REPORT TO PLANNING COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING COMMISSION City of Sacramento 915 I Street, Sacramento, CA Honorable Members of the Planning Commission STAFF REPORT January 10, 2007 Subject: Marysville Starbucks. A request to develop a 2,835 square foot building containing a gas station, convenience store and a coffee shop with a drive-thru in the General Commercial (C-2) zone. (P06-183) A. Environmental Determination: Exempt per CEQA Guidelines Section 15332; B. Special Permit to develop an auto oriented use in a commercial corridor in the General Commercial (C-2) zone. C. Special Permit to develop a drive-thru in the C-2 zone. D. Special Permit to operate a convenience market between the hours of 11pm and 6am within 500 feet of residentially zoned property Location/Council District: 4010 Marysville Boulevard, Sacramento, CA Assessor's Parcel Number Council District 2 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A-C above, and its decision is appealable to City Council. Contact: Applicant: Mark Kraft, Associate Planner, , Stacia Cosgrove, Senior Planner, Bay Miry, D & S Development, (916) , 1329.H Street, Sacramento, CA Owner: D&S Development, 1329 H Street, Sacramento, CA

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3 Marysville Starbucks (P06-183) January 10, 2008 Summary: The applicant is requesting a Special Permit to develop an auto oriented use in a commercial corridor in the C-2 zone, a Special Permit to develop a drive thru in the C-2 zone and a Special Permit to operate a convenience store between 11pm and 6am within 500 feet of a residentially zoned parcel. Staff recommends approval of the project, subject to the conditions listed in Attachment 1. This recommendation is based upon the project's consistency with existing General Plan and North Sacramento Community Plan policies. Given the conditions proposed, there are no outstanding issues with this project. Table 1: Project Information General Plan designation: Community Neighborhood Commercial and Offices Community Plan designation: Retail General Existing zoning of site: General Commercial (C-2) Existing use of site: Drive-in Restaurant Property area: net acres Background Information: The applicant is proposing to construct a project including a gas station with six pump stations, a 1,135 square foot convenience store, and a 1,700 square foot restaurant with a drive through. Starbuck's is the proposed tenant for the restaurant. The project proposes 8 parking spaces. The applicant is seeking to provide commercial activity and services to the Marysville Boulevard commercial corridor, and to efficiently utilize vacant land in a manner consistent with existing zoning. Public/Neighborhood Outreach and Comments: The proposed project application was routed to the Del Paso Heights Improvement Association and the North Hagginwood Neighborhood Alliance. Landowners within a 500-foot radius of the project site were also notified of the project proposal. No concerns regarding the project have been expressed as of the writing of this report. Environmental Considerations: The Environmental Services Manager has determined that the project, as proposed, is exempt from environmental review pursuant to CEQA Section (lnfill development). Policy Considerations: The project is consistent with the General Commercial zoning, the North Sacramento Community Plan designation of Retail General and the General Plan designation of Community Neighborhood Commercial and Office.

4 Marysville Starbucks (P06-183) January 10, 2008 General Plan: The City of Sacramento General Plan designates the site for Community/Neighborhood Commercial and Office land uses. The General Plan defines this land use category in the following way: "includes shopping centers (less than 200,000 square feet), commercial strips, and smaller office developments which offer goods and services for the daily needs of adjacent residential areas. These uses may be located adjacent to residential areas without significant adverse impacts." The proposed project is consistent with the land use designation. The overall project proposal is consistent with Goal B of the Sacramento General Plan Commerce and Industry Element which promotes reuse and revitalization of existing developed areas, with special emphasis on commercial and industrial districts (SGPU, p.4-1) It is also consistent with Policy 4 under the Neighborhood/Community Commercial and Office Areas, which states "strengthen viable strip commercial development and discourage existing marginal strips from being extended."(sgpu, p.4-17) The proposed project is an infill site, and increases the intensity of development on the parcel which is currently developed as a drive in restaurant. As such, the proposal is consistent with General Plan policy which states "some neighborhoods area characterized by vacant land skipped over in the process of development. To more fully utilize this resource, efforts to promote infill and remove development constraints will be necessary." (SGPU, p.1-34) North Sacramento Community Plan: The project is consistent with the following Commercial Land Use goals and objectives of the North Sacramento Community Plan: Provide for a range of commercial uses which meet daily needs and are within convenient access to North Sacramento residents. (p.18) Provide opportunities for neighborhood convenience shopping places where the need is identified. (p.18) Insure that adequate neighborhood shopping places are within convenient distance from all residential neighborhoods. (p.18) Upgrade commercial areas by eliminating land use conditions that contribute to blight. (p.19) Encourage commercial revitalization efforts with private and public participation. (p.20) Attract new businesses that reduce storefront vacancies and provide new jobs. (p.20) 4

5 Marysville Starbucks (P06-183) January 10, 2008 Encourage land uses which will enhance economic vitality of the community. (p.20) B. Zoning Code Requirements 1. Zoning The project site is zoned General Commercial (C-2). This is a general commercial zone which provides for the sale of commodities, or performance of services, including repair facilities, offices, small wholesale stores for distributors, and limited processing and packaging. Any nonresidential development in the C-2 zone that requires a discretionary entitlement shall also be subject to review for consistency with the commercial corridor design principles adopted pursuant to Section The project is consistent with the General Commercial zone, however, the zoning code requires a Special Permit for a drive-thru facility in any zone and a Special Permit for an auto related use in on a commercial corridor in the C-2 zone. Special Permit for a Drive-thru Granting of a Special Permit for a drive-thru requires the following findings by the Planning Commission: 1) The design and location of the facility will not contribute to increased congestion on public or private streets or alleys adjacent to the subject property. 2) The design and location of the facility will not impede access to or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement; and 3) The design and location of the facility will not create a nuisance for adjacent properties. The following standards shall be used by the planning commission in analyzing the adequacy of the design of the drive through service facility 1) A minimum stacking distance of one hundred eighty feet shall be provided to each pickup window or automated machine. 2) A facility with a separate ordering point and pick-up window shall provide stacking space for at least four vehicles in advance of each ordering point and stacking space for at least four vehicles between each ordering point and pickup window 3) Entrances to drive-through lances shall be at least twenty-five feet from driveways entering a public or private street or alley.

6 Marysville Starbucks (P06-183) January 10, ) Drive-through services facilities shall not be considered as justification for reducing the number of required parking spaces 5) The minimum width of each drive-through land shall be 11 feet. The entrance to the lane and the direction of traffic flow shall be clearly designated by signs and pavement marking or raised curbs. 6) A solid six-foot high masonry sound wall shall be constructed on the property boundary when the site is contiguous to residentially zoned or used property(ies). 7) Operations of the drive-through services facility shall be restricted to between the house of seven a.m. and ten p.m. when the site is contiguous to residentially zoned or used properties unless the planning commission approves different hours of operation during the review of eth special permit. Additionally, the flowing guidelines shall be used in analyzing the adequacy of the design of the facility: 1) Public address speakers, on-site lighting and drive through lanes shell be designed and located such that noise exhaust fumes and stray light will not create a nuisance for adjacent properties. 2) Placement of a canopy over the pickup window is desirable to protect the customer from inclement weather However, the canopy can not be used as justification to reduce the amount of required on-site shading. The applicant has worked with planning and development engineering staff to produce a site plan which adheres to the development standards outlined above. Specifically the project meets the requirements for stacking distance, lane width, and distance from driveways, and will adhere to the masonry wall requirement as well as the requirements for hours of operation. Therefore, staff believes that the Planning Commission can make the required Special Permit findings regarding access and circulation. Staff believes that the Commission can make the required findings regarding nuisance to adjoining properties, as the project is providing the required masonry wall and has positioned the drive-through order board to face North Avenue, rather than the adjacent property. Special Permit to establish an Auto Related Use on a Commercial Corridor in the C-2 zone In proposing a gas station on the site, the project requires a Special Permit to establish auto oriented use in a commercial corridor in the C-2 zone. The zoning code states that, in order to grant this Special Permit, the Planning Commission must find that: 6

7 Marysville Starbucks (P06-183) January 10, ) The project is consistent with the commercial corridor design principles adopted pursuant to Section , unless the project is subject to design guidelines established for a design review district, in which case the design guidelines shall take precedence over the commercial corridor design principles 2) That the proposed project is compatible with the goals policies and recommendations contained in all applicable land use plans, urban design plans and other documents that address development in the commercial area in which and project is located, and 3) That the proposed project complies with the following development standards; a) Outdoor storage of any inventory and/or supplies in view of any public rightof-way is prohibited, except for automobile, RV, and mobile home sales, rental and storage uses. Outdoor storage or parking of vehicles overnight for auto service and repair facilities is prohibited. b) Automobile servicing and repair work performed within three hundred feet of property used or zoned for residential purposes shall not be conducted before six a.m. or after ten p.m. on any day of the week. All such work shall be performed within a building. As explained in the policy section of this report, the project is consistent with General Plan and North Sacramento Community Plan policy. The project is located in the Del Paso Heights Design Review area, and was reviewed and approved by the Design Director. The project therefore meets the findings requirements for design. Finally, the project proposed no auto repair or outdoor storage, and therefore meets the development standards for auto-oriented uses. Staff supports the approval of the service station use in this location given the site's close proximity to the freeway and the appropriate site design that minimizes impacts to surrounding land uses. Special Permit to operate a Convenience Store between the hours of 11pm and 6am within 500 feet of residentially zoned property The zoning code requires a Special Permit to operate a convenience store beyond the hours of 6am to 11pm if the site is within 500 feet of residentially zoned or residentially developed property. The project site is adjacent to vacant residentially zoned property and proposes that the convenience store operate 24 hours. Staff supports the request to operate 24 hours for the following reasons: 1) Although the project is adjacent to residential development, it is located along a major commercial corridor, and therefore the proposed use is appropriate for the site.

8 Marysville Starbucks (P06-183) January 10, ) The project is located adjacent to a freeway interchange, therefore making 24 hour operation a logical choice. 3) The project will be screened from the adjacent residentially zoned property by a 6 foot masonry wall. 4) The adjacent residential property is currently vacant, therefore any future development would occur with the knowledge of the existing facility. 5) Surrounding neighbors have been informed of the project proposal, and staff has not received opposition to the project. Project Design: Parking The project proposes 1,100 square feet of retail space for the convenience market, and proposes 10 seats for the restaurant. At 1 space per 400 square feet for the retail and one space per 3 seats for the restaurant, the use generates a requirement of 6 parking spaces. The applicant proposes 8 spaces. The project therefore meets the parking requirements specified by zoning code. Height and Area and Parking Requirements As shown in the table below, the proposed project meets the requirements for height and area in the C-2 zone. The zoning code does not prescribe a specific lot coverage limit for this zone. Setbacks, height and bulk Table 3: Height and area standards Standard Required Proposed Deviation? Height 35' 23'2" no Front setback 7.5' 16' no Interior Side setback 7.5' 14' 4" no Street Side setback 5' 13' no Rear setback 0' 19' No 8

9 Marysville Starbucks (P06-183) January 10, 2008 Lot coverage NR 23% No Building Design The proposed buildings will be constructed of cement plaster, corrugated steel siding cement masonry and glass, with composition shingle roof. Since the site is located within the Del Paso Heights Design Review District, the project was subject to design review at the Design Director level. The project was approved, with conditions, on January 15, Respecffully submitted by: MARK KRIAFT Associate Planner Approved by: STACIA OSGROVE Senior Planner Recol endation Approved: fir - GORY ITTER Principal Planner Table of Contents: Attachment 1: Recommended Findings of Fact and Conditions of Approval 10 Exhibit A- Cover Sheet 16 Exhibit B- Site Plan 17 Exhibit C- Floor Plan 18 Exhibit D- Elevation 19 Exhibit E- Elevation 20 Exhibit F- Section 21 Exhibit G- Section 22 Attachment 2: Vicinity Map 23 Attachment 3: Land Use Map 24 9

10 Marysville Starbucks (P06-183) January 10, 2008 Findings Of Fact Attachment 1 Proposed Findings of Fact and Conditions of Approval Marysville Starbucks (P06-183) 4010 Marysville Boulevard A. Environmental Determination: Exemption 1. The Planning Commission of the City of Sacramento finds as follows: Marysville Starbucks (P06-183) and has determined the Project is exempt from review under the California Environmental Quality Act as follows: a. The Project is exempt under the following provisions of the California Environmental Quality Act and/or Guidelines: CEQA Guidelines Section 15332, Infill Development Projects b. The factual basis for the finding of exemption is as follows: The proposed project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations; The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; The project site has no value as habitat for endangered rare or threatened species; The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality, and; The site can be adequately served by all required utilities and public services. 2. The Planning Commission has reviewed and considered the Environmental Planning Services determination of exemption and the comments received at the hearing on the Project and has determined that the Project is exempt from review under the California Environmental Quality Act for the reasons stated above. B. The Special Permit to develop a drive-through in the General Commercial (C- 2) zone is hereby approved based upon the following findings: 1.The design and location of the facility will not contribute to increased congestion on public or private streets or alleys adjacent to the subject property. 10

11 _ Marysville Starbucks (P06-183) January 10, The design and location of the facility will not impede access to or exit from the parking lot serving the business, impair normal circulation within the parking lot or impede pedestrian movement; and 3.The design and location of the facility will not create a nuisance for adjacent properties. C. The Special Permit to develop an auto oriented use on a commercial corridor in the General Commercial (C-2) zone is hereby approved based on the following findings of fact: 1. The project is consistent with the commercial corridor design principles adopted pursuant to Section , unless the project is subject to design guidelines established for a design review district, in which case the design guidelines shall take precedence over the commercial corridor design principles 2. That the proposed project is compatible with the goals policies and recommendations contained in all applicable land use plans, urban design plans and other documents that address development in the commercial area in which and project is located, and 3. That the proposed project complies with development standards related to outdoor storage and auto repair. D. The Special Permit to operate a convenience market between the hours of 11pm and 6am within 500 feet of residentially zoned property is hereby approved based on the following findings of fact: 1. The proposed project will be screened from adjacent uses by a six foot masonry wall. 2. The project site is located on a major commercial corridor, adjacent to a freeway interchange Conditions Of Approval B&C. The Special Permit to develop an auto oriented use and a drive-through use in the General Commercial (C-2) zone is hereby approved subject to the following conditions: Development Engineering BC1. Construct standard improvements as noted in these conditions pursuant to section of the City Code. Improvements shall be designed and 11

12 Marysville Starbucks (P06-183) January 10, 2008 constructed to City standards in place at the time that the Building Permit is issued. All improvements shall be designed and constructed to the satisfaction of the Development Engineering Division. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include street lighting and the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk per City standards to the satisfaction of the Development Engineering Division. BC2. BC3. BC4. BC5. BC6. BC7. BC8. BC9. Construct a 2-ft raised median along Marysville Boulevard adjacent to the subject property. The design and construction of the median shall be to the satisfaction of the Development Engineering Division. All new driveways shall be designed and constructed to City Standards to the satisfaction of the Development Engineering Division. The applicant shall remove all existing site driveways along North Avenue and construct full frontage improvements per City standards to the satisfaction of the Development Engineering Division. The entrance to the drive-thru lane shall be at least 35-ft from the driveway entering a public street. The distance between the entrance of the drive-thru lane and the order board shall be at least 80-ft. The distance between the order board and the pick-up window shall be at least 80-ft. The total length of the drive-thru lane shall be at least 180-ft. The site plan shall conform to A.D.A. requirements in all respects. This shall include the replacement of any curb ramp that does not meet current A.D.A. standards. BC10. The site plan shall conform to the parking requirements set forth in chapter 17 of City Code (Zoning Ordinance). BC11. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Ca!trans standards and comply with City Code Section (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Development Engineering Division.

13 Marysville Starbucks (P06-183) January 10, 2008 Utilities BC12.0nly one domestic water service will be allowed per parcel. Any new domestic water services shall be metered. Note: There is a 6-inch water main in North Avenue and in Marysville Boulevard and a 1-inch service to the site. BC13. Provide sanitary sewer service to the parcel to the satisfaction of the Department of Utilities (DOU). Note: There is a 12-inch sanitary sewer main located in Marysville Boulevard and a 6-inch sanitary sewer main located in North Avenue. Any new service shall be to the satisfaction of the DOU. BC14.An on-site surface drainage system is required if the on-site paving exceeds 6000 square feet. and shall be connected to the street drainage system by means of a storm drain service tap. All on-site systems shall be designed to the standard for private storm drainage systems (per Section of the Design and Procedures Manual). On site detention may be required. BC15.A grading plan showing existing and proposed elevations is required. Adjacent offsite topography shall also be shown to the extent necessary to determine impacts to existing surface drainage paths. No grading shall occur until the grading plan has been reviewed and approved by the DOU. BC16. Post construction, stormwater quality control measures shall be incorporated into the development to minimize the increase of urban runoff pollution caused by development of the area. Only source control measures are required. Storm drain public notice message is required at all drain inlets. Improvement plans must include the source controls measures selected for the site. This will not affect site design. Refer to the "Stormwater Quality Design Manual" dated May 2007 for appropriate source control measures. BC17. Post construction, stormwater quality control measures shall be incorporated into the fueling area to minimize the increase of urban runoff pollution and nonstormwater discharges. These measures may affect site design and site configuration and therefore, should be considered during the early planning stages. Improvement plans must include source control measures. Refer to the "Stormwater Quality Design Manual" dated May 2007 for appropriate source control measures. BC18.The applicant must comply with the City of Sacramento's Grading, Erosion and Sediment Control Ordinance. This ordinance requires the applicant to prepare erosion and sediment control plans for both during and after construction of the proposed project, prepare preliminary and final grading plans, and prepare plans to control urban runoff pollution from the project site during construction. 13

14 Marysville Starbucks (P06-183) January 10, 2008 Solid Waste BC19. Recycling capacity shall be met or exceeded. BC20. A recycling program shall be established. The developer should send the name of the service provider, the frequency of service, and the processing facility to the Solid Waste Division to verify that service has been established. BC21. The project proponent shall plan to target cardboard, wood waste, scrap metal, brick, concrete, asphalt, and dry wall for recovery. The developer shall submit the following information to the Solid Waste Division: Method of recovery Diversion percentage Hauler information Weigh tickets documenting Disposal facility disposal and diversion Urban Forest Services BC22. The applicant must secure a tree removal permit before taking out the 17" DBH Platanus acerfolia (London Plane tree) in the City of Sacramento right of way along North Ave. BC23. A 10'x 20' separated sidewalk planter can be installed directly south of the gasoline pump canopy along North Ave. to plant one large canopy tree. BC24. BC25. BC26. Plant one large canopy tree and one Nyssa sylvatica (Tupelo tree) in the west planter. Plant one large canopy tree in the planter near the corner of Doolittle & Marysville. Remove west Plane tree along Doolittle as proposed. Planning BC27. The applicant shall obtain all necessary building permits prior to construction. BC28. The project shall substantially conform to the approved plans as shown on attached Exhibits. Any modification to the project shall be subject to review and approval by Planning Staff (and may require additional entitlements) prior to issuance of building permits. BC29. Unless specified by any condition below, this project shall be developed and constructed in full compliance with the Zoning Ordinance. 14

15 Subject: Marysville Starbucks (P06-183) January 10, 2008 BC30. The project shall comply with the conditions of approval for the Design Director review (DR06-261). BC31. Any signage shall be per sign code requirements. Advisory Notes: Utilities 1. The proposed project is located in the Flood zone designated as an X zone on the Federal Emergency Management Agency (FEMA) Federal Insurance Rate Maps (FIRMs) that have been revised by a Letter of Map Revision effective February 18, Within the X zone, there are no requirements to elevate or flood proof. 2. Prior to design of the subject project, the DOU suggests that the applicant request a water supply test to determine what pressure and flows the surrounding public water distribution system can provide to the site. This information can then be used to assist the engineers in the design of the fire suppression systems. Fire 3. A Water Supply Test must be requested by the project applicant for all projects involving the construction of new commercial buildings, additions to commercial buildings, or four or more residential units. Please contact the Utilities Department at Building 4. A van handicap parking stall shall be provided at each parking area. Parks 5. As per City Code, the applicant will be responsible to meet his/her obligations regarding Title 18, Park Development Impact Fee (PIF), due at the time of issuance of building permit. The Park Development Impact Fee due for this project is estimated at $425. This is based on 2,835 square feet of commercial space at the infill rate of $0.15 per square foot. Any change in these factors will change the amount of the PIF due. The fee is calculated using factors at the time that the project is submitted for building permit. 15

16 Slmel Korn. GLNDIAl NMES kt.5-2z:2^7 NEW GAS STATION FOR D&S DEVELOPMENT 4010 MARYSVILLE BLVD SACRAMENTO, CA Owners: VmS DEVILOPAIENT SIEVE LEBAS ,91151UL. SACIIAMLUIU, LA E1; ; FAX; (WENT FAY11 Sim. Otio.,01,VO411. IAMB MALI,Is. _ :4 AATI.00

17 ' Subject: Marysville Starbucks (P06-183) January 10, 2008 P- Itab. 15:4 4,441.4 II ' V AY* or r A (fico im_ AELL W.* -4dirr NORTH AVENUE Milli I i pi,te I )11 IJJ NEW GAS STATION FOR D&S DEVELOPMENT 4010 MARYSVILLE BLVD SACRAMENTO, CA :gm :cam :im Il t' :1=1 IE :ow Exhibit B-Site Plan 17

18 Subject: Marysville Starbucks (P06-183) P /10/2006 concurrent w/ DR NEW GAS STATION FOR D&S DEVELOPMENT MA, n'svp...e SA:P, AMENT:

19 FI II ITA!; EXTERIOR ELEVA1 ION. EAST ( SEE SHEET A5.0 FOR EXTERIOR ELEVATION LEGEND, NOTES AND DETAILS) EHIOR ELEVA1 ION NORTI I ( SEE SHEET A5.0 FOR EXTERIOR ELEVATION LEGEND, NOTES AND DETAILS)

20 1, Jlino -; , i. I', ism, wiii. 1 1E.. EXTERIOR ELEVATION - WEST ( SEE SHEET A5.I) FOR EXTERIOR ELEVATION LEGEND, NOTES AND DETAILS) _ 1-0 r rill,' i II li EX TERIOR EI EVATION - SOUTH ( SEE SHEET A50 FOR EXTERIOR ELEVATION LEGEND. NOTES AND DETAILS)... 1

21 Subject: Marysville Starbucks (P06-183) NEW AS STATION FOR D&S DEVELOPMENT 4: :, MARYSV!L'_:: SAC. ANIEN--

22 Subject: Marysville Starbucks (P06-183) P /10/2006 concurrent w/ DR NEW 3AE STA7ICN FE D&S DEVELOPMENT SI:AAMEN7:. :A 5553E

23 Subject: Marysville Starbucks (P06-183)

24 Subject: Marysville Starbucks (P06-183) January 10, 2008 P Land Use Map Marysville Starbucks mkrart izi Attachment C