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USE PERMIT TO ALLOW ESTABLISHMENT AND OPERATION OF A SLAUGHTERHOUSE IN AN EXISTING WAREHOUSE BUILDING AT 2404 STAGECOACH ROAD (P20-0469)
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving a Use Permit to allow the establishment and operation of a proposed slaughterhouse in an existing warehouse building at 2404 Stagecoach Road, based on the findings and subject to the conditions in the proposed resolution.
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Summary
The applicant, Stockton Poultry, currently operates a slaughterhouse and poultry sales operation at 302 South San Joaquin Street with a valid Use Permit (UP033-51). A new Commission Use Permit is requested to allow Stockton Poultry, which is considered a Major Impact Facility due to the slaughtering of poultry, to locate at 2404 Stagecoach Road. Interdepartmental review of the application resulted in some concerns being identified, which have been addressed with modifications to the Project or as a proposed Condition of Approval. Based on the relevant facts and applicable standards, staff recommends approval allowing Stockton Poultry to remain in Stockton at a more appropriate location to conduct their business, continuing to generate employment, and increase revenue for the City.
DISCUSSION
Background
The Applicant is interested in relocating its business to an existing warehouse building located midway along the eastern side of Stagecoach Road, just south of Petersen Road. This site is part of a larger industrial zoned area, IG (Industrial, General) and which is bound to the:
• North by an existing industrial warehouse zoned IG (Industrial, General).
• South by a vacant parcel zoned IG.
• East by existing warehouse buildings zoned IG.
• West by Stagecoach Road and adjoining properties with existing warehouse buildings zoned IG.
Present Situation
The applicant, Stockton Poultry, has submitted a Commission Use Permit application as provided by Stockton Municipal Code (SMC) §16.168 (Use Permits), to conduct the slaughtering of poultry as a part of its business. The slaughtering of poultry is considered a Major Impact Facility as defined in SMC §16.240.020 (Definitions). Major Impact Facilities are only allowed in IG, PT (Port District) and PF (Public Facilities) zoning districts, subject to securing a Commission Use Permit per SMC §16.20.020, Table 2-2 (Allowable Land Uses and Permit Requirements). The subject business is proposing to operate at 2404 Stagecoach Road, which is an IG zoned parcel. (Attachment A - Aerial Photo and Location Map)
The subject business will be in the former American Sunny Foods warehouse which was previously used for rice flour milling. The property is currently 1.93 acres and houses an existing 19,200 SF concrete warehouse building, a 6,125 SF metal shop building, and a 400 SF metal shed. No proposed exterior changes to the building are proposed. (Attachment B - Site Plan and Floor Plan)
Live poultry will be trucked to the facility daily, processed, and then packaged for delivery to local grocery stores and restaurants. The subject property contains an existing wastewater treatment facility which the applicant intends to utilize as part of its processing operation to treat wastewater. The site is fenced and paved. Stockton Poultry will operate Monday through Friday with hours of operation from 5:00 AM to 2:00 PM. Stockton Poultry employs 40 people.
Staff Analysis
When located in the Industrial, General (IG) zone, slaughtering uses are required to obtain a Commission Use Permit per SMC §16.20.020, Table 2-2. Major Impact Facilties are defined as:
“Facilities for land intensive activities that need to be located away from residences or concentrations of people due to the magnitude or nature of the operation’s impacts on the surrounding environment. Includes airports, heliports, sanitary landfills including composting facilities, hazardous waste disposal sites, junk yards, nuclear power generating plants/facilities, and correctional institutions.”
Under the Food and Beverage Product Manufacturing (Land Use) definition:
“Manufacturing establishments producing or processing foods and beverages for human consumption, and certain related products. May include tasting and accessory retail sales of beverages produced on site. Does not include a tasting facility separate from the manufacturing facility where alcoholic beverages are tasted (“Alcoholic beverage sales-Bars and nightclubs”) or where beverages are nonalcoholic (“Restaurant”); bakeries which sell all products on-site (“Retail stores”); beer brewing as part of a brew pub, bar, or restaurant (“Bars and nightclubs”); meat, poultry, and seafood canning, curing, byproduct processing (“Manufacturing, heavy manufacturing-Canning and kindred food products manufacturing”); the killing/slaughtering of animals, or rendering plants (“Major Impact facilities”).”
The proposed Project is considered a Major Impact Facility under the Land Use Definition and requires Planning Commission action.
Required Findings
The standards of review for this application includes SMC Chapter 16.168 (Use Permits). Staff has assessed the Major Impact Facility and has determined that the Project does not meet the criteria to be considered a problem use.
Use Permit: General Findings
To approve the Use Permit Amendment, the Planning Commission must make all findings under SMC §16.168.050(A) (General Findings). As indicated in the Proposed Resolution, the subject use is allowed in the IG zone with an approved Use Permit and complies with applicable provisions of the Development Code. The proposed use is consistent with the Industrial land use designation of the General Plan and the site is physically suitable for the project, including the provisions of utility services (e.g. sanitation and water), public access, and the absences of physical constraints (e.g. earth, movement, flooding, etc.). Furthermore, staff’s recommendation is emphasized by the project’s location away from residences or concentrations of people, its ability to make a positive economic contribution to the community, not jeopardize or be hazardous to the public peace and welfare, and operate compatibly with surrounding land uses.
When considering the Major Impact Facility aspect of the request, the Commission action is guided by the following criteria (General Findings).
The following findings shall be made for all use permits:
1. The proposed use is allowed within the subject zoning district with the approval of a use permit and complies with all other applicable provisions of the Development Code (Title 16) and the Stockton Municipal Code.
2. The proposed use would maintain or strengthen the integrity and character of the neighborhood and zoning district in which it is to be located.
3. The proposed use would be consistent with the general land uses, objectives, policies, and programs of the General Plan and any applicable specific plan or master development plan.
4. The subject site would be physically suitable for the type and density/intensity of use being proposed including the provision of services (e.g., sanitation and water), public access, and the absence of physical constraints (e.g., earth movement, flooding, etc.).
5. The establishment, maintenance, or operation of the proposed use at the location proposed and for the time period(s) identified, if applicable, would not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, peace, or general welfare of persons residing or working in the neighborhood of the proposed use.
6. The design, location, size, and operating characteristics of the proposed use would be compatible with the existing and future land uses on-site and in the vicinity of the subject property.
7. The proposed action would be in compliance with the provisions of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines.
As noted in the proposed resolution, the anticipated customer base, traffic patterns, noise levels, and general operational conditions of Stockton Poultry are similar and compatible with the adjacent industrial uses in the vicinity. The closest residential area is approximately 1,600 feet to the west, on the other side of Highway 99.
Public Comments
At of the publishing of this staff report, no comments have been received on this application.
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) for existing facilities, as the project will be reusing an existing building with only minor alterations and rehabilitation proposed. The action is not subject to any of the exceptions to using a Categorical Exemption as enumerated in the CEQA Guidelines Section 15300.2.
Attachment A - Location Map and Aerial Photograph
Attachment B - Proposed Site Plan and Floor Plan
This staff report was prepared by Nicole D. Moore, Senior Planner; (209) 937-8195 or Nicole.Moore@stocktonca.gov.