It is recommended that the Development Committee take the following actions:

Transcription

1 City of La Palma DC Agenda Item No. 3 MEETING DATE: March 14, 2016 TO: FROM: AGENDA TITLE: DEVELOPMENT COMMITTEE Community Development Department Amendment to Precise Plan (PP) 056 to allow for façade renovations to an existing 2,500 square foot commercial lease space located at 5418 La Palma Avenue, La Palma, CA (Assessor s Parcel Number: ). RECOMMENDATION: CEQA exempt pursuant to Section 15301(e)(1), Class 1 Existing Facilities. It is recommended that the Development Committee take the following actions: a) Open Public Hearing b) Receive Staff Report c) Receive Public Input d) Close Public Hearing e) Committee Comments and Questions f) Adopt a Resolution recommending the Planning Commission approve the Amendment to Precise Plan 056 for a façade renovation at 5418 La Palma Avenue, La Palma, CA CEQA: Exempt from CEQA under CEQA Guidelines Section 15301(e)(1), Class 1 Existing Facilities SUMMARY: This is a Public Hearing item and action is required of the Development Committee as the recommending body to the Planning Commission. The Applicant, McKently Malak Architects, has proposed façade renovations to the vacant 2,400 square feet commercial suite located at 5418 La Palma Avenue. Pursuant to the La Palma General Plan s Land Use Map, the subject property is zoned as a Neighborhood Commercial (NC) land use, which provides for localized commercial retail and service activities for surrounding neighborhoods. The Precise Plan application process allows for the review of the design and code compliance with zoning standards on new construction.

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3 ANALYSIS: The façade renovations entail the removal of the overhanging roof parapet, pictured below, and in its place constructing tower elements and metal awnings on the following page. The photograph below show the existing conditions at the subject property. The former liquor store signs have been removed and there were two because this suite has two building elevations that front the parking lot. Professional architectural plans for this project have been prepared by McKently Malak Architect. Full plans are provided as Exhibit A to the resolution of approval which is attached to this report as Attachment 1. Existing Conditions at 5418 La Palma Avenue Elevations: The new look of the building will feature new architecture, windows, doors, finish materials and lighting to enhance the building. The main entrance (double door) will be on the north elevation that fronts La Palma Avenue. A secondary door will be located on the east side which was formerly the main entrance to the liquor store. The overall height of the structure will increase from approximately 16 feet to 19 feet 9 inches at the highest point of the tower element. PPA 056 Agenda Item 3 March 14, 2016 Page 3 of 8

4 At 19 feet 9 inches the building is still lower than the adjacent Walmart building. Below is a palette for the proposed façade enhancement. The new exterior will showcase fiber-cement siding on the tower element, aluminum storefront with glazing, trim roof fascia and stucco to be painted a combination of ash gray, milkweed and grange hall to match existing. Site Plan: There are no additions or changes to the footprint of the building. A new on-site trash enclosure is proposed which is depicted on the following page and on the full site plan provided as Exhibit A to Attachment 1. The trash enclosure will have painted metal doors and be of split face CMU construction. The enclosure will be capable of accommodating two trash bins and be conditioned by PPA 056 to comply with water quality standards (e.g. roof and drain to sanitary sewer). PPA 056 Agenda Item 3 March 14, 2016 Page 4 of 8

5 General Plan Consistency: The City of La Palma wishes to protect and preserve the quality of the residential areas of the City, as well as the quality of life throughout the City, through effective land use and planning. The façade improvements are consistent with the following goals and polices of the La Palma General Plan. GOAL LU-3: Ensure the quality and maintenance of public and private development. The City expects property owners, residential and nonresidential, to maintain their properties in excellent condition. When a property shows evidence of neglect, the City will take the steps necessary to reverse the condition before blight sets in. With this project, the property owner is being proactive by reinvesting in the property to improve the exterior of the building. If approved, this PPA 056 will represent needed façade enhancements to attract quality leasing of a currently vacant 2,400 square feet commercial building. POLICY LU-2.4: Promote businesses that serve the community well. The City has a great many businesses that provide valuable services to our residents or offer convenience that would be hard to replace. The City wants those businesses and others like them to prosper. The Community Development Department will cooperate with the property owner to market and welcome any future tenant(s) to the newly renovated space to the community and work with them to provide a ribbon cutting ceremony with the Council and Mayor for their grand opening. GOAL CB-4: Achieve and maintain a high quality of life for La Palma residents by developing a diverse economic base and maintaining long-term fiscal sustainability. PPA 056 Agenda Item 3 March 14, 2016 Page 5 of 8

6 The La Palma community considers a balanced City budget an important fiscal goal, ensuring the City s longevity and prosperity. A healthy local economy is one that is home to diversified businesses and industries that serve local and regional needs, and one that supports a highly trained and educated workforce. To create and sustain a healthy and diverse economy, a city must have the support systems that attract businesses: a variety of available housing and mobility options, a high level of community amenities, and adequate infrastructure to serve technologically advanced businesses. With these vital elements in place, La Palma can attract, retain, and facilitate growth of local businesses, which in turn will allow the City to work towards fiscal sustainability and thus able to continue providing high levels of public services and many community programs. Furthermore, a variety of local destinations and shopping choices for residents will enhance quality of life for La Palmans. This approval will result in a more marketable commercial space which could net the City a retail and/or food establishment that would contribute to a healthy economy. CONDITIONS OF APPROVAL: Eighteen (18) Conditions of Approval have been prepared and are contained as Exhibit B to draft Resolution provided as Attachment 1 to this report. The following analysis highlights some of the specific Conditions that are intended to protect the public health, safety, and general welfare. Condition No. 13 has been added to ensure that mechanical equipment is screened from public view. Condition No. 13 reads as follows: Condition of Approval No. 13: The Owner/Tenant shall ensure that all mechanical and electrical equipment (to be installed on a structure or on the ground) is adequately screened from public view to the satisfaction of the Community Development Director prior to issuance of Certificate of Occupancy. Condition No. 14 has been added to ensure that the project which currently has no trash receptacles will build a new trash enclosure on-site. Condition No. 14 reads as follows: Condition of Approval No. 14: The Owner/Tenant shall include a roofed trash enclosure for one standard 3-yard trash bins onto the site plan for the project. The approximate location of the trash enclosure shall be coordinated between the Applicant and the Owner/Tenant prior to submission to the City for building permit. The Community Development Director shall review and approve the design and any necessary weather protection on the trash enclosure prior to issuance of building permit. The trash enclosure must be completed within 45 days from the end of the appeal period for Amendment to Precise Plan 56. ENVIRONMENTAL REVIEW: This project has been reviewed in accordance with CEQA. Pursuant to CEQA, the proposed PPA is Categorically Exempt from the provisions of CEQA pursuant to Section 15301, Class 1 Existing Facilities, given that the project consists of exterior façade alterations to an existing commercial building involving no expansion in the overall footprint of the building. NOTIFICATION: Pursuant to City Code Chapter 44 Administrative Procedures, notice of this Public Hearing was posted on the building at 5418 La Palma Avenue, at City Hall, the Public Library, and Community Center. Pursuant to Government Code Sections and a Public Hearing Notice PPA 056 Agenda Item 3 March 14, 2016 Page 6 of 8

7 was published at least 10 days before the Hearing in the March 2, 2016, and March 9, 2016, editions of the News Enterprise. Notices were also mailed to all owners of real property located within 300 feet of the subject property as obtained from the latest Orange County Assessment Rolls. Notices were also mailed to addresses of all current occupants within the Walmart Shopping Center. FINDINGS FOR PPA: This Project requires approval of a Precise Plan pursuant to Article V, Division 3 (Precise Plans) of the Zoning Code, in which Section includes all the necessary findings. Based on the available information, the following findings can be made: 1. Finding: The proposed use is allowed within the subject Zoning District and complies with all applicable provisions of this Development Code. Facts in Support of Finding: The project is for exterior façade renovations of a 2,400 square feet commercial. There are no proposed tenant(s) yet for this space. When a prospective tenant is identified, the business will be screened by the Planning Division for land use compliance with the NC Zone. 2. Finding: The proposed use would be consistent with the objectives, policies, general land uses, and programs of the General Plan and any applicable Specific Plan. Facts in Support of Finding: Renovation of the exterior façade on the commercial space built in 1970 is consistent with the objectives of the City Code and General Plan which put an emphasis on property maintenance and reinvestment. 3. Finding: The approval of the Precise Plan, for the proposed use, is in compliance with the requirements of the California Environmental Quality Act CEQA. Facts in Support of Finding: This project has been reviewed in accordance with CEQA. Pursuant to CEQA, the proposed PPA is Categorically Exempt from the provisions of CEQA pursuant to Section 15301, Class 1 Existing Facilities, given that the project consists of exterior façade alterations to an existing commercial building involving no expansion in the overall footprint of the building. A Notice of Exemption will be filed with the County Clerk following Planning Commission approval of PPA Finding: The location, size, design, and operating characteristics of the proposed use would be compatible with existing land uses within the general area in which the proposed use is to be located. Facts in Support of Finding: McKently Malak Architects designed the façade renovation to match the color scheme and integrate into the overall look of the shopping center. This renovation will serve as the cornerstone for any future façade renovation to other segments of the shopping center that may occur in the future. 5. Finding: The subject site is physically suitable for the type and density/intensity of the use proposed. Facts in Support of Finding: The footprint of the building (2,400 sq. ft.) will remain unchanged from its original 1970 blueprints. The façade enhancements have a matching color palette to the existing center which is suitable for the location. Additionally the new PPA 056 Agenda Item 3 March 14, 2016 Page 7 of 8

8 metal canopies are slimmer in size than the old parapet overhangs giving the building a more vertical look. 6. Finding: The proposed Project will have no adverse effect on abutting or adjacent properties and is compatible with those properties. Facts in Support of Finding: There are no anticipated adverse impacts anticipated with enhancing the façade of the commercial space. The project will go through a minimum of two duly noticed public hearings which will allow transparency and input on PPA 056. Should any concerns be identified they can be addressed through coordination between the Applicant, Public, Staff, Committee and Commission Members. AMENDMENT TO PRECISE PLAN ALTERNATIVES: 1. Recommend Planning Commission approval of the Amendment to Precise Plan Recommend Planning Commission approval of the Amendment to Precise Plan 056 subject to modifications. 3. Continue item and refer to staff for additional information. CONFLICT OF INTEREST (500 FEET): None. FISCAL IMPACT: All costs associated with this application and future construction will be borne by the Applicant. Once renovated and marketed, this 2,400 square feet commercial lease space will be better positioned to compete for retail and/or food establishments. The revitalization of the vacant building has potential to attract a retail tenant that could bring in additional economic activity and employment to La Palma. It is anticipated that any future commercial retail operation could generate approximately $2,500 - $5,000 per year in new sales tax to the City. PREPARED BY: APPROVED BY: Associate Planner Department Director Attachments: 1. Draft Resolution for PPA Public Hearing Notice PPA 056 Agenda Item 3 March 14, 2016 Page 8 of 8

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24 CITY OF LA PALMA NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN that the City of La Palma Development Committee will conduct a Public Hearing on Monday, March 14, 2016, at 7:00 p.m. in the City Council Chambers of City Hall, 7822 Walker Street, La Palma, California, to consider the following: Precise Plan Amendment (PPA) 056; The Applicant, Mr. Andy Neff with McKently Malak Architects, agent for Merlone Geier Partners, has submitted a PPA application to construct façade renovations to a 2,400 square foot end cap tenant commercial suite located at 5418 La Palma Avenue (Assessor s Parcel Number: ). The improvements will also include a new on-site trash enclosure. Pursuant to the La Palma General Plan s Land Use and Zoning Maps the subject property is designated Neighborhood Commercial Zone (NC). The purpose of Public Hearings on Precise Plan and Precise Plan Amendment applications allows for the public review of the design of a development, identification of potential impacts of the development on surrounding properties, and an assurance that the proposed development project complies with the provisions of La Palma s Zoning Code and General Plan. The Development Committee is a recommending body that will transmit its findings to the Planning Commission which is the final approval authority for Amendments to Commercial Precise Plan applications. This project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 Existing Facilities, given that the project consists of exterior façade alterations to an existing commercial building involving no expansion in the overall footprint of the building. At this hearing the public will have an opportunity to testify and submit written comments, or written comments may be directed to the Community Development Department prior to the Public Hearing. If the final decision on the proposed Amendment to Precise Plan 056 is challenged in court, testimony may be limited to issues raised before or at the Public Hearing, or any continuation thereof. Any person interested in this matter may contact the City of La Palma Community Development Department, 7822 Walker Street, La Palma, California 90623, (714) , for additional information and/or appear at the Public Hearing in person or by agent and be heard. In compliance with the Americans with Disabilities Act, if you are a person with a disability and you need disability-related modifications or accommodations to participate in this meeting, please contact the City Clerk s Office at (714) , or fax (714) Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. /s/ Kimberly Kenney Deputy City Clerk

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