PLANNING COMMISSION BIG BOX REVIEW SUBCOMMITTEE MINUTES
Himmel Park Library Meeting Room
1035 North Treat Avenue
July 18, 2002
Attendance
Members: Bob Morgan; Grace Evans; Joyce Joosten; and Thomas Sayler-Brown
Staff: James Maurer and Kathy Buchanan, Planning; Michael McCrory, City Attorney's Office
Interested Parties: Connie Diamos; Bob Samuels; John Rupley; Ila Rupley; Dwain Marinetti; Frank Bangs; Anne Murray; Carmen Vitello; Mr. Fink; Terry Dee; Karen Leone; Kenna Smith; Bill DuPont
1. Call to Order: Mr. Morgan, the acting Subcommittee Chairperson, called the meeting to order at 4:00 p.m.
2. Minutes for Approval: Motion by Mr. Sayler-Brown, seconded by Ms. Joosten, and carried unanimously by voice vote of 4:0 (Mr. Tomlinson absent/excused) to approve the minutes of the July 11 Subcommittee meeting. Ms. Joosten clarified that she would like a reference to "historic districts," in addition to the references to Historic Preservation Zones and structures on the National Register of Historic Places, to be included in Secs. 3.5.9.7.A.1.a and .b.
3. Discussion of Large Retail Establishments Ordinance: Ms. Joosten stated that she wanted to make a motion that, as the Subcommittee goes through the Performance Criteria for each zone, the members can make motions on each item. Mr. McCrory explained the overall format of the amendment, reiterating that the categories into which each process will be placed are the by right, administrative, and legislative. He suggested to Ms. Joosten that it probably was not necessary to vote on the motion she proposed, because it is understood that finalizing the specific determinations in each zone would require voting by the Subcommittee members. Ms. Joosten agreed, stating that, in addition, at the end of the review of the amendment, she would like the Subcommittee to vote on the final overall document.
The Subcommittee decided to set the standards for the by right process using the C-2 zone. It was determined that Sec. 3.5.9.7.A.1, Site Characteristics, would include subsections .a, .b, and .d. Sec. 3.5.7.9.A.2, Vehicular Access, would include subsection .a. The Subcommittee determined that Sec. 3.5.9.7.A.3, Setbacks, should be five hundred (500) feet from residential to the site. Mr. Maurer explained that a setback could not be to a site; it had to be to a structure. As a result, the Subcommittee decided that Sec. 3.5.9.7.A.1.d would be revised to read, "Adjacent property is zoned commercial (C-1 or less restrictive) or industrial or is residentially zoned existing dedicated right-of-way for roadway, freeway, railroad, or wash for a minimum depth of five hundred (500) feet."
The Subcommittee discussion moved on to Sec. 3.5.9.7.A.4, Buffers and Landscaping. It was determined that additional buffering and landscaping requirements, over that currently required by the Code to meet the street landscaping regulations, were not needed in the C-2 by right category. Secs. 3.5.9.7.A.5, Hours of Operation, and .6, Enforcement, were reviewed, and it was determined that the criteria in these sections did not apply to the C-2 by right standards.
Discussion moved to Pedestrian Flows in the existing Performance Criteria section of the ordinance. Mr. Sayler-Brown commented on current wording, which is, "Sidewalks shall be eight (8) feet wide and . . . shall have an associated three (3) foot wide landscape strip for their entire length . . . ," stating that he felt the specification of a three (3) wide landscape strip was not needed. He suggested this criterion could be "Sidewalk areas shall be eight (8) feet wide and . . . shall include an associated landscape strip for their entire length . . . ." The Subcommittee agreed.
Central Features and Community Spaces was the next section discussed. The Subcommittee asked Mr. Maurer to work on this section, eliminating the descriptive phrases and keeping the specific requirements for future Subcommittee review. Discussion then moved to Traffic Impacts, Outdoor Lighting, and Noise Abatement. The Subcommittee members agreed these sections did not apply to the C-2 by right process.
A discussion ensued concerning the section entitled, Combination of Retail with Food and Beverage Sales. Mr. Morgan, Ms. Evans, and Mr. Sayler-Brown were in favor of not having this section apply to the C-2 by right process; Ms. Joosten was against this. It was decided that this issue would be discussed further at a future meeting.
Mr. Maurer was asked by the Subcommittee members to reformat the remaining Performance Criteria, including the Aesthetic Character of Buildings section, with the intent of having the remaining sections match the type of revisions he had done previously on the Performance Criteria.
The Subcommittee next determined that Development Review Board (DRB) review of C-2 by right projects was not required.
There was consensus by the Subcommittee members that the standards set at this meeting could apply not only to the C-2 zone but also to the C-3, I-1, and I-2 zones. The following summarizes what the Subcommittee determined to be the "standard" C-2 by right process.
ARTICLE II. ZONES
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DIVISION 5. COMMERCIAL ZONES
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2.5.4 "C-2" COMMERCIAL ZONE.
2.5.4.1 Purpose. This zone provides for general commercial uses that serve the community and region. Residential and other related uses are also permitted.
2.5.4.2 Permitted Land Uses. The following Land Use Classes are principal Permitted Land Uses within this zone, subject to compliance with the development and compatibility criteria listed for the Development Designator indicated and to any additional conditions listed for each use. The number or letter in quotation marks following the Land Use Class refers to the Development Designator provisions of Sec. 3.2.3.
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B. Retail Trade Use Group, Sec. 6.3.10
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2. Food and Beverage Sales "31", subject to: Sec. 3.5.9.1.K
3. Food and Beverage Sales "31", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
4. General Merchandise Sales "31", subject to: Sec. 3.5.9.2.A and .D
5. General Merchandise Sales "31", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
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2.5.5 "C-3" COMMERCIAL ZONE.
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2.5.5.2 Permitted Land Uses. The following Land Use Classes are principal Permitted Land Uses within this zone, subject to compliance with the development and compatibility criteria listed for the Development Designator indicated and to any additional conditions listed for each use. The number or letter in quotation marks following the Land Use Class refers to the Development Designator provisions of Sec. 3.2.3.
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B. Retail Trade Use Group, Sec. 6.3.10
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2. Food and Beverage Sales "34", subject to: Sec. 3.5.9.1.K
3. Food and Beverage Sales "34", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
4. General Merchandise Sales "34", subject to: Sec. 3.5.9.2.A and .D
5. General Merchandise Sales "34", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
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DIVISION 7. INDUSTRIAL ZONES
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2.7.2 "I-1" LIGHT INDUSTRIAL ZONE.
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2.7.2.2 Permitted Land Uses. The following Land Use Classes are principal Permitted Land Uses within this zone, subject to compliance with the development and compatibility criteria listed for the Development Designator indicated and to any additional conditions listed for each use. The number or letter in quotation marks following the Land Use Class refers to the Development Designator provisions of Sec. 3.2.3.
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G. Retail Trade Use Group, Sec. 6.3.10
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2. Food and Beverage Sales "34", subject to: Sec. 3.5.9.1.K
3. Food and Beverage Sales "34", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
4. General Merchandise Sales "34", subject to: Sec. 3.5.9.2.D
5. General Merchandise Sales "34", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
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2.7.3 "I-2" HEAVY INDUSTRIAL ZONE.
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2.7.3.2 Permitted Land Uses. The following Land Use Classes are principal Permitted Land Uses within this zone, subject to compliance with the development and compatibility criteria listed for the Development Designator indicated and to any additional conditions listed for each use. The number or letter in quotation marks following the Land Use Class refers to the Development Designator provisions of Sec. 3.2.3.
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C. Retail Trade Use Group, Sec. 6.3.10
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2. General Merchandise Sales "35", subject to: Sec. 3.5.9.2.D
3. General Merchandise Sales "35", subject to:
Sec. 3.5.9.7.A.1.a or .b (site characteristics - vacant or redevelopment area) and
Sec. 3.5.9.7.A.1.d (site characteristics - adjacent commercial zone) and
Sec. 3.5.9.7.A.2.a (vehicular access - arterial street only)
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ARTICLE III. DEVELOPMENT REGULATIONS
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DIVISION 5. PERFORMANCE CRITERIA
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3.5.9 RETAIL TRADE USE GROUP.
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3.5.9.7 Large Retail Establishments. Large Retail Establishments are subject to the following performance criteria, as indicated in the applicable zoning district, in order to appropriately mitigate impacts on surrounding areas and provide for enhanced building and site design.
A. Site Design and Relationship to Surrounding Community.
1. Site Characteristics.
a. Vacant, not adjacent to a Historic Preservation Zone (HPZ), a National Register Historic District, or a property or structure individually listed on the National Register of Historic Places.
b. Redevelopment site, not adjacent to a Historic Preservation Zone (HPZ), a National Register Historic District, or a property or structure individually listed on the National Register of Historic Places.
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d. Adjacent property is zoned commercial (C-1 or less restrictive) or industrial or is residentially zoned existing dedicated right-of-way for roadway, freeway, railroad, or wash for a minimum depth of five hundred (500) feet.
2. Vehicular Access.
a. Access is exclusively from an arterial street, as designated in the Major Streets and Routes (MS&R) Plan, with four (4) or more lanes existing.
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4. Next Meeting: The next meeting will be held on July 25 at 4:00 p.m. in the same location, Himmel Park Library Meeting Room, 1035 N. Treat Avenue.
5. Adjournment: 5:55 p.m.
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