as the Weber Point Events Center, Dean DiCarli Waterfront Square, and Waterfront Warehouse retail project.
The success of the waterfront development projects combined with the location appeal of the properties within the Channel area and the significant public investment in a future waterfront promenade system, present a unique opportunity for the integration of public and private uses. The City views the Channel area as one of its greatest assets; as such, it warrants the special design and development consideration found in this section.”
Overall, the Design Guidelines criteria for the Channel Area have an emphasis on buildings and public spaces (e.g., pedestrian paths, plazas, courtyards). In the case of the current application, those criteria are not applicable as no changes to the existing site plan and/or buildings are proposed. The subject under review concerns the use only. In that regard, the proposed use is consistent with those existing and planned for in this portion of the Channel Area.
In order to approve the application, the Planning Commission must make all findings in SMC §16.168.050(A) (General Findings). As indicated in the staff report’s proposed Resolution, the subject use is allowed in the IG zone with an approved Commission Use Permit and complies with applicable provisions of the Development Code. The subject use would be consistent with the Industrial land use designation of the General Plan and the site would be physically suitable for the proposed use, including the provision of utility services (e.g. sanitation and water), public access, and the absence of physical constraints (e.g. earth, movement, flooding, etc.).
Further, staff’s recommendation is emphasized by the project’s ability to strengthen the integrity of the surrounding area by occupying an underutilized building and providing local employment in an existing industrial setting that would not jeopardize or be hazardous to public peace and welfare. Additionally, activities at the subject site are also not expected to be incompatible with adjacent residences along Park Street given the type of use (e.g., wholesaling/distribution vs. manufacturing) and their location (i.e., within and behind existing building).
Public Comments
The Planning and Engineering Services Division of the Community Development Department, Fire Department, and other City departments were provided an opportunity to review the application. No objections to the staff recommendation were received.
Notice for this item was published in the Record, and mailed notice was sent to all property owners within a 300-foot radius of the project site at least ten (10) days before the hearing, in accordance with SMC Section 16.88.030. To date, staff has not received any comments from the public on this project.
Environmental Clearance
The proposed action is a Categorically Exempt use, in accordance with the provisions of Section 15301, Class 1, of the California Environmental Quality Act (CEQA), because it constitutes a reuse existing warehouse building.
Attachment A - Location Map and Aerial Photograph
Attachment B - Site Plan
Attachment C - Floor Plan
Attachment D - Channel Area Map
This staff report was prepared by Senior Planner Jenny Liaw, (209) 937-8316; jenny.liaw@stocktonca.gov.