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HomeMy WebLinkAbout1. PLN-15-00009 9506 Imperial HwySTAFF REPORT PLANNING DIVISION DATE: APRIL 15, 2015 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: WILLIAM E. DAVIS, CITY PLANNER PREPARED BY: JESSICA J. FLORES, ASSOCIATE PLANNER SUBJECT: PLN-15-00009 (CONDITIONAL USE PERMIT AND SITE PLAN REVIEW) - A REQUEST TO APPROVE A NEW 880 SQ. FT. WALK- UP/DRIVE-THRU COFFEE SHOP (STARBUCKS) WITH A 195 SQ. FT. OUTDOOR SEATING AREA LOCATION: 9506 IMPERIAL HIGHWAY ZONING: C-2 (GENERAL COMMERCIAL) REPORT SUMMARY The proposed project involves a request to demolish an existing automotive mechanic shop building and to construct a new walk-up/drive-thru Starbucks that includes an outdoor seating area and drive-thru lane. Therefore, the Applicant seeks the Planning Commission’s approval of PLN-15-00009 of a conditional use permit for the drive-thru lane, a minor conditional use permit for the outdoor dining area, and site plan review of the site improvements as required for all new structures in the C-2 Zone. After reviewing the Applicant’s request, staff recommends that the Planning Commission adopt the following resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING PLN-15-00009 (CONDITIONAL USE PERMIT AND SITE PLAN REVIEW) FOR A NEW 880 SQ. FT. WALK-UP/DRIVE-THRU COFFEE SHOP (STARBUCKS) AND A 195 SQ. FT. OUTDOOR SEATING AREA LOCATED AT 9506 IMPERIAL HIGHWAY, ZONED C-2 (GENERAL COMMERCIAL) DISCUSSION The Applicant requests approval of PLN-15-00009 to facilitate construction of a Starbucks coffee shop on property located at 9506 Imperial Highway, in Downey. The subject site is comprised of a 14,246 sq. ft. lot located at the southeast corner of Imperial Highway and Bellflower Boulevard, and includes an existing 960 sq. ft. automotive mechanic shop. Multi - tenant commercial and office buildings are located to the south and southeast of the subject site, while Stox Restaurant is located immediately to the east. A lot with a vacant gymnasium building is located across Bellflower Boulevard to the west; Kaiser Permanente medical office buildings are located to the northwest; and a Jack-in-the-Box drive-thru restaurant, multi- tenant, light-manufacturing uses, and Imperial Highway are located to the immediate north. Agenda Page 1 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 2 The subject property is zoned C-2 and its General Plan land use designation is C-M (Commercial Manufacturing). Conditional Use Permit Drive-Thru Lane SECTION 9406.08 of the Downey Municipal Code states that the Commission may grant a Conditional Use Permit for a drive-in business in any zone where the use is allowed provided that it meets the basic development standards found throughout the Zoning Code, as well as the following criteria: 1. Area Requirements: The minimum lot size for a drive-in business location is ten thousand (10,000) square feet with a minimum street frontage of not less than one hundred (100) feet. 2. Setbacks: Front setbacks shall be established by the Planning Commission where they are deemed necessary for the safety, welfare, and protection of the abutting property. Other setbacks shall conform to the zone regulations. 3. Access: Provides standards for driveways and shared access between businesses. 4. Decorative Peripheral Walls: Decorative perimeter walls are required when abutting residential properties. 5. Landscaping: Provides additional landscaping standards for planter areas and screen hedges. 6. Restroom Access: All restrooms shall take access from the interior of a building. No exterior access to restrooms shall be permitted. 7. Delivery Hours: All deliveries made to businesses abutting residential zones shall be between the hours of 7:00 a.m. and 9:00 p.m. 8. Storage and Displays: Allows for limited storage and displays of merchandise, but prohibits storage of wrecked or salvaged vehicles on the property. 9. Trash Areas: Provides standards for trash enclosures. 10. Sale, Lease, and Rental Items: Governs the sale of specific items and allows the Planning Commission to govern the placement of a soft drink dispenser, when associated with a water cooling system, outside the building. 11. Hours of Operation: Requires the Planning Commission to establish hours of operation for drive-in businesses that are in close proximity to residential properties (within 200 feet). 12. Drive-In Business Lane Standards: Table 9.4.1 establishes the following requirements for all businesses that provide drive-in facilities for serving customers within their automobile. Agenda Page 2 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 3 Table 9.4.1. Drive-In Business Stacking Space Use Required Stacking Space Per Service Lane Banks 5 Coffee Facilities Before order board 4 Between order board and pick-up window 4 Drug Stores / Pharmacies 4 Dry Cleaning 4 Fast-Food Restaurants Before order board 4 Between order board and pick-up window 4 Photo Service 4 Car Washes (Self-Service, Coin-Operated) a Entry 2 Exit 1 Car Washes (Full-Service) Entry 6 Exit 2 Notes: a Wash stalls shall not count as stacking space. The Code also provides standards for the size of stacking spaces, clear delineation of the drive in lane and the parking lot, and an optional escape lane. Outdoor Dining SECTION 9314.06 of the Code allows restaurants, cafés, coffee establishments, and other eating establishments to have an outdoor eating/dining area, subject to approval of a Minor Conditional Use Permit by the City Planner. Outdoor eating areas shall be enclosed by a solid decorative masonry wall or decorative ornamental wrought iron fence not less than forty-two (42) inches in height that does not impede pedestrian movement, ADA access, or access to adjacent properties (Figure 9.3.4). No chain-link fences are allowed. Agenda Page 3 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 4 FIGURE 9.3.4 Site Plan Review Section 9820 of the Code discusses the intent and purpose of site plan review, which is to provide a streamlined administrative review process for verifying a project’s compliance with the requisite development, design, and use standards, while assuring interested parties that proposed uses, structures, designs, and site improvements comply with the provisions of the Code before preparation of plans for building permits. ANALYSIS The proposed Starbucks coffee shop will be the only building located at the subject site. The following table summarizes the required and proposed development standards for the site: C-2 (General Commercial) Development Standards Required Proposed Lot Area 10,000 14,246 Lot Width 100 117 Lot Depth 100 125 Floor Area Ratio 1.4 0.06 Lot Coverage 50% 6% Building Height 45 ft. or 3 stories 18.5 ft. Front Setback 15 ft. 80 ft. Side - Interior Setback N/A 51 ft. Side - Street Setback 5 ft. 24 ft. Rear Setback 15 ft. 19 ft. Parking 11 12 Landscape 10% 29% Agenda Page 4 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 5 The Starbucks coffee shop will replace the existing automotive mechanic shop that is currently situated at the subject site. The existing lot is comprised of 14,246 sq. ft. of which, 880 sq. ft. will be developed with the walk-up Starbucks building and 195 sq. ft. will be outdoor seating area. Measuring 43 feet, the north-facing side represents the length of the building. It is located 80 ft. from the front property line and runs parallel to Imperial Highway. This alignment provides ample visibility for Starbucks, while allowing sufficient space for the drive-thru lane and 12 ft. of landscaping. The drive-thru lane will begin on the north side of the subject site, parallel to Imperial Highway, and extend around the building in a north-to west-to south direction. A pre- order board is proposed to be located on the northwest portion of the drive-thru lane, a full order board and speaker are proposed at the west portion of the drive-thru lane, while a pick-up window will be located on the south side of the building. The requisite number of parking spaces will be provided before the order board (4 spaces) and between the order board and the pickup window (4 spaces). The proposed plan provides a customer parking area of 12 parking spaces, on the east side of the drive-thru lane and the building, and designates a trash enclosure on the southeast corner of the subject site. It also designates a 195 sq. ft. outdoor dining area on the north side of the site. Landscaped screens and planters separate the drive-thru lane from the outdoor seating area and assist in meeting the outdoor seating fencing requirement, allowing the seating area to function safely and efficiently. No other fences or gates are required on the west, being that it would impede ADA accessibility to the site. Staff will address concerns relating to hours of operation, and outdoor storage through the proposed conditions of approval. Architecture The Applicant has proposed a contemporary commercial style that adheres to the current Starbucks model for its smaller locations. The building utilizes a tower element to emphasize the walk-up window (on the north elevation) and the pick-up window (on the south elevation). Horizontal wood siding in light and dark brown is incorporated to the entire tower on all elevations for a dramatic effect. This tower also includes decorative metal panels on the south and north elevations that extend the tower to a total height of 18.5 ft. The remaining 14.5 ft. tall areas of the building on the north, south, and west elevation continue a 3.5 ft. wainscot of the dark wood. Metal-framed awnings are visible from all elevations and highlight most windows and doors. The south and west elevation also incorporate decorative metal screens with up-lighting to further break-up the elevations. Finally, a metal wall cap will top the walls on all elevations where there are no proposed decorative screens. PLN-15-00009 provides several other features that enhance the beauty of the building as well as fulfilling a functional purpose. 1. Landscaped planters and screens on the north and west side of the subject site create a buffer between the outdoor seating area and the drive-thru lane. 2. The outdoor patio area will provide shade umbrellas in addition to tables and chairs. Agenda Page 5 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 6 3. Hedges measuring 42-inches tall, will border the perimeter of the drive-thru lane. The hedges provide a physical barrier from Imperial Highway and Bellflower Boulevard and screen the lights and undersides of vehicles in the drive-thru lane from view. Circulation Imperial Highway will provide most vehicular access to the Starbucks coffee shop, while an existing driveway on an adjacent lot to the south of the subject site, will also provide some vehicular access off of Bellflower Boulevard; Imperial Highway is a major arterial and Bellflower Boulevard is a secondary arterial serving Downey motorists. Currently, the subject property offers four driveways, two off of Imperial Highway and two off of Bellflower Boulevard; however, PLN-15-00009 proposes to close three of the driveways, two off of Bellflower Boulevard and one off of Imperial Highway, and reconstruct only one driveway off of Imperial Highway, which will allow for better on-site circulation than currently exists. The proposed parking lot will be reconstructed and striped to conform to the required standards in the DMC. The aforementioned drive-thru lane circles the building while remaining separate from the parking lot on the west side of the subject site. Landscaping PLN-14-00009 proposes a variety of plants to create visual interest for the building and along the perimeter of the site. The proposed plant palette ranges from moderate to low water use, and the irrigation system will be designed to be of low volume/water use (i.e. drip, bubblers) to reduce water consumption and make the irrigation delivery more efficient. Agenda Page 6 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 7 The following table lists the variety of plant materials proposed for the subject site: PLANT MATERIALS Botanical Name Common Name Screening Shrubs 15 gal./42” o.c. Myrtus c. ‘Compacta’ Dwarf Myrtle Callistemon Little John Dwarf Bottlebrush Flowering Perennial Shrub 1 gal./18” o.c. Achilla ‘Moonshine’ Yarrow Aloe ‘Blue Elf’ Blue Elf Aloe Calandrinia grandiflora Rock Purslane Seslaria aumturnnalis Autumn Moor Grass Limonium perezii Sea Lavendar Midground Flowering Shrub 5 gal./30” o.c. Phormium t. ‘Dark Delight’ New Zealand Flax Anigozanthos ‘Bush Gold’ Kangaroo Paw Geranium spp. Cranesbill Correa ‘Wins Wonder’ Win’s Wonder Australian Fuschia Vines (Green Screen Panels) 5 gallon Catsclaw unguis cati Cat’s Claw Vine Lonicera ‘Golf Flame’ New Gold Lantana Multi-Branch Shade Tree 3/36” Box Arbutus ‘Marina’ Madrone Hybrid Street Tree 4/24” Box, 6-15 gallon Lagerstroemia i. Tuscadora Tuscadora Crape Myrtle Low Ground Cover 1 gal./18” o.c. Dymondia margaretae Silver Carpet Senecio t. mandraliscae Groundsel Teucrium x. ‘Lucidrys’ Germander Teucrium cossonii Majorcan Teucrium Rosmarinus o. ‘Prostratus’ Trailing Rosemary Greenscreens 5 gal. Macfadyena unguis cati Cat’s Claw Lonicera x heckrottii ‘Gold Flame’ Gold Flame Honeysuckle Distictus bluccinatoria Blood-red Trumpet Vine Agenda Page 7 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 8 Colors and Finish Materials In keeping with a recent motif used on many of its newest locations, PLN-15-00009 proposes to adorn the Starbucks coffee shop walls with a stucco finish in a gray shade (Omega 404 Barn Swallow). Horizontal wood siding (in light and dark gray) provides the most dramatic accents, particularly on wall surfaces used for signage (tower element and side elevation wainscoats). Metal awnings and decorative architectural screens will be displayed in Dark Bronze. EXTERIOR FINISH SCHEDULE Material Color Walls - Stucco Omega 404 Barn Swallow Wall Cap – Metal, Powder Coated Dark Bronze Awnings – Metal, Powder Coated Dark Bronze Decorative Screens – Metal, Powder Coated Dark Bronze Trash Enclosure - Stucco Omega 404 Barn Swallow Trash Enclosure Doors – Metal, Powder Coated Dark Bronze Walls - Horizontal Wood Siding Light Gray Dark Gray FINDINGS Conditional Use Permit Pursuant to Municipal Code Section 9824.06, four (4) findings must be adopted prior to the Planning Commission approving a Conditional Use Permit. Staff has reviewed the proposal and has developed the following findings for the approval of the PLN-15-00009: 1. That the requested conditional use permit will not adversely affect the purpose and intent of this chapter or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The requested conditional use permit for a walk-up/drive-thru coffee shop (Starbucks) will not adversely affect the purpose and intent of the Downey Municipal Code, or the public convenience or general welfare of persons residing or working in the neighborhood nearby because the proposed use is compatible with the development patterns in the area, it is an appropriate use of land in the C-2 (General Commercial) zone, the size and shape of the subject property meet the City’s development standards for the C-2 zone, the use satisfies the parking requirements for coffee facilities, and it provides appropriate vehicular access from Imperial Highway and Bellflower Boulevard. Agenda Page 8 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 9 The subject site has a General Plan Land Use Designation of General Commercial, which is being implemented by the C-2 (General Commercial) zone. The goal of the General Commercial area is intended to provide commercial development that is geared to the entire city and surrounding areas. A drive-thru coffee shop goes beyond the needs of the immediate neighborhood and provides a customer base from surrounding areas. Furthermore, staff is of the opinion that the combined goals and policies of the General Plan are to ensure the City is developed in a harmonious manner that minimizes impacts to the public and environment. Approval of this project will address on-site circulation issues, thus making the project more harmonious with the surrounding uses. 2. That the requested use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. The proposed conditional use will not adversely affect the adjoining land uses since the proposed use conforms to its C-2 zone development standards, other uses in the vicinity are more intense than the coffee shop, and the proposed use is sufficiently removed from the residential properties to the east and south. 3. That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area. The size and shape of the subject property is generally adequate to allow for the coffee shop building, because the project site exceeds the required minimum 10,000 square foot lot size for a drive-thru use as per Downey Municipal Code Section 9406.08(b) and meets or exceeds all other development standards as illustrated in the following table: C-2 (General Commercial) Development Standards Required Proposed Lot Area 10,000 14,246 Lot Width 100 117 Lot Depth 100 125 Floor Area Ratio 1.4 0.06 Lot Coverage 50% 6% Building Height 45 ft. or 3 stories 18.5 ft. Front Setback 15 ft. 80 ft. Side - Interior Setback N/A 51 ft. Side - Street Setback 5 ft. 24 ft. Rear Setback 15 ft. 19 ft. Parking 11 12 Landscape 10% 29% 4. That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The subject site is at the southeast corner of Imperial Highway and Bellflower Boulevard. This intersection is a busy one within the city and portions of both streets utilize medians to control vehicle movements. Said medians are proposed to continue on both Imperial Highway and Bellflower Boulevard, immediately adjacent to the project site in the near future. Nevertheless, staff has Agenda Page 9 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 10 reviewed the proposal and any potential increase in traffic caused by the proposed use, and it is staff’s opinion that the surrounding streets and highways in the area have sufficient capacity to accommodate the increase in traffic that the use will generate. Additionally, the proposed project will help correct on-site circulation deficiencies by creating a new drive-thru lane that can accommodate enough vehicles to satisfy the code requirements, without creating vehicle queuing in the drive aisles. Additionally, the closure of three of the existing four driveway approaches to the site, will allow for a better flow of traffic on both streets. Furthermore, the use of landscaping along the drive-thru will prevent the headlights of the vehicles within the drive-thru from shining into vehicles on the public streets. Accordingly, the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. Site Plan Review Section 9820 of the Downey Municipal Code provides that the Planning Commission shall make the following findings in approving or conditionally approving an application for Site Plan Review: 1. That the site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. Those goals and policies of the Downey General Plan (Vision 2025) are addressed as follows: Goal 2.5 of the Circulation Element is, “Address the impacts from the lack of parking,” while Policy 2.5.1 seeks to provide for adequate parking to meet parking demands. The proposed site plan meets the minimum quantity of off-street parking spaces required for retail uses and restaurants (coffee shop) on the subject property. Goal 8.1 of the Design Element is to “Promote quality design for new, expanded and remodeled construction” and Policy 8.1.1 seeks to promote architectural design of the highest quality. The applicant proposes to construct a contemporary commercial building as an attractive franchise-type coffee shop with a unique, modern form. Goal 9.1 of the General Plan is “Attract and retain businesses” and Program 9.1.1.5 seeks to continue the revitalization of commercial and industrial corridors. The proposed building will attract business and continue the revitalization efforts of Imperial Highway and the southerly region of Downey. 2. That the proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located. PLN-15-00009 proposes a 880 square foot walk-up/drive-thru coffee shop (Starbucks) to replace an existing legal, but non-conforming automotive repair shop. The subject property is zoned C-2 (General Commercial). The C-2 Zone is intended to provide for and encourage the orderly development of general commercial uses, with a wide variety of goods and services, for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. The project PLN-15-00009 proposes is in accordance with the purposes and objectives of the C-2 Zone for the following reasons: the proposed coffee shop is a use that is appropriate for the zone; the architectural design of the proposed building addition will complement the area and it will incorporate exterior building materials that are commonly used for commercial construction; and the proposed coffee shop will create an attractive building and contribute to the revitalization of the commercial property. Agenda Page 10 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 11 3. That the proposed development’s site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The building PLN-15-00009 proposed follows a contemporary commercial style that adheres to the current Starbucks model for its smaller locations. The building utilizes a tower element to emphasize the walk-up window (on the north elevation) and the pick-up window (on the south elevation). Horizontal wood siding in light and dark brown is incorporated to the entire tower on all elevations for a dramatic effect; this tower also includes decorative metal panels on the south and north elevations that extend the tower to a total height of 18.5 ft. The remaining 14.5 ft. tall areas of the building on the north, south, and west elevation continue a 3.5 ft. wainscot of the dark wood. Metal-framed awnings are visible from all elevations and highlight most windows and doors. The south and west elevation also incorporate decorative metal screens with up-lighting to further break-up the elevations. Finally, a metal wall cap will top the walls on all elevations where there are no proposed decorative screens. The following table illustrates the architectural colors: EXTERIOR FINISH SCHEDULE Material Color Walls - Stucco Omega 404 Barn Swallow Wall Cap – Metal, Powder Coated Dark Bronze Awnings – Metal, Powder Coated Dark Bronze Decorative Screens – Metal, Powder Coated Dark Bronze Trash Enclosure - Stucco Omega 404 Barn Swallow Trash Enclosure Doors – Metal, Powder Coated Dark Bronze Walls - Horizontal Wood Siding Light Gray Dark Gray The proposed plant palette ranges from moderate to low water use, and the irrigation system will be designed to be of low volume/water use (i.e. drip, bubblers) to reduce water consumption and make the irrigation delivery more efficient. The following tables illustrates said plant palette: Agenda Page 11 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 12 PLANT MATERIALS Botanical Name Common Name Screening Shrubs 15 gal./42” o.c. Myrtus c. ‘Compacta’ Dwarf Myrtle Callistemon Little John Dwarf Bottlebrush Flowering Perennial Shrub 1 gal./18” o.c. Achilla ‘Moonshine’ Yarrow Aloe ‘Blue Elf’ Blue Elf Aloe Calandrinia grandiflora Rock Purslane Seslaria aumturnnalis Autumn Moor Grass Limonium perezii Sea Lavendar Midground Flowering Shrub 5 gal./30” o.c. Phormium t. ‘Dark Delight’ New Zealand Flax Anigozanthos ‘Bush Gold’ Kangaroo Paw Geranium spp. Cranesbill Correa ‘Wins Wonder’ Win’s Wonder Australian Fuschia Vines (Green Screen Panels) 5 gallon Catsclaw unguis cati Cat’s Claw Vine Lonicera ‘Golf Flame’ New Gold Lantana Multi-Branch Shade Tree 3/36” Box Arbutus ‘Marina’ Madrone Hybrid Street Tree 4/24” Box, 6-15 gallon Lagerstroemia i. Tuscadora Tuscadora Crape Myrtle Low Ground Cover 1 gal./18” o.c. Dymondia margaretae Silver Carpet Senecio t. mandraliscae Groundsel Teucrium x. ‘Lucidrys’ Germander Teucrium cossonii Majorcan Teucrium Rosmarinus o. ‘Prostratus’ Trailing Rosemary Greenscreens 5 gal. Macfadyena unguis cati Cat’s Claw Lonicera x heckrottii ‘Gold Flame’ Gold Flame Honeysuckle Distictus bluccinatoria Blood-red Trumpet Vine Agenda Page 12 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 13 4. That the site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. Imperial Highway will provide most vehicular access to the Starbucks coffee shop, while an existing driveway on an adjacent lot to the south of the subject site, will also provide some vehicular access off of Bellflower Boulevard; Imperial Highway is a major arterial and Bellflower Boulevard is a secondary arterial serving Downey motorists. Currently, the subject property offers four driveways, two off of Imperial Highway and two off of Bellflower Boulevard; however, PLN-15-00009 proposes to close three of the driveways, two off of Bellflower Boulevard and one off of Imperial Highway, and reconstruct only one driveway off of Imperial Highway, which will allow for better on-site circulation than currently exists. The proposed parking lot will be reconstructed and striped to conform to the required standards in the DMC. The aforementioned drive-thru lane circles the building while remaining separate from the parking lot on the west side of the subject site. The proposed plan provides a customer parking area of 12 parking spaces, on the east side of the drive-thru and building, and designates a trash enclosure on the southeast corner of the subject site. It also designates a 195 sq. ft. outdoor dining area on the north side of the site. Landscaped screens and planters separate the drive-thru lane from the outdoor seating area and assist in meeting the outdoor seating fencing requirement, allowing the seating area to function safely and efficiently. No other fences or gates are required on the west, being that it would impede ADA accessibility to the site. As such, staff is confident that the site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development. 5. That the proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. Although the building PLN-15-00009 proposes seeks to follow the architectural style Starbucks incorporates for its newest locations, it will convey its own unique style and will incorporate common materials and features found on many newer buildings in the vicinity (i.e. Kaiser hospital/medical office building and 9125-9133 Imperial Highway). 6. That the site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. PLN-15-00009 proposes to upgrade the subject site by constructing a new coffee shop (Starbucks), with new landscaping and parking facilities. This proposal will improve property values in the vicinity, improve the streetscape of Imperial Highway and Bellflower Boulevard, and result in a contemporary structure that complies with current Building and Fire Code regulations for structural integrity and fire safety. It will result in an attractive project and should become an impetus for neighboring commercial property owners to revitalize their properties. 7. That the proposed development’s site plan and its design features will include graffiti-resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. The Conditions of Approval for PLN-15-00009 will include a condition stating that the design features will incorporate graffiti resistant materials. Agenda Page 13 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 14 CORRESPONDENCE As of the date that this report was printed, staff had not received any correspondence regarding this matter. CONCLUSION Staff supports the proposal and recommends that the Planning Commission adopt a resolution approving PLN-15-00009, subject to the conditions of approval as stated in Exhibit A of the Planning Commission Resolution. H:\Community Development\Flores\Planning\Cases\PLN-15-00009, 9506 Imperial Hwy (Starbucks)\Staff Report 4-15-15.docx Agenda Page 14 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 15 ZONING MAP SITE PHOTOGRAPH Agenda Page 15 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 16 AERIAL PHOTOGRAPH SITE PLAN Agenda Page 16 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 17 FLOOR PLAN NORTH ELEVATION Agenda Page 17 PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 18 SOUTH ELEVATION WEST ELEVATION EAST ELEVATION Agenda Page 18 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY APPROVING PLN-15-00009 (CONDITIONAL USE PERMIT AND SITE PLAN REVIEW) FOR A NEW 880 SQ. FT. WALK-UP/DRIVE-THRU COFFEE SHOP (STARBUCKS) AND A 195 SQ. FT. OUTDOOR SEATING AREA LOCATED AT 9506 IMPERIAL HIGHWAY, ZONED C-2 (GENERAL COMMERCIAL) THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1. The Planning Commission of the City of Downey does hereby find, determine and declare that: A. On January 15, 2015, the Applicant submitted a Land Use Permit Application (PLN-15-00009) to facilitate the construction of a 880 square foot walk-up/drive- thru coffee shop (Starbucks) with off-street parking spaces and landscaping on property at 9506 Imperial Highway. B. PLN-15-00009 involves the Planning Commission’s consideration and approval of the following a conditional use permit for a drive-thru lane and an outdoor dining area, and site plan review to evaluate the proposal’s compliance with the City’s development standards. C. The subject property is zoned C-2 (General Commercial). D. The General Plan designation of the subject property is CM (Commercial Manufacturing). E. On April 2, 2015, notice of the pending public hearing for PLN-15-00009 was published in the Downey Patriot and was mailed to all property owners within 500 feet of the subject site. F. The Planning Commission held a duly noticed public hearing on April 15, 2015, and, after fully considering all oral and written testimony, facts, and opinions offered at the aforesaid public hearing, adopted Resolution No., approving PLN 15-00009. SECTION 2. The Planning Commission further finds, determines and declares the environmental impact of the proposed development has been reviewed and has been found to comply with the California Environmental Quality Act (CEQA) and is categorically exempt from CEQA, pursuant to Guideline Section No. 15332 (Class 32, Infill Developments). SECTION 3. Having considered all of the oral and written evidence presented to it at said public hearings, the Planning Commission further finds, determines and declares that: Conditional Use Permit A. That the requested conditional use permit will not adversely affect the purpose and intent of this chapter or the City’s General Plan or the public convenience or general welfare of persons residing or working in the neighborhood thereof. The requested conditional use permit for a walk-up/drive-thru coffee shop (Starbucks) will not adversely affect the purpose and intent of the Downey Municipal Code, or the public convenience or general welfare of persons residing or working in the neighborhood nearby because the proposed use is compatible with the development patterns in the Agenda Page 19 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 2 area, it is an appropriate use of land in the C-2 (General Commercial) zone, the size and shape of the subject property meet the City’s development standards for the C-2 zone, the use satisfies the parking requirements for coffee facilities, and it provides appropriate vehicular access from Imperial Highway and Bellflower Boulevard. The subject site has a General Plan Land Use Designation of General Commercial, which is being implemented by the C-2 (General Commercial) zone. The goal of the General Commercial area is intended to provide commercial development that is geared to the entire city and surrounding areas. A drive-thru coffee shop goes beyond the needs of the immediate neighborhood and provides a customer base from surrounding areas. Furthermore, the combined goals and policies of the General Plan are to ensure the City is developed in a harmonious manner that minimizes impacts to the public and environment. Approval of this project will address on-site circulation issues, thus making the project more harmonious with the surrounding uses. B. That the requested use will not adversely affect the adjoining land uses and the growth and development of the area in which it is proposed to be located. The proposed conditional use will not adversely affect the adjoining land uses since the proposed use conforms to its C-2 zone development standards, other uses in the vicinity are more intense than the coffee shop, and the proposed use is sufficiently removed from the residential properties to the east and south. C. That the size and shape of the site proposed for the use is adequate to allow the full development of the proposed use in a manner not detrimental to the particular area. The size and shape of the subject property is generally adequate to allow for the coffee shop building, because the project site exceeds the required minimum 10,000 square foot lot size for a drive-thru use as per Downey Municipal Code Section 9406.08(b) and meets or exceeds all other development standards as illustrated in the following table: C-2 (General Commercial) Development Standards Required Proposed Lot Area 10,000 14,246 Lot Width 100 117 Lot Depth 100 125 Floor Area Ratio 1.4 0.06 Lot Coverage 50% 6% Building Height 45 ft. or 3 stories 18.5 ft. Front Setback 15 ft. 80 ft. Side - Interior Setback N/A 51 ft. Side - Street Setback 5 ft. 24 ft. Rear Setback 15 ft. 19 ft. Parking 11 12 Landscape 10% 29% Agenda Page 20 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 3 D. That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways in the area. The subject site is at the southeast corner of Imperial Highway and Bellflower Boulevard. This intersection is a busy one within the city and portions of both streets utilize medians to control vehicle movements. Said medians are proposed to continue on both Imperial Highway and Bellflower Boulevard, immediately adjacent to the project site in the near future. Nevertheless, the surrounding streets and highways in the area have sufficient capacity to accommodate the increase in traffic that the use will generate. Additionally, the proposed project will help correct on-site circulation deficiencies by creating a new drive-thru lane that can accommodate enough vehicles to satisfy the code requirements, without creating vehicle queuing in the drive aisles. Additionally, the closure of three of the existing four driveway approaches to the site, will allow for a better flow of traffic on both streets. Furthermore, the use of landscaping along the drive-thru will prevent the headlights of the vehicles within the drive-thru from shining into vehicles on the public streets. Accordingly, the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets have been properly considered in this request. Site Plan Review A. That the site plan is consistent with the goals and policies embodied in the General Plan and other applicable plans and policies adopted by the Council. Those goals and policies of the Downey General Plan (Vision 2025) are addressed as follows: Goal 2.5 of the Circulation Element is, “Address the impacts from the lack of parking,” while Policy 2.5.1 seeks to provide for adequate parking to meet parking demands. The proposed site plan meets the minimum quantity of off-street parking spaces required for retail uses and restaurants (coffee shop) on the subject property. Goal 8.1 of the Design Element is to “Promote quality design for new, expanded and remodeled construction” and Policy 8.1.1 seeks to promote architectural design of the highest quality. The applicant proposes to construct a contemporary commercial building as an attractive franchise-type coffee shop with a unique, modern form. Goal 9.1 of the General Plan is “Attract and retain businesses” and Program 9.1.1.5 seeks to continue the revitalization of commercial and industrial corridors. The proposed building will attract business and continue the revitalization efforts of Imperial Highway and the southerly region of Downey. B. That the proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located. PLN-15-00009 proposes a 880 square foot walk-up/drive-thru coffee shop (Starbucks) to replace an existing legal, but non-conforming automotive repair shop. The subject property is zoned C-2 (General Commercial). The C-2 Zone is intended to provide for and encourage the orderly development of general commercial uses, with a wide variety of goods and services, for the residents of the entire City, with provisions designed to ensure that such commerce will be efficient, functionally related, and compatible with adjacent noncommercial development. The project PLN-15-00009 proposes is in accordance with the purposes and objectives of the C-2 Zone for the following reasons: the proposed coffee shop is a use that is appropriate for the zone; the architectural design of the proposed building addition will complement the area and it will incorporate exterior building materials that are commonly used for commercial construction; and the proposed coffee shop will create an attractive building and contribute to the revitalization of the commercial property. Agenda Page 21 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 4 C. That the proposed development’s site plan and its design features, including architecture and landscaping, will integrate harmoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City. The building PLN-15-00009 proposed follows a contemporary commercial style that adheres to the current Starbucks model for its smaller locations. The building utilizes a tower element to emphasize the walk-up window (on the north elevation) and the pick- up window (on the south elevation). Horizontal wood siding in light and dark brown is incorporated to the entire tower on all elevations for a dramatic effect; this tower also includes decorative metal panels on the south and north elevations that extend the tower to a total height of 18.5 ft. The remaining 14.5 ft. tall areas of the building on the north, south, and west elevation continue a 3.5 ft. wainscot of the dark wood. Metal-framed awnings are visible from all elevations and highlight most windows and doors. The south and west elevation also incorporate decorative metal screens with up-lighting to further break-up the elevations. Finally, a metal wall cap will top the walls on all elevations where there are no proposed decorative screens. The following table illustrates the architectural colors: EXTERIOR FINISH SCHEDULE Material Color Walls - Stucco Omega 404 Barn Swallow Wall Cap – Metal, Powder Coated Dark Bronze Awnings – Metal, Powder Coated Dark Bronze Decorative Screens – Metal, Powder Coated Dark Bronze Trash Enclosure - Stucco Omega 404 Barn Swallow Trash Enclosure Doors – Metal, Powder Coated Dark Bronze Walls - Horizontal Wood Siding Light Gray Dark Gray The proposed plant palette ranges from moderate to low water use, and the irrigation system will be designed to be of low volume/water use (i.e. drip, bubblers) to reduce water consumption and make the irrigation delivery more efficient. The following tables illustrates said plant palette: Agenda Page 22 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 5 PLANT MATERIALS Botanical Name Common Name Screening Shrubs 15 gal./42” o.c. Myrtus c. ‘Compacta’ Dwarf Myrtle Callistemon Little John Dwarf Bottlebrush Flowering Perennial Shrub 1 gal./18” o.c. Achilla ‘Moonshine’ Yarrow Aloe ‘Blue Elf’ Blue Elf Aloe Calandrinia grandiflora Rock Purslane Seslaria aumturnnalis Autumn Moor Grass Limonium perezii Sea Lavendar Midground Flowering Shrub 5 gal./30” o.c. Phormium t. ‘Dark Delight’ New Zealand Flax Anigozanthos ‘Bush Gold’ Kangaroo Paw Geranium spp. Cranesbill Correa ‘Wins Wonder’ Win’s Wonder Australian Fuschia Vines (Green Screen Panels) 5 gallon Catsclaw unguis cati Cat’s Claw Vine Lonicera ‘Golf Flame’ New Gold Lantana Multi-Branch Shade Tree 3/36” Box Arbutus ‘Marina’ Madrone Hybrid Street Tree 4/24” Box, 6-15 gallon Lagerstroemia i. Tuscadora Tuscadora Crape Myrtle Low Ground Cover 1 gal./18” o.c. Dymondia margaretae Silver Carpet Senecio t. mandraliscae Groundsel Teucrium x. ‘Lucidrys’ Germander Teucrium cossonii Majorcan Teucrium Rosmarinus o. ‘Prostratus’ Trailing Rosemary Greenscreens 5 gal. Macfadyena unguis cati Cat’s Claw Lonicera x heckrottii ‘Gold Flame’ Gold Flame Honeysuckle Distictus bluccinatoria Blood-red Trumpet Vine Agenda Page 23 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 6 D. That the site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets. Imperial Highway will provide most vehicular access to the Starbucks coffee shop, while an existing driveway on an adjacent lot to the south of the subject site, will also provide some vehicular access off of Bellflower Boulevard; Imperial Highway is a major arterial and Bellflower Boulevard is a secondary arterial serving Downey motorists. Currently, the subject property offers four driveways, two off of Imperial Highway and two off of Bellflower Boulevard; however, PLN-15-00009 proposes to close three of the driveways, two off of Bellflower Boulevard and one off of Imperial Highway, and reconstruct only one driveway off of Imperial Highway, which will allow for better on-site circulation than currently exists. The proposed parking lot will be reconstructed and striped to conform to the required standards in the DMC. The aforementioned drive-thru lane circles the building while remaining separate from the parking lot on the west side of the subject site. The proposed plan provides a customer parking area of 12 parking spaces, on the east side of the drive-thru and building, and designates a trash enclosure on the southeast corner of the subject site. It also designates a 195 sq. ft. outdoor dining area on the north side of the site. Landscaped screens and planters separate the drive-thru lane from the outdoor seating area and assist in meeting the outdoor seating fencing requirement, allowing the seating area to function safely and efficiently. No other fences or gates are required on the west, being that it would impede ADA accessibility to the site. As such, the site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indicate that proper consideration has been given to both the functional aspects of the site development. E. That the proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities. Although the building PLN-15-00009 proposes seeks to follow the architectural style Starbucks incorporates for its newest locations, it will convey its own unique style and will incorporate common materials and features found on many newer buildings in the vicinity (i.e. Kaiser hospital/medical office building and 9125-9133 Imperial Highway). F. That the site plan and design considerations shall tend to upgrade property in the immediate neighborhood and surrounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare. PLN-15-00009 proposes to upgrade the subject site by constructing a new coffee shop (Starbucks), with new landscaping and parking facilities. This proposal will improve property values in the vicinity, improve the streetscape of Imperial Highway and Bellflower Boulevard, and result in a contemporary structure that complies with current Building and Fire Code regulations for structural integrity and fire safety. It will result in an attractive project and should become an impetus for neighboring commercial property owners to revitalize their properties. Agenda Page 24 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 7 G. That the proposed development’s site plan and its design features will include graffiti-resistant features and materials in accordance with the requirements of Section 4960 of Chapter 10 of Article IV of this Code. The Conditions of Approval for PLN-15-00009 will include a condition stating that the design features will incorporate graffiti resistant materials. SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this Resolution, the Planning Commission of the City of Downey hereby approves PLN-15-00009 (Conditional Use Permit and Site Plan Review) subject to the conditions of approval attached hereto as Exhibit A, which are necessary to preserve the health, safety and general welfare of the community and enable the Planning Commission to make the findings set forth in the previous sections. The conditions are fair and reasonable for the accomplishment of these purposes. SECTION 5. The Secretary shall certify the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this 15th day of April 2015. ____________________ Hector Lujan, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning Commission of the City of Downey at a regular meeting thereof held on the 15th day of April 2015, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONERS: __________________ Mary Cavanagh, Secretary City Planning Commission Agenda Page 25 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 8 EXHIBIT A - CONDITIONS PLN-15-00022 (Conditional Use Permit and Site Plan Review) PLANNING 1) This approval of PLN-15-00002 (conditional use permit and site plan review) authorizes a drive-thru lane and an outdoor dining area, and approves the building design and site layout for a new coffee shop (Starbucks) at 9506 Imperial Highway. 2) Approval of this PLN-15-00009 shall not be construed to mean any waiver of applicable and appropriate zoning regulations, or any Federal, State, County, and City laws and regulations. Unless otherwise expressly specified, all other requirements of the City of Downey Municipal Code shall apply. 3) The City Planner is authorized to make minor modifications to the approved preliminary plans or any of the conditions, if such modifications shall achieve substantially the same results as would strict compliance with said plans and conditions. 4) The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify, defend and hold harmless, at Applicant's expense, City and City's agents, officers and employees from and against any claim, action or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void or annul the approval of this resolution, to challenge the determination made by City under the California Environmental Quality Act or to challenge the reasonableness, legality or validity of any condition attached hereto. City shall promptly notify Applicant of any such claim, action or proceeding to which City receives notice, and City will cooperate fully with Applicant in the defense thereof. Applicant shall reimburse the City for any court costs and attorney's fees that the City may be required to pay as a result of any such claim, action or proceeding. City may, in its sole discretion, participate in the defense of any such claim, action or proceeding, but such participation shall not relieve Applicant of the obligations of this condition. 5) The Applicant shall comply with all conditions of approval set forth in this resolution before the Conditional Use Permit and Site Plan Review becomes valid. 6) Noise generated from the proposed use shall comply with Municipal Code Section 4600 et. seq. In any case, noise shall not exceed 65 dBA, as measured at the property line. 7) All signs shall comply with the requirements set forth in the Downey Municipal Code. 8) The applicant shall remove any graffiti applied on the site within 48 hours. 9) All roof-mounted mechanical equipment shall be screened from view. The working drawings shall include a cross-section detail to illustrate that the height of the building parapet is sufficient to screen all roof-mounted equipment from view. 10) The Secretary of the Planning Commission is directed to certify the adoption of this Resolution. 11) The Applicant shall incorporate anti-graffiti elements into the building design, such as non-porous coatings on exterior wall surfaces, plant materials, and anti-graffiti film on windows, subject to the approval of the City Planner. Agenda Page 26 Resolution No. 15____ Downey Planning Commission PLN-15-00009 9506 Imperial Highway April 15, 2015 - Page 9 12) All developments in excess of $500,000 valuation that involve the construction or reconstruction of light industrial, commercial or residential buildings (over 4 units) shall be subject to the Public Arts Program. The Applicant shall either install public art on their property or pay a cash payment equal to the public arts fee in accordance with the City of Downey Manual for Arts in Public Places. 13) Planting areas shall be maintained permanently, which includes proper watering, pruning, mowing of lawns, weed abatement, removal of litter, fertilizing, and replacement of plants and other materials when necessary. 14) A reciprocal access agreement shall be recorded for accessibility purposes with the neighboring property to the south (AIN: 6283-002-037). A copy of the recorded agreement shall be provided to the City Planner prior to final occupancy issuance of the subject site. 15) The Applicant shall provide a curved radius at the northern driveway/approach entrance off of Imperial Highway and at the southern planter and driveway entrance/exit, adjacent to the neighbor to the south. 16) The Applicant shall comply with Downey Municipal Code Section 9314.06 by enclosing the outdoor eating area with a decorative masonry wall or decorative ornamental wrought-iron fence, not less than forty-two inches (42”) in height. FIRE: 17) All new buildings to be constructed for any occupancy use shall be protected by an approved Automatic Fire Extinguishing System throughout, installed in accordance with nationally recognized standards, when the total floor area of such building exceeds three thousand six hundred (3,600) square feet. This provision shall also apply when said building(s) have been vacated for one year or more”. DMC Section 3321. PUBLIC WORKS: 18) The owner/applicant shall provide that the standards of improvements, construction materials, and methods of construction shall be in conformance with the Standard Plans and Specification for Public Works Construction and as modified by the City of Downey’s Standard Plans and Specifications. 19) The owner/applicant shall install all utilities underground. 20) The owner/applicant shall furnish and install the public recycled water improvements, including extension and/or replacement of existing mains and associated facilities, necessary to utilize recycled water for irrigation of landscaping, as reasonably required to service the site. BUILDING AND SAFETY: 21) The Applicant shall install a lockable gate and a roof structure on the trash enclosure. 22) The building plans shall indicate a solar ready area and roof access. Agenda Page 27