Loading...
HomeMy WebLinkAboutItem 4a. 710 Fiero Lane Units 14 and 18 (USE-0534-2022) PLANNING COMMISSION AGENDA REPORT SUBJECT: 710 FIERO LANE UNITS 14 & 18 (USE-0534-2022) REVIEW OF REQUEST TO ESTABLISH A WHOLESALING AND DISTRIBUTION USE FOR DURABLE MEDICAL EQUIPMENT AND SUPPLIES IN THE BUSINESS PARK ZONING DISTRICT OF THE AIRPORT AREA SPECIFIC PLAN BY: Callie Taylor, Associate Planner FROM: Tyler Corey, Deputy Director Phone Number: (805)781-7016 Phone Number: (805)781-7169 Email: cltaylor@slocity.org Email: tcorey@slocity.org APPLICANT: SG Homecare REPRESENTATIVE: SG Homecare RECOMMENDATION Adopt the Draft Resolution (Attachment A) approving the project, based on findings and subject to conditions of approval. SITE DATA 1.0 COMMISSION'S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan, Zoning Regulations, Airport Area Specific Plan, and applicable City development standards. Planning Commission (PC) review is required for wholesaling and distribution uses in the Business Park zoning district of the Airport Area Specific Plan (BP -SP.) 2.0 SUMMARY The proposed project consists of a Use Permit request to allow a wholesaling an d distribution use in the Business Park zoning district of the Airport Area Specific Plan. The business is proposing distribution of durable medical equipment and supplies, which requires Planning Commission approval within the Business Park zone of the Airport Area Applicant Property Owner Zoning General Plan Site Area Environmental Status SG Homecare Wiley Blair BP-SP (Business Park zone of the Airport Area Specific Plan) Business Park 2.55 acre property, 3,000 sf use area Categorically exempt from environmental review under CEQA Guidelines section 15301 (Existing Facilities) Meeting Date: 5/24/2023 Item Number: 4a Time Estimate: 20 Minutes Page 9 of 22 Item 4a USE-0534-2022 Planning Commission Report – 5/24/2023 Specific Plan. The use is proposed to be located within two (2) existing units, totaling 3,006 square feet, in the existing business park center. No site improvements are proposed. 3.0 BACKGROUND A Use Permit application has been submitted by SG Homecare for distribution of durable medical equipment and supplies. SG Homecare is an existing business currently located within San Luis Obispo at 1140 Kendall Road, unit #B, and is proposing to move to the new location at 710 Fiero Lane. The business is proposing to locate in two (2) existing units (#14 and #18) at 710 Fiero Lane, within an existing developed business park. Unit 14 is 1,806 square feet and includes an administration office for two employees and one patient room for clients. Unit 18 is 1,200 square feet and will be used for storage of medical equipment and supplies prior to distribution. SG Homecare is a healthcare company that provides durable medical equipment and supplies to patients. Durable medical equipment includes equipment and supplies ordered by a health care provider for everyday or extended use, such as oxygen equipment, wheelchairs, hospital beds, crutches, or blood testing strips for diabetics. The business contracts with medical groups and insurance companies . In San Luis Obispo, SG Homecare is contracted with CCPN and provides medical equipment to their membership once it is ordered by the patient’s physician and approved by the insurance. The location at 710 Fiero Lane is proposed to store equipment such as hospital beds, wheelchairs, PAP therapy, etc. Once CCPN approves the physician-ordered equipment and/or supplies, SG Homecare drivers will load the equipment and deliver it to the patient’s home. Patients also have the option to pick up the equipment at the SG Homecare office on the subject site. Hours of operation would be 8:30 am to 5:00 pm Monday through Friday with an emergency after-hours line for patients. The site would include two (2) full-time employees that each have a company vehicle, stored onsite. 4.0 PROJECT ANALYSIS Staff has evaluated the project’s consistency with relevant requirements and has found it to be consistent with Zoning Regulations and Policies of the General Plan and Airport Area Specific Plan, as discussed in this analysis. As defined in Zoning Regulations Section 17.156.046, wholesaling and distribution uses include indoor storage and sale of goods to other firms for resale, storage of goods for transfer to retail outlets of the same firm, or storage and sale of materials an d supplies used in production or operation, including janitorial and restaurant supplies. Wholesalers are primarily engaged in business-to-business sales but may sell to individual consumers through mail or internet orders. They normally operate from a warehouse or office having little or no display of merchandise and are not designed to solicit walk-in traffic. Page 10 of 22 Item 4a USE-0534-2022 Planning Commission Report – 5/24/2023 4.1 Consistency with the General Plan The project site is located within the Business Park (BP) land use designation as identified in the General Plan Land Use Element (LUE) Land Use Diagram Figure 3. LUE Table 1 states that the BP designation is intended to provide for research and development and light manufacturing in a campus setting and should provide high-quality design of public and private facilities. Chapter 7 of the LUE includes policies related to the Airport Area, as shown on Figure 9, and properties are subject to airport safety, noise, height, and overflight standards. As stated in LUE Policy 7.3, land use density and intensity shall carefully balance noise impacts and the progression in the degree of reduced safety risk further away from the runways, using guidance from the San Luis Obispo County Regional Airport Land Use Plan, State Aeronautics Act, and California Airport Land Use Planning Handbook guidelines. Per LUE Policy 7.4, density and allowed uses within the Airport Safety Zones shall be consistent with the San Luis Obispo County Regional Airport Land Use Plan. The project is consistent with the LUE Policies because it is requesting a wholesaling and distribution use, subject to Planning Commission Use Permit approval, which is consistent with the allowed uses as identif ied in the Airport Area Specific Plan, which is consistent with the standards of the Airport Land Use Plan. 4.2 Consistency with the Airport Area-Specific Plan The Airport Area Specific Plan (AASP) Table 4-3 (Allowed Uses) identifies wholesaling and distribution as a use allowed in the Business Park zone with approval of a Planning Commission Use Permit. AASP Section 4.2.1 states that areas design ated Business Park are to be primarily for research and development, light manufacturing, and business services that are compatible with each other and with airport operations. Activities that are supportive of, or accessory to, the primary activities may be allowed as well. The Business Park designation is generally intended for well-designed, master-planned, campus-type developments that will contribute to community character and the City’s objective of attracting jobs that can support households in San Luis Obispo. Review of conditional uses in the Business Park zone is intended to maintain community character and assure a desirable setting for the types of businesses that are the primary reason for Business Parks. The subject site at 710 Fiero is an existing developed business park with a variety of uses, including several offices, business services, and manufacturing. The proposed distribution of durable medical equipment in units 14 and 18 will be compatible with surrounding uses and will maintain the character of the existing business park. Section 4.4 of the AASP identifies Development Intensity Standards, including building coverage, floor area ratios, setbacks, parking requirements, and employee concentrations. Chapter 5 of the AASP includes Design Guidelines and Development Standards, which are intended for new development in the Airport Area. The subject Use Permit request proposes distribution of durable medical equipment and supplies to be located within two existing units in an existing building. The existing building and business park are maintained in good condition and conform to the standards of the AASP. The Page 11 of 22 Item 4a USE-0534-2022 Planning Commission Report – 5/24/2023 lease area includes the first floor of units 14 and 18, with a total use area of 3,006 square feet. The AASP includes parking requirements per Section 4.4.5 and as identified in Table 4 - 8. Wholesaling uses require a minimum parking rate of 1 space per 1,500 square feet of floor area and a maximum parking rate of 1 space per 500 square feet of floor area. SG Homecare is proposing 3 dedicated parking spaces for use by their business within the existing business park, which complies with the minimum parking regulations of the AASP. SG Homecare would have two (2) full-time employees that each have a company vehicle to do deliveries. Clients can come to SG Homecare to pick up equipment, and there would be at least one (1) space available at any time for clients. City Staff is in support of applying the minimum parking standards to have three (3) onsite parking spaces dedicated to SG Homecare. 4.3 Consistency with the Zoning Regulations In accordance with Zoning Regulations Section 17.10.020, Table 2-1 (Uses Allowed by Zone), wholesaling and distribution uses require approval of a Minor Use Permit in the BP zone. Zoning Regulations Section 17.10.020(D) requires land uses within the Airport Land Use Plan (ALUP) boundaries to be consistent with ALUP Table 4-5 (Airport Land Use Compatibility Table). As stated in Zoning Regulations Section 17.02.080 (Relationship to specific plans), if specific plan provisions conflict with the Zoning Regulations, the requirements of the adopted specific plan shall take precedence over the Zoning Regulations. Therefore, the Airport Area Specific Plan Table 4-3 (Allowed Uses) takes precedence and the proposed wholesaling and distribution use requires Planning Commission approval of a Use Permit. The Zoning Regulations identify specific development standards and requirements for development within the BP zone (Chapter 17.42); however, Zoning Regulations section 17.42.010 states that where the AASP apply to properties zoned BP, the applicable specific plan standards shall govern. No site improvements are proposed by the applicant, and the existing development is consistent with the AASP d evelopment standards. 5.0 ENVIRONMENTAL REVIEW The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of permitting and leasing existing private structures and facilities, involving negligible or no expansion of existing or former use, and is consistent with policies and standards applicable to the Business Park zone, as described in State CEQA Guidelines Section 15301 (Existing Facilities). Additionally, the project site is not on a list of hazardous waste sites and does not contain a significant historical resource. The proposed use area is less than one acre in size and is entirely surrounded by urban uses that have no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property and is almost entirely paved. The site is served by required utilities and public services. Page 12 of 22 Item 4a USE-0534-2022 Planning Commission Report – 5/24/2023 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including Planning, Engineering, Transportation, Building, Utilities, and Fire. Staff has not identified any unusual site conditions or circumstances that would require special conditions. Other comments have been incorporated into the draft resolution as conditions of approval. 7.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 2. Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Airport Area Specific Plan, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS A - Draft PC Resolution adopting USE-0534-2022 710 Fiero Lane B - Project Plans USE-0534-2022 710 Fiero Lane Page 13 of 22 Page 14 of 22 RESOLUTION NO. PC-XXXX-23 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION GRANTING A USE PERMIT FOR THE ESTABLISHMENT OF A WHOLESALING AND DISTRIBUTION USE FOR DURABLE MEDICAL EQUIPMENT AND SUPPLIES IN THE BUSINESS PARK ZONING DISTRICT OF THE AIRPORT AREA SPECIFIC PLAN. PROJECT IS CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 24, 2023 (710 FIERO LN. UNITS 14 & 18, USE-0534-2022) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on May 24, 2023, for the purpose of considering a Use Permit application for the establishment and operation of a wholesaling and distribution use in the Business Park zone of the Airport Area Specific Plan, pursuant to a proceeding instituted under USE-0534-2022, SG Homecare, applicant, and Wiley Blair, property owner; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the Planning Commission hereby grants final approval to the project (USE-0534-2022), based on the following findings: 1. As conditioned, the establishment and subsequent operation or conduct of the use will not harm the general health, safety, and welfare of people living or working in the vicinity because the proposed use is compatible with the project site and with existing and potential uses in the vicinity. Conditions of approval have been included to ensure compatibility with surrounding uses and the business will comply with all Building and Fire Code standards at time of business license application and site inspection. 2. The proposed project is consistent with General Plan Land Use Element policies related to the Business Park land use designation and the Airport Area (LUE Table 1 and Policies 7.3 and 7.4 ) because it is an existing developed business park which conforms with the Airport Area LUE policies, and the wholesaling and distribution use can be approved subject to Planning Page 15 of 22 Resolution No. PC-XXXX-23 710 Fiero Ln. Units 14 & 18, USE-0534-2022 Page 2 Commission Use Permit approval, as identified in the Airport Area Specific Plan, which is consistent with the standards of the Airport Land Use Plan. 3. As conditioned, the design, location, size, and operating characteristics of the proposed use is consistent with the Zoning Regulations and the Airport Area Specific Plan because the use is compatible with existing uses in the vicinity and can be allowed in the BP-SP zone with a use permit approved by Planning Commission. The use complies with all other applicable provisions of these Zoning Regulations, Municipal Code, and the standards identified in the Airport Area Specific Plan. 4. The site is physically suitable in terms of (a) its design, location, shape, size, and operating characteristics of the proposed use ; (b) traffic generation and the provision of public and emergency vehicle access; (c) public protection services; and (d) the provision of utilities. The project is located on and surrounded by other developed properties with compatible uses, adequately served by onsite parking, has access to the City’s circulation system, and would be served by City utilities. The project does not include activitie s that generate service or utility demands beyond those anticipated with uses permitted in the vicinity. SECTION 2. Environmental Review. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of permitting and leasing existing private structures and facilities, involving negligible or no expansion of existing or former use, and is consistent with policies and standards applicable to the Business Park zone, as described in State CEQA Guidelines Section 15301 (Existing Facilities). Additionally, the project site is not on a list of hazardous waste sites and does not contain a significant historical resource. The proposed use area is less than one acre in size and is entirely surrounded by urban uses that have no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property and is almost entirely paved. The site is served by required utilities and public services. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check and business license processes, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval of Use Permit application USE- 0534-2022 for a wholesaling and distribution use located at 710 Fiero Lane, units 14 and 18, with incorporation of the following conditions: Planning Division 1. If tenant improvements or any construction is proposed, f inal project design and construction drawings submitted for construction permits shall be in substantial compliance with the project plans approved by the Planning Commission. A separate, Page 16 of 22 Resolution No. PC-XXXX-23 710 Fiero Ln. Units 14 & 18, USE-0534-2022 Page 3 full-size sheet shall be included in working drawings that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director, Architectural Review Commission, or Planning Commission, as deemed appropriate. Indemnification 2. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Code Requirements: Fire Department 3. The business shall comply with all Building and Fire Code standards at time of business license application. Plans submitted for construction permits and/or business license must clearly identify the use and occupancy classification applicable to structures or portions of structures. No hazardous materials or compressed gases shall be permitted on site without prior disclosure to the Fire department. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 24th day of May, 2023. _____________________________ Tyler Corey, Secretary Planning Commission Page 17 of 22 Page 18 of 22 Page 19 of 22 Page 20 of 22 Page 21 of 22 Page 22 of 22 710 FIERO LANE UNITS 14 & 18 USE-0534-2022 Review of a conditional use permit request to establish a wholesaling and distribution use for durable medical equipment and supplies in the Business Park zoning district of the Airport Area Specific Plan (BP-SP) May 24, 2023 Applicant: SG Homecare Recommendation Adopt the Draft Resolution approving the Conditional Use Permit to establish a wholesaling and distribution use for durable medical equipment and supplies at 710 Fiero Lane units 14 and 18, based on findings and subject to conditions. Commission’s Purview 3 ▪Wholesaling and distribution uses in the Business Park zoning district of the Airport Area Specific Plan require Planning Commission approval. ▪Review the project for consistency with the General Plan, Zoning Regulations, and Airport Area Specific Plan. Context Map: 4 Project Description 5 ▪Durable medical equipment and supplies are ordered by a health care provider and approved through insurance. Includes hospital beds, wheelchairs, crutches, etc. ▪SG Homecare is currently located within San Luis Obispo at 1140 Kendall Road, unit #B; new location proposed. ▪710 Fiero Lane is an existing developed business park. ▪No site improvements are proposed. Site Photos 6 Project Description 7 ▪3006 square feet of lease area within 2 existing units. ▪Equipment would be stored on site and delivered to patient’s home. Patients also have the option to pick up the equipment at the subject site. ▪Hours of operation: 8:30 am to 5:00 pm Monday through Friday with an emergency after-hours line for patients. ▪The site would include two (2) full-time employees that each have a company vehicle, stored onsite. Use Areas 8 ▪Unit 14 is 1,806 square feet, includes an administration office for 2 employees and 1 patient room for clients. Use Areas 9 ▪Unit 18 is 1,200 square feet and will be used for storage of medical equipment and supplies prior to distribution. Consistency with Zoning and AASP 10 ▪AASP Table 4-3 -Allowed Uses Consistency with Zoning and AASP 11 ▪Zoning Regulations Section 17.156.046: wholesaling and distribution uses include indoor storage and sale of goods for transfer or resale. Not designed to solicit walk-in traffic. ▪Business Park zone is to be primarily for research and development, light manufacturing, and business services that are compatible with each other and with airport operations. ▪Review of conditional uses in the Business Park zone is intended to maintain community character and assure a desirable setting. Evaluation 12 ▪710 Fiero is an existing developed business park with a variety of uses, including several offices, business services, and manufacturing. ▪Proposed warehousing and distribution use will be consistent with other businesses in terms of noise, operations, and traffic projections. ▪Existing business park is maintained in good condition. No site improvements proposed. Evaluation -Parking 13 ▪Section 4.4.5 Table 4-8 of AASP ▪Parking requirement for wholesaling uses: ▪Minimum of 1 space per 1,500 square feet of floor area ▪Maximum of 1 space per 500 square feet of floor area ▪3 dedicated parking spaces proposed for 3006 sq. ft. use area. ▪Complies with the minimum parking regulations ▪2 full-time employees ▪1 space available for clients Environmental Review 14 ▪Project is categorically exempt from CEQA ▪CEQA Guidelines Section 15301 (Existing Facilities) ▪Consists of permitting and leasing existing private structures and facilities, involving negligible or no expansion of former use Recommendation Adopt the Draft Resolution approving the Conditional Use Permit to establish a wholesaling and distribution use for durable medical equipment and supplies at 710 Fiero Lane units 14 and 18, based on findings and subject to conditions.