CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT

Transcription

1 ATTACHMENT 2 CITY OF LOMPOC PLANNING COMMISSION STAFF REPORT DATE: December 14, 2016 TO: FROM: Members of the Planning Commission Sara Farrell, Assistant Planner RE: Development Plan Review DR CFT Two-Tenant Restaurant / Retail Pad Building AGENDA ITEM NO. 1 A request from Joseph Shealy of Gary Wang & Associates, Inc., representing property owner CFT Developments LLC, for Planning Commission consideration of a proposal to construct a 4,350-square foot two-tenant restaurant / retail pad building and a Sign Program for the development. The project site is a 1.02-acre parcel shared with Panda Express at 1405 North H Street (APN: ) in the Planned Commercial Development (PCD) Zoning District. A mitigated Negative Declaration was prepared for the Panda Express and future twotenant restaurant/retail pad as adopted in Resolution 655(09) and an addendum has been prepared for this project pursuant to 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 Planned Commercial Development (PCD) Zone District; If the proposal is consistent with the Architectural Review Guidelines; If the Sign Program is acceptable for the development; If the compact parking request is appropriate for the project; If the required Findings of Fact in the Resolution can be made; and If the Conditions of Approval are appropriate for the project. Planning Commission Action 1. Adopt Resolution No. 848 (16), approving Development Plan (DR 16-02), based upon the Findings of Fact in the Resolution and subject to the attached draft Conditions of Approval; or 2. Provide alternative direction.

2 Planning Commission Staff Report Page 2 Site Data 1. Property Owner: CFT Developments, LLC 2. Site Location: 1405 North H Street 3. Assessor s Parcel Number: Site Zoning: Planned Commercial Development (PCD) 5. General Plan Designation: General Commercial (GC) 6. Site Use: Existing Drive-Through Restaurant Building 7. Surrounding Uses/Zoning: North: Commercial/Restaurant (PCD) South: Commercial/Restaurant (PCD) East: Commercial/Shopping Center (PCD) West: Commercial/Vacant (PCD) 8. Site Area: 1.02 acres / 44,616 square fee Figure 1: Project Location Aerial Project Location North H Street West Central Ave N

3 Planning Commission Staff Report Page 3 Background July 8, 2009 Planning Commission approved DR for the construction of the Panda Express Drive-Through Restaurant and location of future restaurant/retail pad building. July 8, 2016 Application received for Development Plan (DR 16-02) for the construction of CFT two-tenant restaurant/retail pad building. Proposal Development Plan (DR 16-02) is a request to construct a 4,350-square foot two-tenant restaurant/retail pad building with parking and landscaping on the northern portion of the 1.02-acre parcel at 1405 North H Street (APN: ). The Panda Express drivethrough restaurant and portions of the existing parking lot and landscaping will remain. The single-story commercial building will be divided into two tenant spaces, with a restaurant occupying a 2,500-square foot unit and a retail tenant occupying the other 1,850-square foot unit. The project is accessed by an existing driveway on H Street running along the north property line, which is also the vehicular access easement for ingress/egress purposes for the Chipotle/The Habit and Holiday Inn Express buildings. A Sign Program is requested for the parcel including the two new building tenants of the CFT pad building and the existing Panda Express signage, in accordance with Lompoc Municipal Code Section B. Conformance with General Plan The General Plan designation for this property is General Commercial (GC). The stated purpose of this land use designation is: To provide commercial areas for a wide variety of retail, office, and serviceoriented enterprises which meet the needs of residents and visitors. To accommodate commercial uses which operate more effectively outside the other commercial areas of the community (Land Use Element, LU-15). The proposed project is being constructed to serve residents and visitors to the City of Lompoc. It would be consistent with the General Plan designation and all applicable policies. Conformance with Zoning Ordinance The zoning for this site is Planned Commercial Development (PCD). The stated purpose of this zone district is:

4 Planning Commission Staff Report Page 4 To provide for the orderly development of commercial centers in conformance with the comprehensive land use element of the City. This district is intended to provide flexibility in the design arrangements of various types of commercial developments (Title 17 Zoning, pg. 555). The project, as proposed (with the exception of the compact parking request), meets the Zoning Ordinance requirements. The Planning Commission review and approval of the development plan for this project will ensure the orderly development of the site as it conforms to all development standards and provides necessary infill development to service the surrounding area. Site Plan The site is a 44, 616 sq. ft. or 1.02-acre parcel shared with Panda Express at 1405 North H Street. The project would create a 4,400 sq. ft. commercial building accommodating two tenants. Figure 2: Proposed Site Plan

5 Planning Commission Staff Report Page 5 As shown in the table below, the project meets Zoning Ordinance Section for the PCD zone. Table 1 PCD Zone District Development Standards Category Maximum Proposed Front Yard Setback None 7 feet 3inches Rear Yard Setback None 194 feet 2 inches Side Yard Setback None 20 feet 10 inches (south) 20 feet 7 inches (north) Height 50 feet 27 feet Parking and Loading The proposed CFT building requires a total of 33 parking spaces (26 spaces for Tenant A and 7 spaces for Tenant B). The existing Panda Express building requires 22 spaces and the total parking required for both the CFT building and Panda Express is 55 parking spaces as shown in Table 2 below. The proposal provides 55 parking spaces within the subject parcel; however, five existing parking stalls will need to be removed during plan check to accommodate a larger trash enclosure to service the existing and proposed uses. This reduces the number of parking spaces to 50, which does not meet the required parking for the project site. Table 2: Required and Proposed Parking Tenants Required Parking* Proposed Parking Panda Express Proposed CFT Building Tenant A Restaurant Proposed CFT Building Tenant B Retail All Tenants 10 spaces + 2,450sf at 1 space per 200sf 22 spaces 1,250sf at 1 space per 60sf 21 spaces 1,250st at 1space per 250sf 5 spaces 1,850sf at 1 space per 250sf 7 spaces 22 spaces 23 spaces 5 spaces 55 spaces 50 spaces** *Based on Schedule of Off-Street Parking Requirements (Lompoc Municipal Code Section ) **Reciprocal Parking Agreement provides an additional 23 parking spaces Although the development does not meet the parking requirement, there is a Reciprocal Parking Agreement shared between the subject parcel and three neighboring parcels to the west and north (Chipotle/The Habit at , Holiday Inn Express at , and the vacant parcel at ) which provides additional parking that is sufficient to meet the parking demands of this project.

6 Planning Commission Staff Report Page 6 One (1) off-street loading space is required for a non-residential structure less than 50,000 square feet and has been provided on the southern portion of the property as part of the Panda Express project. Compact Spaces Request The applicant is proposing 18% of the parking spaces (9 spaces) be designated as compact. Today s standard for compact parking spaces is a maximum of 10% (Section ). At the time of the 2009 Development Plan (DR 09-01) approval of the Panda Express building, the standard for compact parking spaces was a maximum of 20%. Since the original 2009 approval included the future build-out of a 4,500-square foot pad building and associated parking spaces within the project description, the applicant requests the approved number of compact spaces be allowed with this project which is consistent with the previously approved DR Traffic The traffic impacts for this project were analyzed by the following traffic studies: Final Panda Express Traffic Impact Analysis which analyzed traffic impacts for both the Panda Express drive-through building and future buildout of a 4,500- square foot restaurant/retail pad building as part of the approval for DR 09-01, prepared by Rick Engineering Company, May 14, Traffic and Circulation Study for the adjacent Chipotle/The Habit building, prepared by Associated Transportation Engineers (ATE), July 28, The City Engineer reviewed the traffic studies and determined that these studies sufficiently cover the traffic impacts of the proposed CFT pad building project. Signage A Sign Program is included with the Development Plan request. This Sign Program (Attachment 2) includes new sign criteria for the two tenants within the CFT building while incorporating existing signage from the Panda Express restaurant. The applicant is requesting a total of sq. ft. which is sq. ft. over the Zoning Ordinance allowable 300 sq. ft. of signage per parcel as shown in table 3 below.

7 Planning Commission Staff Report Page 7 Table 3: Existing and Proposed Signage Category Tenant A Tenant B Panda Panda Monument Proposed Monument Total Number of signs existing (double-sided) Color N/A N/A Red, white, and black Location On Building North, South, and West Elevations On Building North and South Elevations On Building North and East Elevations Lighting N/A N/A Internally illuminated Materials N/A N/A Aluminum cabinet, acrylic face with vinyl letters Dimensions North: 20 sq. ft. South: 30 sq. ft. West: 20 sq. ft. Total Sign Area North: 20 sq. ft. South: 30 sq. ft. 49 sq. ft. (7 x 7 ) 49 sq. ft. (7 x 7 ) Red, white, and black 1 (double-sided) Black 9 NA North H Street North H Street NA Internally illuminated Internally illuminated NA Alloy cabinet with polycarbonate sign faces sq ft. (9 10¾ x 5 ) sq. ft. (9 10¾ x 5 ) Aluminum Cabinet with polycarbonate sign faces ( 3x (1 10 x 5 9 )) (3x ( 1 10 x 5 9 )) 70 sq. ft. 50 sq. ft. 98 sq. ft. 99 sq. ft sq. ft sq. ft. Total allowable sign area per Zoning Ordinance is 300 sq. ft. (Section H) NA NA The applicant has requested a second monument sign on the parcel as shown in the table above. Section of the Lompoc Municipal Code limits the number of monument signs on a parcel to one. The second monument sign would also increase the square footage to sq. ft. which is in excess of the 300 sq. ft allowed by the Code. Staff has discussed the issue with the applicant who has indicated that Panda Express is not willing to remove the existing monument. It is recommended that Staff work with the applicant to resolve a redesign of the existing monument to allow all tenants to be listed, which also brings the sign area within an acceptable square footage (COA P30). Architectural Review Guidelines The CFT building is designed in a contemporary architectural style that is complimentary to the existing Panda Express building and surrounding commercial buildings. Exterior finishes will be in earth-tone shades with plaster, stone veneer, and metal accent finishes. The rectangular building mass has a flat parapet roof with corner towers on each end. As a focal point for the tenant entrances, these towers feature stone veneer pilasters, overhanging metal canopies, and geometric horizontal bands under the eaves. Along the perimeter base of the building is stone veneer siding. A colors and materials board will be available at the Planning Commission meeting for review. The CFT building has three elevations visible from the public right-of-way: the south elevation facing the parking lot and Panda Express (See Figure 3 below); the east elevation facing H Street (See Figure 4 next page); and the north elevation facing the entrance driveway (See Figure 5 next page). The north and east elevations have areas that are primarily blank walls and architectural interest should be added. In order to conform to the Architectural Review Guidelines, a Condition of Approval has been added requiring additional architectural treatment be included with building plans (COA P24).

8 Planning Commission Staff Report Page 8 Figure 3: South Elevation (facing parking lot and Panda Express) Figure 4: East Elevation (facing H Street) Figure 5: North Elevation (facing entrance driveway)

9 Planning Commission Staff Report Page 9 Staff Review A Development Review Board (DRB) meeting was held for this project on October 25, The applicants 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. 848 (16), approving Development Plan (DR 16-02), based upon the Findings of Fact in the Resolution and subject to the attached draft Conditions of Approval. Environmental Determination On July 8, 2009 the Planning Commission adopted Resolution No. 655(09) certifying a Mitigated Negative Declaration (MND) for the Panda Express and future two-tenant pad project. The Commission made the required California Environmental Quality Act (CEQA) Findings of Fact. The document was prepared pursuant to the provisions of CEQA. An Addendum to the MND has been prepared for the development of the two-tenant CFT project and is included as Attachment 4. The Addendum finds that the development of the previously approved restaurant/retail pad does not result in new significant environmental effects or a substantial increase in severity of significant environmental effects. The proposed Planning Commission resolution for approval of the Development Plan contains a section adopting the MND Addendum. Noticing On December 4, 2016: 1) Notice of the Public Hearing was published in the Lompoc Record; On December 2, 2016: 2) Notices were mailed to property owners within 300 feet by US mail; 3) Notice was posted on the City website; 4) The project site was posted by City staff.

10 Planning Commission Staff Report Page 10 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. 848 (16) approving DR Sign Program (PC only with staff report. Documents available for review in Planning Division) 3. Site Plan and Elevations (PC only with staff report. Documents available for review in Planning Division) 4. Addendum Staff Report has been reviewed and approved for submission to the Planning Commission Teresa Gallavan Economic Development Director / Assistant City Manager Date Lucille T. Breese, AICP Planning Manager Date G:\COMDEV\Staff reports-pc\dr\2016\dr CFT Building.docx