HomeMy WebLinkAboutPC Resolution _6306- Case 10.474 DETRESOLUTION NO. 6306
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF PALM SPRINGS, CALIFORNIA, DETERMINING THAT
WHOLESALE COFFEE ROASTING IS SIMILAR TO A RETAIL
BAKERY USE IN THE "HC" (HIGHWAY COMMERCIAL) ZONE.
WHEREAS, Michael Hess ("Applicant") has filed an application with the City pursuant to
Section 94.01.00 (Similar Uses by Planning Commission Determination) of the Palm Springs
Zoning Code (PSZC) for a determination that wholesale coffee roasting is similar to a retail
bakery use in the "HC" (Highway Commercial) zone for a proposed coffee roasting business in
a multi -tenant building located at 19345 North Indian Canyon Drive, and
WHEREAS, on January 9, 2013, a public meeting on the application (Case 10.474) was held
by the Planning Commission in accordance with applicable law; and
WHEREAS, the Planning Commission has carefully reviewed and considered all of the
evidence presented in connection with the hearing on the project, including, but not limited to,
the staff report, and all written and oral testimony presented.
THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS:
Section 1: Pursuant to the requirements of Section 94.01.02(B) of the PSZC, the Planning
Commission makes determines that all of the following conditions exist:
Pursuant to the requirements of Section 94.01.02(B) (Procedures for Detenninations) of the
PSZC, in permitting or classifying an unlisted use, the commission shall first make a finding
that all of the following conditions exist:
9) That the use is in keeping with the stated intent and purpose of the zone.
Pursuant to Section 92.14.1.00: "The "NC" zone is intended to provide for the development of
a commercial district providing for the retail and service needs of freeway travelers." The
wholesale coffee roasting use is proposed to be located in a multi -tenant building that contains
a mix of commercial and industrial uses. The location is conducive for this use because it is
close to the interstate and along a major thoroughfare of the City's General Plan; thus
providing convenient access for trucks picking up and delivering the wholesale coffee
products. The small retail component in which the applicant would offer his coffee to the
general public would also be capable of serving both the local community and freeway
travelers (although this is not anticipated to be a high volume retail activity), it is anticipated as
an optional small accessory use, secondary to the primary use of roasting coffee for wholesale
use.
2) That field investigations have disclosed that the subject use and its operation are
compatible with the uses permitted in the zone wherein it is proposed to be located.
The proposed wholesale coffee roasting use would be located in an existing facility. This
Planning Commission Resolution No. 6306
Case 10.474 Determination Coffee Roasting
facility is a multi -tenant commercial 1 industrial
and manufacturing tenants. The site is located
and operation are compatible with the uses
permitted uses in the immediate vicinity.
January 9, 2013
Page 2 of 2
building and has a variety of wholesale, retail,
on a major thoroughfare and the proposed use
permitted in the HC zone and other similar
3) That the subject use is similar to one (1) or more uses permitted in the zone within
which it is proposed to be located.
Pursuant to Palm Springs Zoning Code Section 92.14.1.01(A) (), Retail Bakeries are a by right
permitted use in the HC zone. Considering that both coffee roasting and baking involve the
processing of raw food products into consumable products, Staff believes the proposed coffee
roasting use is similar to a retail bakery since both involve the baking or roasting of raw food
products or ingredients for ultimate consumption by the public.
4) That the subject use will not cause substantial injury to the values of property in the
zone within which it is proposed to be located.
There is no known evidence to conclude that the proposed use is likely to cause substantial
injury to values of property in the "HC" Zone. Staff reviewed the method of filtration and
exhaust from the proposed roasting ovens and concluded that there should be little to no
offensive or noxious odors emanating from the roasting activity. Furthermore, if slight odors
do emanate from coffee roasting at this location, it would be no more obnoxious than slight
food odors that emanate from the existing nearby fast-food restaurants. Staff believes the use
will not cause substantial injury to the values of properties in the zone in which it is proposed
to be located.
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning
Commission hereby determines that a wholesale coffee roasting use is similar to a retail
bakery in the HC (Highway Commercial) zone.
ADOPTED this 9th day of January 2013.
AYES: 6, Munger, Vice Chair Hudson, Calerdine, Klatchko, Roberts and Chair
Donenfeld
NOES: None
ABSENT: 1, Weremuik
ABSTENTIONS: None
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
A. winqnng
CP
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