DATE:
July 19, 2022
TO:
Mayor and Council Members
FROM:
Nils Bentsen, City Manager SECOND READING AND ADOPTION BY:
Rachel Molina, Assistant City Manager
Ryan Leonard, Senior Planner
SUBJECT:
Development Code Amendment DCA22-00002 and Specific Plan Amendment SPLA22-00001; Applicant: City of Hesperia; Area affected: City-wide
RECOMMENDED ACTION
The Planning Commission recommends that the City Council introduce and place on second reading Ordinance No. 2022-10 approving Development Code Amendment DCA22-00002 and Specific Plan Amendment SPLA22-00001, modifying development standards associated with truck storage yards and truck terminals within the industrial zoning classifications.
BACKGROUND
At the June 21, 2022, City Council meeting, the Council voted 5-0 to approve Ordinance No. 2022-10 subject to the certain modifications. Ordinance No. 2022-10 has been modified to allow for the storage of shipping containers as a primary use, subject to approval of a CUP; to allow for the stacking of shipping containers, up to two containers high; and to restrict the approval of any CUP for shipping container storage to only those businesses that have, or that will have, a valid business license in the City to sell portable storage containers. Furthermore, all shipping container storage yards will be subject to the same development standards that were originally presented for truck storage yards and truck terminals in Ordinance No. 2022-10.
ISSUES/ANALYSIS
Currently, the municipal code does not contain specific development standards for truck storage yards. For example, outdoor storage uses are currently addressed in Section 16.16.360 of the Development Code, however the requirements are oriented towards all types of outdoor storage, including storage of merchandise. The proposed regulations would clarify that truck storage yards and sites that are used for shipping container storage as a primary use are a type of outdoor storage and would include specific provisions for them. In addition, the proposed regulations would require that all future truck storage yards and shipping container storage yards obtain approval of a Conditional Use Permit.
The municipal code currently allows truck terminals within the General Commercial (C2), Limited Manufacturing (I1) and General Manufacturing (I2) zones with approval of a CUP. Staff is proposing to clarify that term “truck terminal” shall also include a truck storage yard. In addition, staff is removing a truck terminal as being an allowed use within the General Commercial (C2) zone. Truck terminals/truck storage yards would continue to be allowed in the I1 and I2 zones with approval of a CUP. Shipping container storage yards subject to certain regulations would also be allowed in the I1 and I2 zones with approval of a CUP.
Within the Main Street and Freeway Corridor Specific Plan (Specific Plan), truck terminals are allowed in the General Industrial (GI) zone as a permitted use. Staff is proposing to change the current requirement to require a CUP for a truck terminal/truck storage yard and shipping container storage yard within the General Industrial (GI) zone. Within the Commercial Industrial Business Park (CIBP) zone of the Specific Plan, a truck terminal is not listed as a permitted or conditionally permitted use. However, other trucking related uses such as warehouse facilities or major vehicle repair facilities (including semi-truck repair) are currently allowed to have truck parking and truck storage as an ancillary use. Staff is proposing to add truck terminals/truck storage yards and shipping container storage yards as a conditionally permitted use within the CIBP zone.
Staff is also proposing to create specific development standards that would apply to all future truck terminals/truck storage yards and shipping container storage yards. The development standards would require that the any site that is proposed for a truck terminal/truck storage yard be fully developed with a permanent building that complies with the City’s Architectural Design Guidelines. As previously mentioned, because the development code does not currently contain specific development standards for truck terminals/truck storage yards, the code is silent on whether a building is required at all. This has been problematic for staff in the past.
The proposed development standards would also require that the entire site is fully paved so that trucks and containers are not parked or stored on any vacant portion of the site. In addition, the storage areas would have to be completely screened from public view by a combination of buildings and/or a minimum 8-foot high decorative solid screen wall. The screen wall would be required to include anti-graffiti coating. Lastly, an operations and truck route plan will be required to be submitted for review and approval as a part of the CUP application. The plan would describe the operational characteristics of the proposed use, including but not limited to, hours of operation, number of employees, number of trucks to be stored, and the proposed truck routing to and from the facility to designated truck routes. Taken together these requirements will ensure that all new facilities are developed in an orderly and quality manner.
On May 12, 2022, the Planning Commission voted 5-0 to forward this item to the City Council with a recommendation for approval. The Development Code Amendment complies with the General Plan. Ensuring that truck terminals/truck storage yards are subject to a conditional use permit and adding clear development regulations will ensure that future sites are developed in an orderly and quality manner.
ATTACHMENT(S)
Ordinance No. 2022-10 with Exhibit "A"
Planning Commission Staff Report with attachments.
City of Hesperia STAFF REPORT City of Hesperia STAFF REPORT City of Hesperia
STAFF REPORT
City of Hesperia
STAFF REPORT
Staff Report to the City Council
DCA22-00002 & SPLA22-00001
July 19, 2022