CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT

Transcription

1 CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT MEETING DATE: July 9, 2014 TO: FROM: Members of the Planning Commission Lucille T. Breese, AICP, Planning Manager Cory Hanh, Assistant Planner RE: Development Plan Review DR AGENDA ITEM NO. 2 A request from David Natal owner of Hot Wire Foam Factory for Planning Commission review and consideration of a proposal to construct a 3,374 square-foot industrial building, including parking and landscaping. The property is located in the Industrial (I) Zoning District at 212 East Laurel Avenue (Assessor Parcel Number: ). This action is exempt pursuant to Section of the California Environmental Quality Act (CEQA). SCOPE OF REVIEW The Planning Commission is being asked to consider: If the project meets the property development standards for the Industrial (I) zone; If the proposal is consistent with the Architectural Review Guidelines; If the required Findings of Fact in the Resolution can be made; and If the Conditions of Approval are appropriate for the project. The Planning Commission has the authority to approve, conditionally approve, or deny project architecture (Lompoc Municipal Code Section et seq.). PLANNING COMMISSION ACTION 1. Adopt Resolution No. 776(14), approving Development Plan (DR 14-05), based upon the Findings of Fact in the Resolution and subject to the attached draft Conditions of Approval; or 2. Provide alternative direction.

2 H Street Planning Commission Staff Report Page 2 SITE DATA 1. Property Owner: David Natal 2. Site Location: 212 East Laurel Avenue 3. Assessor s Parcel Number: Site Zoning: Industrial (I) District 5. General Plan Designation: Industrial 6. Site Use: Vacant Site 7. Surrounding Uses/Zoning: North High Density Residential/R-3 South Industrial/Industrial East Industrial/Industrial West Industrial/Industrial 8. Site Area: 7,500 square feet VICINITY MAP East Laurel Avenue

3 Planning Commission Staff Report Page 3 BACKGROUND August 11, 2003 Planning Commission adopted Resolution No. 289(03) approving a Tentative Parcel Map (LOM 529-P) subdividing an approximately 37,500 square-foot parcel into five (5) parcels and Resolution No. 288(03) recommending City Council approval of a Zone Change (ZC 03-03) from Commercial Industrial (CM) to Planned Manufacturing (PM). A Condition of Approval was included with the map approval requiring Planning Commission review of any proposed future development. September 16, 2003 The City Council adopted Resolution No. 1488(03) approving a Zone Change (ZC 03-03) from Commercial Industrial (CM) to Planned Manufacturing (PM). October 11, 2004 Planning Commission adopted Resolution No. 392(04) approving a Development Plan (DR 04-27) for an industrial building at 200 East Laurel Avenue. February 14, 2005 Planning Commission adopted Resolution No. 397(05) approving a Development Plan (DR 05-01) approving the construction of a 3,318 square feet industrial building at 216 East Laurel Avenue. PROPOSAL The proposal is to construct a 3,374 square feet industrial building at 212 East Laurel Avenue. Approximately 2,869 square feet of the building would be utilized for manufacturing and warehousing and 505 square feet for office space. CONFORMANCE WITH ADOPTED CITY POLICIES General Plan The General Plan Land Use designation for this property is Industrial (I), and the stated purpose is: To provide areas for a wide range of industrial uses that may involve outdoor uses. The proposed use, a warehouse, is consistent with the General Plan Land Use designation.

4 Planning Commission Staff Report Page 4 Zoning Ordinance The zoning for the site is Industrial (I). The purpose of this zone is: Site Plan To provide for light industrial, manufacturing, and limited accessory uses. The intent is to encourage sound industrial development in appropriate areas and to provide development standards to protect adjacent commercial districts. The site is approximately 7,500 square feet in size and located at 212 East Laurel Avenue. As proposed, the project would create a 3,374 square feet industrial building that contains a bathroom, office, and manufacturing/warehousing space. The proposed building includes a 561 square feet second floor storage space to be constructed in the future. As proposed, the 505 square feet office space would be approximately 15% of the gross floor area. According to Lompoc Municipal Code Section B Limited Accessory Uses, accessory uses, such as office space, may be allowed, provided that it does not exceed 15% of the gross floor area. SITE PLAN Landscape Buffer Proposed Existing Easement The new building will be located on the north portion of the lot with the parking area on the southern end. Vehicular access to the parking lot is provided from F Street, along an easement through the parking area of 216 East Laurel, a property also owned by Mr. Natal. An access easement will be recorded as a Condition of Approval, prior to issuance of Certificate of Occupancy [Resolution No. 776(14), COA P37].

5 Planning Commission Staff Report Page 5 An approximately 10 feet landscape buffer is provided behind the sidewalk along East Laurel, as required by Lompoc Municipal Code Section Property Development Standards. The landscape plan will be reviewed by City staff and a Landscape Maintenance Agreement will be required for the project [Resolution No. 776(14), COA P18]. Industrial (I) District Development Standards: Category Development Standard Proposed Maximum Height 35 feet 23.5 feet Minimum Front Yard 10 feet when adjacent to a Residential zone 10 feet Minimum Rear Yard None 66.5 feet Minimum Side Yard Minimum Parking Minimum Loading None Office: 1/300 Manufacturing: 1/500 Warehouse: 1/ space, measuring 12 feet by 35 feet 16 inches (west side) 4 inches (east side) 6 spaces are required 9 spaces are provided 1 space, measuring 12 feet by 35 feet As conditioned, the project meets the City Zoning Ordinance requirements. Signage The applicant is not requesting review of signage by the Planning Commission. Signage will be reviewed at staff level for compliance with the City Sign Regulations Architectural Review Guidelines On February 14, 2005, the Planning Commission reviewed and approved architecture for the existing Hot Wire Foam Factory located to the east of the proposed site at 216 East Laurel Avenue. The proposed building would complement the existing Hot Wire Foam Factory. The proposed building will be composed of pre-engineered sheet metal of a Cool Straw Gold color, with a Cool Cobalt Blue color metal roof. A twelve (12) inch band of the Cool Cobalt Blue color is proposed approximately ten (10) feet up the building façade. A freestanding, white trellis is proposed on the north (front) elevation facing East Laurel Avenue.

6 Planning Commission Staff Report Page 6 In order to maintain consistency with the building at 216 East Laurel, staff recommends that the proposed project include similar window schedules and treatment as presently incorporated in the existing building. As proposed, the project does not contain any architectural relief or detail along the western elevation, which is exposed to public view along Laurel Avenue. Staff recommends that the applicant add architectural elements to the western elevation [Resolution No. 776(14), COA P36]. Staff has discussed these changes with the architect, and they will be reflected in the building plan submittal. The Architectural Review Guidelines state: Page 8, Item 6 All proposed buildings or structures should be sensitive to the neighborhood character. Page 9, Item 10 Multiple buildings on the same site shall be designed to create a strong visual relationship between the buildings with subtle variety in building size and mass. Page 9, Item 13 All building elevations visible to the public shall be designed and architecturally treated. The choice of materials, colors, and the level of detailing shall be thoughtfully integrated into the design. All elevations need not look alike; however, a sense of overall architectural continuity is encouraged. ELEVATIONS

7 Planning Commission Staff Report Page 7 The surrounding area is primarily industrial with residential to the north. The proposed project is sensitive to the varied development that exists in the neighborhood and as conditioned, the project will be consistent with the City's Architectural Review Guidelines. A color board will be available at the Planning Commission Meeting. STAFF REVIEW A Development Review Board (DRB) meeting was held for this project on June 3, The applicant met with staff to discuss the proposal and draft Conditions of Approval were formulated. The Development Review Board (DRB) has developed a series of standard Conditions of Approval (COA) to advise applicants of possible requirements during the development review process. Project specific conditions are included when staff can determine what they should be from the conceptual plans provided for Planning Commission review. A complete plan check occurs after construction plans have been submitted to the Building Division for building permits. Please note that not all COA included with the Planning Commission Resolution for the project may be applicable. If the applicant has questions and/or concerns regarding specific conditions, he/she should contact the department/division that is recommending the condition. DRB members do not attend the Planning Commission meeting and Planning staff cannot answer specific questions regarding conditions recommended by other departments/divisions. The DRB recommends that the Planning Commission adopt Resolution No. 776(14), approving Development Plan (DR 14-05), based upon the Findings of Fact in the Resolution and subject to the attached draft Conditions of Approval. ENVIRONMENTAL DETERMINATION The project is categorically exempt from review pursuant to Section 15332, In-fill Development Projects, of the California Environmental Quality Act (CEQA). A Notice of Exemption will be filed for the project following the Planning Commission action. NOTICING On June 27, 2014: 1. Notice of the Public Hearing was published in the Lompoc Record; 2. Notices were mailed to property owners within 300 feet by US mail; 3. Notice was posted on the City website; and 4. The project site was posted by City staff.

8 Planning Commission Staff Report Page 8 APPEAL RIGHTS Any person has the right to appeal the Planning Commission action to the City Council within ten days of the action. Contact a Planning Division staff member for the required appeal form; the fee is $ ATTACHMENTS 1. Draft Resolution No. 776(14) approving DR and Conditions of Approval 2. Site Plan and Elevations (PC only with staff report. Documents available for review in Planning Division) Staff Report has been reviewed and approved for submission to the Planning Commission Teresa Gallavan Economic Development Director / Assistant City Administrator Date Lucille T. Breese, AICP Planning Manager Date