ITEM NO. 9 CITY OF SANTA ROSA COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT FOR PLANNING COMMISSION SEPTEMBER 10, 2015 PROJECT TITLE Yogurt Time Center ADDRESS/LOCATION 3093 Marlow Road ASSESSOR S PARCEL NUMBER 036-011-054 PROJECT SITE ZONING CG (General Commercial) APPLICATION DATE April 21, 2015 PROJECT PLANNER Susie Murray APPLICANT Hassan Kazemini PROPERTY OWNER Walgreen Company FILE NUMBER MJP15-006 GENERAL PLAN DESIGNATION Retail & Business Services/Medium Density Residential APPLICATION COMPLETION DATE April 21, 2015 RECOMMENDATION Approval PROPOSAL Subdivide a ±2.93-acre parcel and construct two commercial buildings. SUMMARY Yogurt Time Center includes a Tentative Parcel Map to subdivide a ±2.93-acre parcel into to commercial lots and a Conditional Use Permit (CUP) for a drive-through restaurant for the future construction of a 5,700 square foot multi-tenant building and a drive-through restaurant. Page 1 of 6
ITEM NO. 9 CITY OF SANTA ROSA PLANNING COMMISSION TO: SUBJECT: AGENDA ACTION: PLANNING COMMISSION YOGURT TIME CENTER APPROVAL ISSUE(S) Should the Planning Commission approve a Tentative Parcel Map to subdivide a ±2.93- acre parcel into two commercial lots and Conditional Use Permit to allow a drivethrough restaurant for Yogurt Time Square, located at 3093 Marlow Road? BACKGROUND 1. Surrounding Land Uses North: Medium Density Residential (multi-family residential) South: Medium Density Residential/Retail & Business Services (detached singlefamily residential) East: Retail & Business Services (commercial center) West: Medium Density Residential/Retail & Business Services (vacant) 2. Existing Land Use Project Site The subject site is currently developed on the south side with Walgreen s drivethrough pharmacy. 3. Project History On April 12, 1988, the subject site was annexed into Santa Rosa. In March 1995, the City Council approved the Walgreen s project which included a rezoning from the A (Agriculture) zoning district, equivalent of RR-40 (Rural Residential), to the C-2 (General Commercial) zoning district, equivalent of CG (General Commercial); a Mitigated Negative Declaration, and a Conditional Use Permit allowing a drive-through pharmacy. On February 18, 2015, staff facilitated a Neighborhood Meeting. One person attended who indicated support of the project. On April 21, 2015, the Community Development Department received the Yogurt Time Center project applications, including a Tentative Map, Conditional Use Permit, and Design Review. Page 2 of 6
4. Project Description ANALYSIS ITEM NO. 9 The applicant is proposing to subdivide the property located at 3093 Marlow Road, currently developed with a Walgreen s store, to create an undeveloped parcel at the southwest corner of the intersection of Marlow Road and Piner Road. The project applications include a Tentative Parcel Map to subdivide the ±2.93-acre parcel into two commercial lots, a Conditional Use Permit for a drivethrough restaurant, and Design Review for the construction of two commercial buildings. 1. GENERAL PLAN The General Plan land use designation for the site is Retail & Business Services/Medium Density Residential. The Retail & Business Services land use designation allows retail and service enterprises, offices, and restaurants. The General Plan Land Use Diagram also designates this site along with several contiguous parcels as a Community Shopping Center. This land use is found in areas surrounded by residential development and is intended to provide walkable centers for neighborhoods. Residential uses should be incorporated into the overall site design. The following General Plan goals and policies are applicable to the project: LUL-G-1 LUL-I-1 LUL-J-1 UD-D-4 UD-D-5 UD-F-4 Develop the Community Shopping Center located at Piner Road and Marlow Road as a mixed use center. Provide a range of commercial services that are easily accessible and attractive, that satisfies the needs of people who live and work in Santa Rosa and that also attracts a regional clientele. Maintain an adequate supply of employment centers in a variety of locations and settings to ensure the city s continued economic vitality. Provide continuous sidewalks and bicycle lanes on both sides of major regional/arterial streets. Provide planting strips with large canopy trees between the road and sidewalk to buffer pedestrians from traffic, and help define the street space along commercial streets. Install pedestrian amenities in the planting strip such as: Street lighting Seating Bus stop shelters Bicycle racks Mail boxes Provide visual interest in building, site, and landscape design that avoids the sense of a monotonous tract development. Page 3 of 6
T-K-3 EV-C Staff response 2. Zoning ITEM NO. 9 Orient building plans to allow for easy pedestrian access from street sidewalks, transit stops, and other pedestrian facilities, in addition to access from parking lots. Promote new retail and higher density uses along the City s regional and arterial corridors. The subject site, located at the southwest corner of Marlow Road and Piner Road, is part of a cluster of parcels designated as a Community Shopping Center which targets a mix of residential, retail and commercial uses. The northern most parcels are either currently, or anticipated to be, developed with retail and commercial uses, while the southern section is developed or will soon be with residential uses. Yogurt Time Center includes the construction of two commercial buildings. The first, a drive-through restaurant, is a 2,500 square foot building with an unannounced occupant. The second is a five-suite commercial building of which the eastern most tenant will be Yogurt Time. Both structures will be constructed directly behind the sidewalk with parking located behind the buildings. Site improvements also include the addition of a 4-foot wide asphalt pathway extending from the western boundary of the site to Bay Meadow Drive. The site is within the CG (General Commercial) zoning district. Surrounding properties are zoned: North: South: East: West: PD (Planned Development) R-1-6 (Single-family Residential) CN (Neighborhood Commercial) RR-40 (Rural Residential) Drive-through Retail and Service Facilities At this location, a new drive through facility requires a CUP. Per Zoning Code Section 20-42.060, the following standards apply: Drive-through aisles shall have a minimum 20 foot radius at curves and a minimum width of 12 feet. Each entrance to an aisle and the direction of traffic flow shall be clearly designated by signs and pavement markings. Each drive-through aisle shall be separated from the circulation routes necessary for ingress or egress from the property, or access to a parking space. The adequacy of vehicle queuing capacity of the drive-through facility and the design and location of the ordering and pickup facilities shall be determined by the review authority. Page 4 of 6
ITEM NO. 9 Each drive-through aisle shall be appropriately screened with a combination of landscaping, low walls, and/or berms to prevent headlight glare from impacting adjacent streets and parking facilities. Conditional Use Permit The following findings must be met to secure a CUP: The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the City Code; The proposed use is consistent with the General Plan and any applicable specific plan; The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and future land uses in the vicinity; The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints; Granting the permit would not constitute a nuisance or be injurious or detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located; and The proposed project has been reviewed in compliance with the California Environmental Quality Act (CEQA). Parking Zoning Code Section 20-36 requires one parking space per 250 square feet of retail space, and states that parking requirements for a drivethrough shall be determined by CUP. Staff response There are two one-way drive through sections on the Site Plan, one for the drivethrough restaurant and the other for a one-way parking aisle for the second commercial building. Traffic flows will be directed away from the center of the buildings towards exits on the east and west of the parking lot. The proposed uses are allowed within the CG zoning district and the commercial center is consistent with General Plan (discussed in the General Plan section of this report). The site has been designed to keep all traffic off public streets, and all utilities are available. The project has been found in compliance with the CEQA (refer to the Environmental Review section of this report) The Tentative Parcel Map includes 93 parking spaces and the project is conditioned to have a shared access and maintenance agreement between Lot 1 (Yogurt Time Center) and the Remainder Parcel (Walgreens). Assuming a complete retail occupancy in both structures, Walgreens and the new 5,700 square foot commercial building there is a requirement for 84 spaces. The remaining nine spaces will be adequate to provide overflow parking for the drive-through restaurant. Page 5 of 6
3. Environmental Review ITEM NO. 9 The proposed Yogurt Time Center has been reviewed in compliance with the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15183 in that it is consistent with the City of Santa Rosa General Plan and complies with Zoning Code requirements. Pursuant to Section 15332, the proposed subdivision is categorically exempt from CEQA, as it meets the criteria for in-fill development (refer to Categorical Exemption Memo included as an attachment to this staff report). 4. Neighborhood Comments None received. 5. Public Improvements/On-Site Improvements Public Improvements include a 4-foot wide asphalt pathway extending from the northwest corner of the development site to Bay Meadow Drive. On-site improvements include driveway connections to Piner Road and Marlow Road, a sidewalk network, drive aisles, and additional parking areas, as shown on the Tentative Parcel Map. 6. Issues No unresolved issues. RECOMMENDATION The Community Development Department recommends that the Planning Commission approve a Tentative Parcel Map to subdivide a ±2.93-acre parcel into two commercial properties and Conditional Use Permit to allow a drive-through restaurant for Yogurt Time Square, located at 3093 Marlow Road. Attachments: Attachment 1 - Tentative Map Attachment 2 - Elevations (including location map, aerial photograph and neighborhood context map, site photos, site plan, floor plans, and building elevations) Attachment 3 - Concept Landscape Plans Attachment 4 - Memo to Planning Commission regarding CEQA compliance (including Appendices A & B technical studies) Attachment 5 Disclosure Form Attachment 6 Public Correspondence Draft resolutions o Tentative Map o Conditional Use Permit Page 6 of 6