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AA No. 2016-05, CUP Nos. 2016-44 & 2017-06 March 27, 2017 Page 4 Light industrial (M1) (SAMC Sec. 41-474 through 41-481) — Standard Required by SAMC Provided _ _ Landscaping Buffer (service _ 5 Foot landscape yard along Complies, 5 foot landscape yard station) the rear/side lot line Landscaping Adjacent to Requires landscape berm Complies Street Protect Background and Chronoloay The property was formerly improved with a laundry and dry cleaning business that was constructed in 1948. Through the years, the building underwent several modifications until 1991 when a demolition permit was issued and the lot was cleared. In February 2015, the applicant submitted plans to develop the site with a new service station, restaurant, and a carwash. The project was reviewed by the Development Review Committee (DRC) where it was determined that the drive - through service lane and the car wash facility would require approval of conditional use permits. Project Analysis The Light Industrial (M-1) zoning designation allows for a variety of uses by right, as long as those uses meet the SAMC parking requirements. The project site is proposing to construct several of those uses, including a service station and restaurant. Pursuant to the SAMC, up to 2,000 square feet of product sales retail square footage can be devoted to non -auto related services as part of the service station. The proposed service station and its retail store comply with this 2,000-square-foot limitation. Although the site is considered a multi -tenant industrial site and all of the uses are complimentary to the other, each of the uses proposed on the property is independent from the other. The convenience store and restaurant are not connected or require the other to operate. Amendment Application The existing zoning designation of the property is General Commercial (C-2); the C-2 zoning designation is inconsistent with the General Plan land use designation of Industrial (IND). Because the project proposes developing several commercial uses that require approval of discretionary actions, the zoning designation and General Plan land use designations must be made consistent with each other. The C-2 zone and the Light Industrial (M-1) zone allow for a restaurant use, service station, and carwash; however, some of the uses require discretionary approval of a conditional use permit (CUP). In order to approve a CUP, the General Plan Land Use designation and the zoning designation must be made consistent. In addition to the subject property, the General Plan land use designation for the vicinity Is Industrial (IND) and the majority of the properties in the area are already zoned Light Industrial (M-1) with the exception of several properties south of the subject site. Those properties are zoned C-2 and will need to be modified through a General Plan land use designation and rezoning clean-up effort. 75B-6