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HomeMy WebLinkAboutZoning Administrator Hearing 2025-08-20 Agenda PacketZoning Administrator Hearing Wednesday, August 20, 2025 10:00 AM Join In-Person Meeting: Community Development Small Meeting Room, San Rafael City Hall 1400 Fifth Avenue, 3rd Floor San Rafael, CA 94901 Zoom Website/App: https://tinyurl.com/2025-ZA-Meeting or Telephone: (669) 444-9171 Webinar ID: 894 2390 5067# Agenda 1. 145 Jordan Street, Use Permit Request for a Conditional Use Permit to allow for food processing at 145 Jordan Street; APN: 013-072-07; Lindaor Mixed Use Zoning District; UP25- 008 ( PLAN25-064) 2. Adjournment - 1 - Community Development Department – Planning Division Meeting Date: August 20, 2025 Project Number(s): UP25-008 (PLAN25-064) Project Planner: Michaela O’Brien, Assistant Planner Agenda Item: 1 REPORT TO ZONING ADMINISTRATOR SUBJECT: 145 Jordan Street. Request for a Conditional use permit to allow for food processing at 145 Jordan Street; APN: 013-072-07; Lindaro Mixed Use, UP25-008 (PLAN25-064) EXECUTIVE SUMMARY Pursuant to San Rafael Municipal Code (SRMC) Section 14.06.020, a conditional use permit is required for food processing when the facility is within 300 feet of a residential district. PROJECT DESCRIPTION The facility is proposed to be used for storage, milling, and fulfillment services associated with which include flour, bread, and sourdough starter. The business entails employing 1 full-time employee (owner) and 4 contract part-time employees. Business hours are 8:00 AM to 5:00 PM up to seven days per week for milling and fulfillment. This space would be used purely for processing goods to be sold at farmers markets or will be distributed through a delivery service. It was determined by the Planning Manager that the proposed business best falls under food processing land use category. A Conditional Use Permit is required to allow food processing at 145 Jordan Street. The site is located on the northeast corner of Jordan Street and Lovell Avenue; adjacent properties are zoned Lindaro Mixed use, Industrial, and Residential. 145 Jordan Street includes an existing 9,198 square foot building multi-tenant building. The building is surrounded by landscaped areas that provide a buffer between the structure and the roadway of the property except where curb cuts are existing. The interior of the building is configured into 2 individual suites; both are currently vacant. The proposed project consists of interior construction to make the space suitable for business. No exterior changes are proposed. FINDINGS Findings for Use Permit (UP25-008) CEQA Finding Yes VALID The project is categorically exempt from the provisions of the California Environmental X YES Section 15301 (“Existing Facilities”) the proposed project proposes to utilize an existing building with minor construction updates in the interior. - 2 - Quality Act (CEQA) and none of the exceptions of Section 15300.2 apply. Use Permit (SRMC §14.22.080) Yes No Finding A That the proposed use is in accord with the general plan, the objectives of the zoning ordinance, and the purposes of the district in which the site is located: X The site is designated as Light Industrial/Office (LI/O) in General Plan 2040, which is characterized by a variety of production, distribution, and repair activities. Typical uses include repair and servicing, “maker” activities (woodworking and carpentry shops, creative businesses, etc.), research and development, ecommerce activities, light manufacturing, and technology related activities. LI/O districts are subject to a maximum FAR of 0.38, although lower limits may apply on some parcels as indicated on Figure 3-2 (Floor Area Ratio map). The project is consistent with all applicable General Plan policies as it supports the proposed use and does not affect natural resources such as creeks, trees, and ridgelines and focuses development near the 101 corridor and SMART stations. The project is also consistent with applicable regulations contained in the City of San Rafael Zoning Ordinance, including meeting SRMC 14.01.030 by strengthening and diversify the economic base of the city Finding B That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, or to the general welfare of the city: X The proposed use would not be detrimental to public health, safety, or welfare, nor would it be materially injurious to properties or improvements in the vicinity. The proposed CUP would allow food processing in a zoning district which would otherwise be permitted by right if not within a 300-foot radius from a residential district. The proposed location is adjacent to existing buildings and contains an existing landscape buffer where the property meets the public right of way. On April 6, 2023, the Director interpreted AB 2097, which prohibits public agencies from imposing or enforcing minimum automobile parking requirements for any residential, commercial, or other development project located within one-half mile of a Major Transit Stop. Since the proposed project is within 0.5 miles walking distance of a Major Transit Stop, it meets this criterion. Therefore, no parking is required for this project. Finding C That the proposed use complies with each of the applicable provisions of the zoning ordinance: X As conditioned, the proposed use will be compliant with the provision of the zoning ordinance. The project has been routed to appropriate departments such as Fire Department, Public Works, and Building. CONDITIONS OF APPROVAL Conditions of Approval for UP25- 008 1. Approved Use. This conditional use permit allows for flour mill business under food processing facility per the SRMC at 145 Jordan Street, SRMC Section 14.06.020. 2. Hours of Operation. 8:00 am to 5:00 pm up to seven days a week for food processing or administrative actions. 3. Plans and Representations Become Conditions. Except as modified by these conditions of approval, all information and representations, whether oral or written, as presented for approval on plans, submitted 5/21/2025 and on file with the Community Development - 3 - Department, Planning Division, shall be the same as required for the issuance of a building permit, except as modified by these conditions of approval. Minor modifications or revisions to the project shall be subject to review and approval by Planning staff. Modifications deemed not minor by the Community Development Director may require review and approval as an amendment to this Use Permit by Planning staff. 4. Subject to All Applicable Laws and Regulations. The approved use and/or construction is subject to, and shall comply with, all applicable City Ordinances and laws and regulations of other governmental agencies. Prior to construction, the applicant shall identify and secure all applicable permits from the Building Division, Public Works Department and other affected City divisions and departments. (SRMC §14.16.225.B.1). 5. Revocation. The City reserves the right to bring this application up for revocation per SRMC 14.21.150 and as provided in Chapter 14.29 of the San Rafael Zoning Ordinance for any use that is found to be in violation of any of these conditions of approval. 6. Permit Validity. This Permit shall become effective on August 28, 2025 and shall be valid for a period of two (2) years from the date of final approval or August 28, 2027, and shall become null and void if a building permit is not issued or a time extension granted by August 28, 2027. A permit for the construction of a building or structure is deemed exercised when a valid City building permit, if required, is issued, and construction has lawfully commenced. A permit for the use of a building or a property is exercised when, if required, a valid City business license has been issued, and the permitted use has commenced on the property. PUBLIC COMMENT Notice of hearing for the project was conducted in accordance with noticing requirements contained in Chapter 29 of the Zoning Ordinance. A Notice of Public Hearing was mailed to all property owners and occupants within a 300-foot radius of the subject site and all other interested parties, 15 calendar days prior to the date of this hearing. No public comment has been received by the date of this staff report.