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HomeMy WebLinkAbout35-Community Development} 1 f y ORIGINAL CITY OF SAN BERNARDINO REQUEST FOR COUNCIL ACTION From: M. Margo Wheeler, Director Subject: An ordinance of the City of San Bernardino amending Section 19.06.025 Dept: Community Development "Prohibited Uses" of the Development Code to permit single-price overstock/discount stores with a Date: June 6, 2011 minimum floor area of 8,500 sq.ft. and self-service laundry facilities subject to a Conditional Use Permit in commercial land use districts. MCC Date: June 20, 2011 Synopsis of Previous Council Action: None Recommended Motion: That the hearing be closed and said ordinance be laid over for final adoption. M. Margo Wheeler, AICP Contact Person: Aron Liang, Senior Planner Phone: 3332 Supporting data attached: Staff Report Ward(s): City-wide FUNDING REQUIREMENTS: Amount: N/A Source: Acct. Description: _ Finance: Council Notes: Agenda Item No. Q�D����I f k i t a CITY OF SAN BERNARDINO REQUEST FOR COUNCIL ACTION STAFF REPORT Subject: An ordinance of the City of San Bernardino amending Section 19.06.025 "Prohibited Uses" of the Development Code to permit single-price overstock/discount stores with a minimum floor area of 8,500 sq.ft. and self-service laundry facilities subject to a Conditional Use Permit in commercial land use districts. (Development Code Amendment No. 11-05) I Applicant: Community Development Department 300 North D Street San Bernardino, CA 92418 Background: jOn May 25, 2011, the Planning Commission recommended that the Mayor and Common Council approve Development Code Amendment No. 11-05 to amend Section 19.06.025 "Prohibited Uses" of the Development Code to provide exceptions in Section 19.06.025 (1) (B) for single-price overstock/discount stores with a minimum floor area of 8,500 sq.ft. and in Section 19.06.025 (1)(J) for self-service laundry facilities to be permitted in commercial land use districts, subject to approval of a Conditional Use Permit. Staff requests that the Mayor and Common Council approve Development Code Amendment No. 11-05 as recommended by the Planning Commission at their meeting of May 25, 2011. The Planning Commission voted by a majority of 6 to 1 in favor of the proposed amendment. Commissioners Calero, Eble, Heasley, Machen, Mulvihill and Sauerbrun voted in favor of the motion and Commissioner Coute voted against the motion. Commissioner Durr abstained and Commissioner Rawls was absent. There are twelve categories of commercial uses that are prohibited by Section 19.06.025 of the Development Code. Single-price overstock/discount stores and self-service laundry facilities comprise two of the categories of prohibited uses. Section 19.06.025 provides two exceptions to the prohibition of the twelve use categories. One exception is for any business proposed to be established in a shopping center containing over 200,000 square feet of floor area; and the other exception is for any business proposed to occupy a single building exceeding 25,000 square feet in floor area. The subject code amendment will provide additional exceptions specific to single-price overstock/discount stores and self-service laundries that will allow them on any property in commercial districts, subject to approval of a Conditional Use Permit. The subject code amendment will grant the Planning Commission the authority to review individual proposals for single-price overstock/discount stores and self-service laundry facilities through site-specific analysis on a case-by-case basis, consistent with Development Code Section 19.3 1, Table 19.31.01, with recommendations from staff. Site-specific Conditional Use Permit review will provide for analysis of potential conflicts with surrounding land uses to ensure land use compatibility and consistency with goals, objectives and policies of the General Plan. 2 E California Environmental Quality Act(CEQA) Compliance: Development Code Amendment No. 11-05 is exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15061(b)(3) of the CEQA Guidelines, the general rule that an action with no foreseeable physical impact on the environment is exempt. Financial Impact: None. Recommendation: That the hearing be closed and that said ordinance be laid over for final adoption. Attachment 1: Planning Commission Staff Report Dated May 25, 2011 Ordinance 3 i ATTACHMENT 1 PLANNING COMMISSION STAFF REPORT CITY OF SAN BERNARDINO PLANNING DIVISION CASE: Development Code Amendment No. 11-05 AGENDA ITEM: 6 HEARING DATE: May 25, 2011 WARD: City-wide APPLICANT: Community Development Department 300 North D Street San Bernardino, CA 92418 (909) 384-5057 REQUEST/LOCATION: A proposal to amend Section 19.06.025 "Prohibited Uses" of the Development Code to provide exceptions in Section 19.06.025 (1) (B) for single-price overstock/discount stores with a minimum floor area of 8,500 sq.ft. and in Section 19.06.025 (1)(J) for self-service laundry facilities to be permitted in commercial land use districts, subject to approval of a Conditional Use Permit. CONSTRAINTS/OVERLAYS: Not Applicable ENVIRONMENTAL FINDINGS: ❑ Not Subject to CEQA ® Exempt from CEQA—Section 15061(b)(3) ❑ No Significant Effects ❑ Potential Effects, Mitigation Measures and Mitigation Monitoring/Reporting Plan STAFF RECOMMENDATION: ® Recommend Mayor and Council Approval ❑ Conditions ❑ Denial ❑ Continuance to: i DCA No. 11-05 Hearing Date 11/25/2011 Page 2 PROJECT DESCRIPTION The proposed Development Code Amendment would modify Section 19.06.025 "Prohibited Uses" of the Development Code to provide exceptions in Section 19.06.025 (1) (B) for single- price overstock/discount stores with a minimum floor area of 8,500 sq.ft. and in Section 19.06.025 (1)(J) for self-service laundry facilities to be permitted in commercial land use districts, subject to approval of a Conditional Use Permit. The proposed amendment is shown in underline text below, and the full text of Section 19.06.025 is in Attachment A. There are twelve categories of commercial uses that are prohibited by Section 19.06.025 of the Development Code. Single-price overstock/discount stores and self-service laundry facilities comprise two of the categories of prohibited uses. Section 19.06.025 provides two exceptions to the prohibition of the twelve use categories. One exception is for any business proposed to be established in a shopping center containing over 200,000 square feet of floor area; and the other exception is for any business proposed to occupy a single building exceeding 25,000 square feet in floor area. The proposed amendment would provide additional exceptions specific to single- price overstock/discount stores and self-service laundries. Development Code Amendment No. 11-05 will modify Section 19.06.025 (1)(B) and (1)(J) as follows: Section 19.06.025 PROHIBITED USES 1. Notwithstanding any conflicting provision(s) in any other section of the San Bernardino Municipal Code, including the Development Code, no Conditional Use Permit, Development Permit, Building Permit, Certificate of Occupancy or Zoning Verification Review (also referred to as "Zoning Consistency Review") shall be issued or granted for the establishment of a new business, or the relocation of an existing business in the City of San Bernardino within the following categories of commercial uses: B. Single-price overstock/discount stores — Establishments that sell a broad range of outlet, close-out, discontinued, liquidation or overstock and general merchandise primarily at a single discount price and/or in the low and very low price ranges, including, but not limited to food stuffs, alcoholic beverages, apparel and accessories, costume jewelry, notions and wares, housewares, fountain refreshments and toys. This category shall not include single-price overstock/discount stores containing a minimum floor area of 8,500 square feet in size and approved under a Conditional Use Permit. J. Self-service Laundry — Any commercial establishment providing the use of self-service washing machines and dryers to the public, usually coin-operated. This category shall not include self-service laundries approved under a Conditional Use Permit. DCA No. 11-05 Hearing Date 11/25/2011 Page 3 SETTING/SITE CHARACTERISTICS The proposed Development Code Amendment No. 11-05, would apply in commercial land use districts, City-wide. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) The proposed Development Code Amendment is exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines, because the effect of the amendment would not result in a direct or reasonably foreseeable indirect physical change in the environment. BACKGROUND • October 4, 2004 -The Mayor and Common Council adopted Ordinance No. MC-1188, an urgency ordinance that established a moratorium on certain designated businesses. • June 6, 2005 - Mayor and Council adopted MC-1196 to amend some definitions of prohibited uses and to extend MC-1188. • October 2, 2006 - The Mayor and Common Council adopted MC-1236, an ordinance that permanently prohibited certain designated businesses. • June 17, 2008 — The Legislative Review Committee discussed the prohibited uses and asked staff to prepare recommendations to consider allowing certain prohibited uses in certain situations and/or at certain locations. • August 5, 2008 — Staff returned to the Legislative Review Committee with specific recommendations related to single-price overstock/discount stores. • August 19, 2008 —The Legislative Review Committee recommended that the Mayor and Common Council direct staff to initiate a Development Code Amendment to allow consideration of single-price overstock/discount stores subject to approval by the Mayor and Common Council, with a recommendation from the Planning Commission. • September 2, 2008, the Mayor and Council directed staff to initiate a Development Code Amendment as recommended by the Legislative Review Committee. • November 18, 2008 — the Planning Commission recommended Development Code Amendment No. 08-04 to the Mayor and Common Council to permit single-price overstock/discount stores exceeding 15,000 square feet in floor area, subject to approval of a Conditional Use Permit by the Mayor and Common Council, with a recommendation from the Planning Commission. • January 20, 2009 — the Mayor and Common Council referred Development Code Amendment No. 08-04 back to the Legislative Review Committee. • June 2, 2009 — Development Code No. 08-04 was scheduled to be reviewed by the Legislative Review Committee, however the meeting was canceled. No further action has been taken on this matter. ANALYSIS Amending the Code as described herein would grant authority to the Planning Commission to consider conditional approval of some single-price overstock/discount stores and self-service DCA No. 11-05 Hearing Date 11/25/2011 Page 4 E, laundry facilities that are otherwise prohibited by Development Code Section 19.06.025. The proposed amendment would allow the Planning Commission to review individual proposals for single-price overstock/discount stores and self-service laundry facilities through site-specific analysis on a case-by-case basis, consistent with Development Code Section 19.3 1, Table 19.31.01, with recommendations from staff. Site-specific Conditional Use Permit review will provide for analysis of potential conflicts with surrounding land uses to ensure land use compatibility and consistency with goals, objectives and policies of the General Plan. FINDINGS 1. The proposed amendment is consistent with the General Plan. �I The proposed Development Code Amendment would provide for site-specific review of the subject uses on a case-by-case basis, subject to approval by the Planning Commission. The proposed amendment maintain land use compatibility, in balance with public convenience and public safety, consistent with the following goals and policies of the General Plan: Goal 2.2: "Promote development that integrates with and minimizes impacts on surrounding land uses." Policy 2.2.10: "The protection of the quality of life shall take precedence during the review of new projects. Accordingly, the City shall utilize its discretion to deny or require mitigation of projects that result in impacts that outweigh benefits to the public." Goal 2.4: "Enhance the quality of life and economic vitality in San Bernardino by strategic infill of new development and revitalization of existing development." Policy 2.4.3: "Where necessary to stimulate the desired mix and intensity of development, land use flexibility and customized site development standards shall be achieved through various master planning devices, such as specific plans, planned development zoning and creative site planning." 2. The proposed amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the City. Site-specific review of potential safety, zoning, health and land use conflicts by the Planning Commission will ensure proper review of sites for single-price overstock/discount stores and self-service laundry facilities. Therefore, the proposed Development Code Amendment serves the public interest and would not be detrimental to public health, safety, convenience or general welfare. CONCLUSION The proposed Development Code Amendment is consistent with the General Plan and would serve the public interest, as supported by the Findings of Fact for approval. DCA No. 11-05 Hearing Date 11/25/2011 Page 5 RECOMMENDATION Staff recommends that the Planning Commission recommend approval of Development Code Amendment No. 11-05 to the Mayor and Common Council, based on the Findings of Fact contained in this staff report. Respectfull ubmitted, ron Liang Senior Planner Approved VIVhee bution: #. ar Director, ACIP Attachment A: Development Code Section 19.06.025 with proposed amendments. • ATTACHMENT A COMMERCIAL DISTRICTS- 19.06 19.06.025 PROHIBITED USES MC 1233 1012106 1. Notwithstanding any conflicting provision(s) in any other section of the San Bernardino Municipal Code, including the Development Code, no Conditional Use Permit, Development Permit, Building Permit, Certificate of Occupancy, or Zoning Verification Review (also referred to as "Zoning Consistency Review"), shall be issued or granted for the establishment of a new business, or the relocation of an existing business, in the City of San Bernardino within the following categories of commercial uses: A. Smoke Shops — Establishments that either exclusively or as a substantial portion (+50%) of their floor area, sell cigarettes, cigars, pipes, bongs, tobacco, and related paraphernalia. B. Single-price overstock/discount stores — Establishments that sell a broad range of outlet, close-out, discontinued, liquidation, or overstock and general merchandise, primarily at a single discount price and/or in the low and very low price ranges, including but not limited to food stuffs, alcoholic beverages, apparel and accessories, costume jewelry, notions and wares, housewares, fountain refreshments, and toys. This category shall not include single-price overstock/discount stores containing a minimum floor area of 8,500 square feet in size and approved under a Conditional Use Permit. C. Tattoo Parlors and/or Body Piercing Studios — Establishments that engage in any method of placing permanent designs, letters, scrolls, figures, symbols, or any other marks upon or under the skin with ink or any other substance, by the aid of needles or any other instruments designed to touch or puncture the skin, resulting in either the coloration of the skin, or the production of scars or scarring and/or establishments that create an opening in the body of a person for the purpose of inserting jewelry or other decoration. This category shall not include licensed physicians, nurses, electrologists, and cosmetologists and shall also not include jewelry stores that offer ear piercing. D. Second Hand Stores/Thrift Stores —Establishments that sell used merchandise such as clothing and shoes, household furniture, home furnishings and appliances, books and magazines, office furniture, used musical instruments, used phonographs and records, used fixtures and equipment, including re-sale shops, consignment shops, and similar businesses. This category shall not include the following: 1. Stores owned or operated by existing entities recognized as non-profit by the Secretary of State of the State of California, and in "good status" with the same. II-59 COMMERCIAL DISTRICTS- 19.06 Q2. Antique Stores — An antique, for the purposes of this ordinance, shall be a work of art,piece of furniture, decorative object, or the like, of or belonging to the past, and at least 50 years old. This includes any premise used for the sale or trade of articles of which 90% or more are over 50 years old or have collectible value. 3. Existing, legally established indoor concession malls and outdoor swap meets, unless otherwise prohibited. E. Check-Cashing, Cash Advance, and Loan Facilities—Establishments that engage, in whole or in part, in the business of cashing checks, warrants, drafts, money orders, or other commercial paper serving the same purpose, such facilities do not include a state or federally chartered bank, savings and loan association, credit union, or industrial loan company. 1. This category shall include any business licensed by the California Commissioner of Corporations to make deferred deposit transactions pursuant to California Financial Code Section 23000 et seq., sometimes referred to as"payday advance," "cash advance,"or"payday loan" services. 2. This category shall not include any ancillary check-cashing facility that is located entirely within a major retailer over 15,000 square feet in size. F. Convenience Stores (if located within a one mile radius or another convenience store) — The retail sale of groceries, staples, sundry items, and/or alcoholic beverages where the gross floor area is less than 5,000 square feet. This category shall not include any convenience store located on the same parcel with a service station(gasoline station). G. Pawn Shops — Businesses that loan money or other items of value to any person, firm or corporation, upon any personal property, personal security or the purchasing of personal property and reselling or agreeing to resell such articles at prices previously agreed upon. This category shall not include any legally established pawnshop in an unreinforced masonry building to be relocated to another building within 50 feet of the current location. H. Automotive Stereo Shops—Establishments that either exclusively or as a substantial portion (+50%) of their floor area, sell and install automotive stereos and accessories. This category shall not apply to the establishment of a new Automotive Stereo shop in the Auto Center Plaza area. I. Tire Stores — Establishments less than 5,000 square feet in size which sell new and/or used automobile tires and accessories. This category shall not include legally established service stations and auto repair facilities. I1-60 COMMERCIAL DISTRICTS- 19.06 J. Self-service Laundry — Any commercial establishment providing the use of self- service washing machines and dryers to the public, usually coin-operated. This category shall not include self-service laundries approved under a Conditional Use Permit. K. Recycling Center—Small collection facilities which occupy an area of less than 500 square feet, and which accept by donation, redemption or purchase, recyclable materials from the public. L. Party Supply Stores — Establishments that either exclusively or as a substantial portion of their floor area, sell or rent party supplies and equipment. 2. Section 19.06.025(1) shall not apply to any of the enumerated uses if established in a shopping center or mall containing over 200,000 square feet of floor area and that have at least one major commercial-anchor-tenant. 3. Section 19.06.025(1) shall not apply to any of the enumerated uses if that use is exclusively established in single independent building exceeding 25,000 square feet in size II-61 ORDINANCE NO. 2 3 AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER 19.06 (COMMERCIAL DISTRICTS), SECTION 19.06.025 (1)(B) AND (1) (J) OF THE SAN 4 BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO PROHIBITED USES. 6 The Mayor and Common Council of the City of San Bernardino do ordain as follows: WHEREAS, the Mayor and Common Council adopted the current Development Code, Title 19 s of the Municipal Code by Ordinance MC-789 on June 3, 1991; and 9 WHEREAS, on May 25, 2011,the Planning Commission of the City of San Bernardino held a 10 noticed public hearing to consider public testimony and a staff report recommending the proposed 11 ordinance as an amendment to the City Development Code, and recommended that the Mayor and 12 Common Council adopt the ordinance as proposed; and 13 WHEREAS, notice of the public hearing for the Mayor and Common Council's consideration of 14 the proposed Ordinance was published in The Sun newspaper on June 10, 2011; 15 16 NOW THEREFORE, THE MAYOR AND COMMON COUNCIL OF THE CITY OF SAN 17 BERNARDINO DO ORDAIN AS FOLLOWS: 1s SECTION 1. The Mayor and Common Council finds that the above-stated Recitals are true and 19 hereby adopts and incorporates them herein. 20 SECTION 2. Findings of Fact. 21 22 A. The Ordinance amending the Development Code is consistent with the General Plan of 23 the City of San Bernardino. The proposed Development Code amendment is intended to improve and 24 businesses in the City. The recommended text amendment provides a process for adding single-price overstock/discount stores with a minimum floor area of 8,500 sq.ft. and self-service laundry facilities,to 25, promote businesses consistent with the following goals and policies of the General Plan: 26 Goal 2.2: "Promote development that integrates with and minimizes impacts on surrounding land 27 uses." 28 GRIGINAL 1 Policy 2.2.10: "The protection of the quality of life shall take precedence during the review of 2 new projects. Accordingly, the City shall utilize its discretion to deny or require mitigation of projects 3 that result in impacts that outweigh benefits to the public." 4 Goal 2.4: "Enhance the quality of life and economic vitality in San Bernardino by strategic infill 5 of new development and revitalization of existing development." 6 Policy 2.4.3: "Where necessary to stimulate the desired mix and intensity of development, land 7 use flexibility and customized site development standards shall be achieved through various master 8 planning devices, such as specific plans, planned development zoning and creative site planning." 9 B. The Ordinance amending the Development Code will not be detrimental to the public 10 interest, health, safety, convenience or welfare of the City. The proposed amendment of the 11 Development Code would serve the public interest by providing a process through site-specific analysis 12 on a case-by-case basis, consistent with Development Code Section 19.3 1, Table 19.31.01. The 13 proposed amendment will expand opportunities for businesses in the City, with a process that will 14 protect values in the interest of general health, safety and welfare. 15 SECTION 3. San Bernardino Municipal Code (Development Code) Section 19.06.025 (1)(B) 16 and (1) (J) are hereby amended to read as shown on Exhibit A, attached hereto and incorporated herein 17 by reference. is SECTION 4. Compliance with the California Environmental Quality Act: 19 The Mayor and Common Council finds that the proposed amendment to Section 19.06.025 20 (1)(B) and(1) (J) of the Development Code is exempt from the California Environmental Quality Act 21 (CEQA)pursuant to Section 15061(b)(3)of the CEQA Guidelines, the general rule that activities that 22 will not result in a direct or reasonably foreseeable indirect physical change in the environment are 23 exempt from environmental review. 24 SECTION 5. Severability: If any section, subsection, subdivision, sentence, or clause or phrase 25 in this Ordinance or any part thereof is for any reason held to be unconstitutional, invalid or ineffective 26 by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the 27 remaining portions of this Ordinance or any part thereof. The Mayor and Common Council hereby 28 declares that it would have adopted each section irrespective of the fact that any one or more 2 1 subsections, subdivisions, sentences, clauses, or phrases be declared unconstitutional, invalid, or 2 ineffective. 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 3 I AN ORDINANCE OF THE CITY OF SAN BERNARDINO AMENDING CHAPTER 19.06 2 (COMMERCIAL DISTRICTS), SECTION 19.06.025 (1)(B) AND (1) (J) OF THE SAN BERNARDINO MUNICIPAL CODE (DEVELOPMENT CODE) RELATED TO PROHIBITED 3 USES. 4 I HEREBY CERTIFY that the foregoing ordinance was duly adopted by the Mayor and ( 5 6 Common Council of the City of San Bernardino at a meeting thereof, held on the day of , 2011,by the following vote to wit: I 8 Council Members: AYES NAYS ABSTAIN ABSENT 9 MARQUEZ 10 11 VACANT 12 BRINKER 13 SHORETT 14 KELLEY 15 JOHNSON 16 17 MC CAMMACK 18 19 zo Rachel Clark, City Clerk 21 The foregoing Ordinance is hereby approved this day of , 2011. 22 23 24 PATRICK J. MORRIS, Mayor Approved as to form: City of San Bernardino 25 JAMES F. PENMAN 26 City Attorney 27 28 :.� 4 �� EXHIBIT A CHAP"rER 19.06 COMMERCIAL DISTRICTS T. SERVICE STATION STANDARDS Service stations are subject to a Conditional Use Permit and shall comply with the following standards: 1. New service stations shall be permitted only at the intersections of major and secondary arterials, and along major or secondary arterials with freeway off-ramps within the Freeway Corridor Overlay District. Stations within the Freeway Corridor Overlay shall only be located at the intersection of the arterial with the freeway on- and off-ramps or with streets forming the boundary of the Freeway Corridor Overlay District. A maximum of-2 3 service stations shall be permitted at each intersection, or on each side of the freeway along a major or secondary arterial with a freeway off-ramp within the Freeway Corridor Overlay District, provided that at least one station is an alternative fuel station. The use shall not adjoin a residential land use district. MC 963 3/18/96 2. The minimum parcel size shall be 15,000 square feet, with a minimum street footage of 100 feet on each street. 3. All activities and operations shall be conducted entirely within an enclosed structure, except as follows: a. The dispensing of petroleum products,water and air from pump islands. b. The provision of emergency service of a minor nature. c. The sale of items via vending machines which shall be placed next to the main structure in a designated area not to exceed 32 square feet, and which must be screened from public view. 4. Pump islands shall be located a minimum of 20 feet from a street property line, however, a canopy or roof structure over a pump island may encroach up to 10 feet within this distance. Additionally, the cashier location shall provide direct visual access to the pump islands and the vehicles parked adjacent to the islands. 5. The number of points of ingress/egress to any one street shall be 2. 6. There shall be a minimum distance of 30 feet between curb cuts along a street frontage. 7. No driveway may be located closer than 35 feet to the curb return. 8. The width of a driveway may not exceed 36 feet at the sidewalk. 9. On-site parking shall be provided at 1 space for each pump island, plus 1 space for each service bay. 10. Outside storage of motor vehicles is prohibited. 11. No vehicles may be parked on sidewalks, parkways, driveways or alleys. 12. No vehicle may be parked on the premises for the purpose of offering same for sale. 13. Landscaping shall comprise a minimum of 15% of the service station site area, exclusive of required setbacks, and shall be provided and permanently maintained according to the following regulations, as well as those contained in Chapter 19.28 (Landscaping Standards). a. A minimum 5 foot wide (inside dimension), 6 inch high planter area shall be provided along interior property lines, except for openings to facilitate vehicular circulation to adjacent properties. Where adjacent to a periphery wall, trees planted not more than 16 feet apart shall be included in the planter areas. b. A planter area of not less than 200 square feet shall be provided at the corner of 2 intersecting streets. Landscaping shall not exceed a height of 30 inches. c. A minimum of 50 square feet of planter area shall be located along those portions of the main structure fronting on a public street. d. Additional landscaping may be required to screen the service station from adjacent properties. 14. All on-site signage shall comply with the provisions of Chapter 19.22 (Sign Standards). 15. Openings of service bays shall not face public rights-of-way and shall be designed to minimize the visual intrusion onto adjoining properties. 16. No used or discarded automotive parts or equipment, or disabled, junked or wrecked vehicles may be located in any open area outside the main structure. 17. Every parcel with a structure shall have a trash receptacle on the premises. The trash receptacle shall comply with adopted Public Works Department standards and be of sufficient size to accommodate the trash generated. The receptacle(s) shall be screened from public view on at least 3 sides by a solid wall 6 feet in height and on the fourth side by a solid gate not less than 5 feet in height. The gate shall be maintained in working order and shall remain closed except when in use. The wall and gate shall be architecturally compatible with the surrounding structures. 18. All light sources, including canopy, perimeter, and flood shall be energy efficient, stationary and shielded or recessed within the roof canopy so that the service station shall be indirectly visible and light is deflected away from adjacent properties and public rights-of-way. Lighting shall not be of such a high intensity as to cause a traffic hazard or adversely affect adjoining properties. No luminaries shall be higher than 15 feet above finished grade. 19. Where an existing service station adjoins property in a residential land use district, a 6 foot high decorative masonry wall shall be constructed at the time the station requires a permit for the on-site improvement/modification. Materials, textures, colors and design of the wall shall be compatible with on-site development and adjoining properties. When the wall reaches the established front-yard setback line of a residentially designated lot abutting or directly across an alley from the service station, it shall decrease to a height of 30 inches. 20. Restroom entrances viewable from adjacent properties or public rights-of-way shall be concealed from view by planters or decorative screening. 21. Noise from bells or loudspeakers shall not be audible beyond the property line at any time. 22. All parking, loading, circulation aisles, and pump island bay areas shall be constructed with(PCC)concrete.