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01-18-2011 - General Plan Amendment No. 10-01Zone Change No. 10 - Item 12 attach 4 (2).pdfAGENDA ITEM NO. C-1 DATE: August 24, 2010 PLANNING DEPARTMENT STAFF REPORT GENERAL PLAN AMENDMENT NO. 10-01 ZONE CHANGE NO. 10-01 PRECISE PLAN NO. 10-02 CONDITIONAL USE PERMIT NO. 10-02 VARIANCE NO. 10-02 MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT APPLICANT: Ahmad Ghaderi - Ashdon Development LOCATION: Northeast Corner of Azusa Avenue and Giambi Way DESCRIPTION OF APPLICATION The project consists of a request for a General Plan amendment to change the designation from "Open Space" to "Service and Neighborhood Commercial" and a zone change application to change the designation from "Open Space" (0-S) to "Service Commercial" (S-C). A precise plan is proposed to construct a gasoline service station facility including a car wash, convenience store, food service, a drive-through window, and office space. A conditional use permit is proposed for the operation of a service station, and accessory uses. In addition, a variance has been requested to deviate from code requirements, including off-site signage. The site is 2.1 acres and is currently vacant. The project requires the granting of the following entitlements: (1) A General Plan amendment to change the General Plan land use designktion from "Open Space" to "Service and Neighborhood Commercial". (2) A zone change from "Open Space" (0-S) to "Service Commercial" (S-C). (3) A precise plan for the development of a auto service station facility including a car wash, convenience store, food service, a drive-through window, and office space. (4) A conditional use permit for the operation of a service station, car wash and drive-through facility, convenience store and fast food use. (5) A variance to deviate from the code requirements regarding off-site signage. The proposed variance was noticed as part of the review of this item. However, the applicant is continuing to work with City staff to develop a freestanding sign that meets the applicant's needs and allows for future signage to advertise uses within the former. BKK property (such as Big League Dreams). For that reason, the variance for signage will not be considered at this public hearing. II. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending to the City Council Certification of the Mitigated Negative Declaration of Environmental Impact and recommending approval of General Plan Amendment No. 10-01 and Zone Change, No. 10-01, and approving Precise Plan No. 10-02, and Conditional Use Permit No. 10-02. Variance No. 10-02 should be held over to allow the applicant to work with City staff. ,-^ Th gl),A 10-01, ZC 10-01, PP 10-02, C(br-')i0-02, Var. 10-02 1:16rtheast Corner of Azusa Avenue and Giambi Way August 24, 2010 - Page 2 III. ENVIRONMENTAL DETERMINATION The initial study prepared and noticed for the project in accordance with CEQA Guidelines and disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project's design and as conditions of approval to reduce impacts on the environment to a less than significant level. A Mitigated Negative Declaration of Environmental Impact has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, as amended. A traffic study and air quality report were prepared for the project. Traffic Study A traffic study (dated June 10, 2010) was prepared for the project by Kimley-Horn and Associates. The traffic study analyzed the intersections of South Azusa Avenue including Giambi Way, East Francisquito Avenue, and Amar Road to determine if the proposed project would result in any potential significant traffic impacts. The study concludes that the project is not expected to result in a significant weekday peak hour traffic impacts. The analysis supports the following conclusions and recommendations: The project consists of a gas station with a food mart, related office space and 6 fueling stations, an automated carwash, a fast food restaurant with drive-thru, and a fast food without a drive through totaling approximately 9,000 square feet at the corner of South Azusa and Giambi Lane (formerly the BKK Landfill Access Road). The site is proposed to include 30 parking spaces, including 2 disability spaces. The site requires only 29 parking spaces based upon the City's code requirement. Access to the site is proposed via two driveways on Azusa Avenue with right turn in and right turn out access only, and one driveway on Giambi Lane with full access. Bus stops are located south of the site near the Amar Road intersection, from the site. The area is well served by Foothill Transit routes. The project is estimated to generate approximately 141 new trips in the a.m. peak hour, 123 new trips in the p.m. peak hour and 1,828 daily trips. These numbers represent a reduction from "pass-by" trips during the peak commute hours, because the proposed development includes mixed-use retail and a fast-food restaurant. Three intersections along South Azusa Avenue were analyzed as part of this traffic impact analysis. The project is not anticipated to result in any significant weekday peak hour traffic impacts. Site plan modifications are suggested to improve access and on-site circulation. Twelve-foot wide deceleration lanes and acceleration lanes are being proposed at the driveways so that turning vehicles into and out of the site would not conflict with northbound through traffic on South Azusa Avenue. Air Quality According to the Air Quality Study prepared by ESA, the construction and operation emissions are below significant regional thresholds. The proposed construction activities would occur independently of the retail center operational activities. The project would not contribute substantially to regional or local air pollution problems in the area. The project will require asphalt surface removal, grading and construction, which creates the potential for the generation of fugitive dusts (particulates), which may impact the surrounding properties. Mitigation measures are required to include wetting down soils, chemical ZACase Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc \D PTA 10-01, ZC 10-01, PP 10-02, Cty/1)0-02, Var. 10-02 NOrtheast Comer of Azusa Avenue and Giambi Way August 24, 2010 - Page 3 stabilization of unattended construction areas, planting vegetative ground cover as soon as possible on construction sites, and physically covering all trucks hauling dirt, sand, or other loose materials to and from the site. IV. SUMMARY OF DATA STANDARD PROPOSED REQUIRED/ ALLOWED Site Area 2.13 Acres Not Applicable Building Area (Coverage) 10,950 sq. ft. (12%) 46,364 sq. ft. (50.0%) Two-Story Building Car Wash Building Total Building Size Service Station Canopy 7,305 sq. ft. 2,304 sq. ft. 9,646 sq. ft. 3,645 sq. ft. --- Parking Retail Office Automobile Service Station Total 30 spaces 20 spaces 8 spaces 2 spaces 30 spaces Landscaping (Coverage) 9,672 sq. ft. (10.43%) 7,418 sq. ft. (8.0%) Subject Property's Zoning and Land Use: "0-S" (Open Space); Vacant Lot Surrounding Zoning and Land Use: North: "Specific Plan No. 16" (SP-16); Coastal Sage Habitat South: "Service Commercial" (S-C); The Heights Retail Center East: "Open Space" (0-S); Big League Dreams Sports Park West: "Planned Community Development No.1" (PCD-1), Single-Family Residences Notices of Public Hearing have been /nailed to 212 owners and occupants of properties located within 300 feet of the subject site. V. PROJECT DESCRIPTION AND ANALYSIS The project consists of a request for a precise plan to allow for the construction of a 9,646- square foot auto service station facility that would include a self-service car wash and a two- story convenience store building with office space and space for fast food use on a 92,729- Z:\Case Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc G13A 10-01, ZC 10-01, PP 10-02, C1Df10-02, Var. 10-02 Northeast Corner of Azusa Avenue and Giambi Way August 24,2010 - Page 4 square foot lot (2.13 acres). The site is currently a vacant lot. A precise plan is required for the architecture and site layout of the proposed gasoline service station facility. The applicant is also requesting the approval of conditional use permit for the operation of a service station, and associated uses. General Plan Amendment The applicant is requesting the approval of a General Plan amendment to change the existing land use designation from "Open Space" (0-S) to "Service and Neighborhood Commercial" (S-C). Surrounding General Plan land use designations include "Low Medium Residential" to the west, "Parks" to the east, "Open Space" to the north and "Service and Neighborhood Commercial" to the south. A commercial center is located to the south, natural habitat (Coastal Sage Scrub) located to the north, single-family residences are located to the west, and Big League Dreams Sports Park is located east of the project site. The proposal is to change the General Plan designation of the property located at the northeast corner of the intersection of Azusa Avenue and Giambi Way (vacant lot) from "Open Space" (0-S) to "Service and Neighborhood Commercial" (S-C) to allow the development of a service station facility. Zone Change The property is located between Azusa Avenue and the West Covina Big League Dreams Sports Park. The property is currently zoned "Open Space". Allowed uses in the "Open Space" Zone are natural areas and parklands. The applicant is requesting a zone change to "Service Commercial" (S-C) to allow for the development of a service station facility. The properties located to the north are currently zoned "Open Space" "Planned Community Development No. 1" (PCD-1) to the west, "Open Space" (0-S) to the east, while the properties to the south are zoned "Service Commercial" (S-C). The "S-C" Zone allows for development of retail service or similar type uses. Therefore, the applicant is requesting a zone change to "Service Commercial" (S-C) to allow for the development of an auto service station facility that would include a self-service car wash and a two-story convenience store building with office space and space for fast-food use. Because the property is located adjacent to a variety of service retail uses, the subject property is not a feasible site for a park or natural area. It is staff's belief that changing the zone to "Service Commercial" is appropriate and will allow the property to be improved and maintained. Precise Plan As stated, the project consists of a request for a precise plan to allow for the construction of a gas station facility that would include a 2,340-square foot self-service car wash facility, and a 7,305-square foot two-story building. The building would include a 2,340-square foot second floor and a 4,965-square foot first floor. The lot is currently undeveloped and is 92,729 square feet in size. The applicant proposes to subdivide the first floor of the building into three tenant spaces including: a food mart, food take out, and a fast food restaurant with a drive-through. A precise plan is required for the architecture and site layout of the proposed service station facility. The site is located at the northeast comer of Azusa Avenue and Giambi Way directly adjacent to the Big League Dreams Sports Park. The street abutting the site (Azusa Avenue) will be fully improved with sidewalks, curbs, and gutters. Surrounding land uses include natural habitat open space to the north, retail uses to the south, single-family residences to the west and Big League Dreams Sports Park to the east of the site. Site Layout The proposed two-story building is located on the southeasterly comer of the subject property, and the car wash facility is located on the northeast corner of the site. The ZACase Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc ) GPA 10-01, ZC 10-01, PP 10-02, Ct-,-...-10-02, Var. 10-02 Ndrtheast Corner of Azusa Avenue and Giambi Way August 24, 2010- Page 5 proposal includes parking along the front of the buildings. A drive-through for a fast-food restaurant (Del Taco) is proposed to wrap around the two-story building. The applicant is proposing two 26-foot high geo grid retaining walls along the easterly property line. The retaining walls are proposed 20 feet apart. The proposed retaining walls will match the style of retaining walls currently located throughout the Heights Retail Center and Big League Dreams Sports Park. The project includes landscape areas around the perimeter of the property and in locations around the new building. Two trash enclosures with decorative metal roofs are proposed for the project. The trash enclosures will be located between the proposed two-story building and the car wash facility. Two driveway approaches are proposed on South Azusa Avenue and one approach on Giambi Way. A twelve-foot wide deceleration lane to allow vehicles into and out of the subject site is proposed along the Azusa Avenue frontage. The deceleration lane allows for vehicles to enter and exit the subject property without conflicting with through traffic. The proposed driveways will accommodate circulation through the site. The Master Plan of Streets designates South Azusa Avenue as a six-lane "Principal Arterial". The street is designed to accommodate high traffic volumes. Architecture The proposed development will be visible from the surrounding area, including surrounding streets and buildings. The project consists of the construction of an auto service station facility that would include a self-service car wash building and a two-story convenience store building with office space and space for fast food use. The façade design will include varying roof heights. Parapet heights range from 20 feet to 35 feet in height on the front elevation. The building roof is 15 feet for the first floor to 29 feet for the second floor. Stone veneer (Chardonnay "Southern Ledgestone") columns are provided throughout front and side elevations of the building. The façade design will include "Sandcastle Tan" smooth finish stucco architectural cornice molding along the raised parapets. The exterior of the building will include a mixture of beige, and tan colored smooth stucco cement plaster. Decorative square accents with revels are proposed along the front and side elevations. Rod-supported metal "Curved Trellises" are proposed on the front elevation of the first floor and on the second floor of the building. Custom wall light fixtures provide accent lighting against the building at night. The storefront entryway will have aluminum bronze anodized framing with clear glass. On the front elevation, sign areas are proposed. This will allow tenants to install channel letter signs. As stated, the project includes a self-service car wash building. The parapet height is 16 feet in height. Stone veneer (Chardonnay "Southern Ledgestone") columns are provided throughout front elevation of the building as well as the wood trellis columns proposed over the parking area along the front of the car wash building. The façade design and exterior of the building will include a similar mixture of beige and tan colored smooth stucco cement plaster as the adjacent convenience store building. Additionally, the front (westerly side) of the car wash building will have aluminum bronze anodized framing with clear tempered safety windows. Landscaping The applicant is proposing a total of 9,672 square feet of landscaping on the site. The proposed landscaping represents 10 percent of the overall site area. The Municipal Code requires that a minimum of eight percent of the area of commercially-zoned sites be landscaped. Landscaping proposed around the sides of the building will serve to soften the aesthetic appearance of the building from the street. The perimeter of the lot will be landscaped with trees and shrubs to act as a buffer along the perimeter of the site. A final landscape and irrigation plan are required per the conditions of approval. Z:\Case Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc , ) GpA 10-01, ZC 10-01, PP 10-02, Cb...-10-02, Var. 10-02 N6'rtheast Corner of Azusa Avenue and Giambi Way August 24, 2010- Page 6 Traffic The traffic consultant firm of Kimley-Horn & Associates prepared the traffic analysis on June 10, 2010. The study examined current weekday and weekend average and peak period traffic generation at subject site. For the purposes of evaluating traffic impacts, the Trip Generation Manual, 8th Edition 2008 (Handbook) prepared by the Institute of Traffic Engineers GTE) was utilized. Restaurant and Gasoline Station land use categories were used to estimate traffic for the service station facility. STANDARD New AM Peak Hour Trips New PM Peak Hour Trips Total New Vehicle Trips Proposed Retail Building 141 Trips 123 Trips 1,828 Trips The Traffic Study found that the proposed auto service station facility, resulted in 1,828 daily trips, 141 weekday a.m. peak-hour trips and 123 weekday p.m. peak-hour trips. The study concludes that the proposed project will not result in any significant weekday peak hour traffic impacts. Parking The Zoning Code requires a total of 30 parking spaces for the proposed service station facility based on retail and office occupancy. The proposed two-story service station building includes retail food service and a convenience store on the first floor and an office on the second floor. The Municipal Code requires one parking space for every 250 square feet of floor area for retail businesses (4,965 / 250 = 20). Office uses requires one parking space for every 300 square feet of gross floor area (2,340 / 300 = 8). The applicant is proposing 30 parking spaces in compliance with parking requirements. Conditional Use Permit for a Service Station, Convenience Store, Fast Food Use, Carwash A conditional use permit is required for the operation of the gas station and car wash. Based on communications from the applicant, the hours of operations of the car wash will be from 6:00 a.m. to 9:00 p.m., seven days a week. The applicant proposes that the service station and convenience store will be open for a 24-hour period. To facilitate the car wash operation of the proposed service station facility, two "stacking lanes" are proposed at the entrance of the car wash facility on the north end of the car wash. The stacking lanes at the beginning of the car wash will accommodate at least three cars. Parking spaces located in front of the earwash building can be used to dry cars. A condition has been added prohibiting the use of the spaces for carvvash use only. The applicant indicated to staff that approximately two employees (in three shifts) would be present at the convenience store; three employees (in two shifts) would be present at one fast food operation; four to five employees (in two shifts) at the other fast food operation, and one employee for the car wash. During the day, as many as ten to eleven employees would be on-site. As noted above, the gas station and convenience store would be open 24 hours a day. The car wash is intended to be a self-service operation. An attendant will be available to help customers. The carwash facility allows customers the option to vacuum or wash their car. Based on the number of stacking and drying spaces, the facility is not expected to result in an overflow of vehicles onto other areas of the site or onto the adjacent streets. The project, however, has been conditioned to retain all of the car wash vehicles on the site within the stacking area in front of the car wash or within the drying area. ZACase Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc ) GE:A 10-01, ZC 10-01, PP 10-02, Cb./10-02, Var. 10-02 Northeast Corner of Azusa Avenue and Giambi Way August 24, 2010- Page 7 Drive-Through The applicant is also requesting a conditional use permit to allow for a drive-through service aisle in conjunction with the Del-Taco fast food use, which will be located on the north end of the service station building. The applicant is proposing that the drive through operate 24-hours a day. However, the interior of the fast food restaurant would be opened 5:00 a.m. to 12:00 a.m. Monday through Thursday and 5:00 a.m. to 2:00 a.m. Friday through Sunday. The entrance to the drive-through is located at the northerly entrance of the site located at Giambi Way. The drive-through aisle can accommodate stacking of up to 6 vehicles at a time within the subject property. The applicant has indicated that the average number of vehicles queuing for a Del Taco is four. This will help to prevent vehicle queuing into the parking lot and should not place a burden on traffic circulation. The proposed drive-through is located approximately 250 feet from the nearest residential development. While the Municipal Code includes standards for drive-through facilities, the standards generally deal with noise impacts to nearby residential development and landscaping to buffer the residential development. The proposed drive-through complies with all requirements of the code. Conclusion The proposal requests approval of an auto service station facility that would include a self-service car wash, a convenience store, fast food use (with drive-through), and second-floor office space. The site layout has been designed to provide circulation between the uses. A deceleration lane is included that allows vehicles entering or exiting the subject property to be removed from fast moving through traffic on Azusa Avenue. The addition of a gas station facility and convenience store will provide more services to the residents and shoppers in the area. The proposed buildings are also designed with a range of building heights as wells as colors and features. The proposed development is consistent with other projects developed on the former BKK property. New landscaping is proposed throughout the site, which complements surrounding development. Parking is provided in compliance of the parking requirements. Staff is recommending approval of the project, as the site layout is appropriate. The applicant has indicated that the service station, convenience store and drive-through window would be open 24-hours a day. They have indicated that the car wash would be open 6:00 a.m. to 9:00 p.m. and the fast food restaurant interior would be open at 5:00 a.m. and close at midnight on weekdays and 2:00 a.m. on weekends. Staff has only conditioned hours of operation for the car wash. It is staffs opinion that the other uses do not need to be limited as in the other situations in the City, the hours of operation are not limited. However, all of the uses can be conditioned if the Planning Commission has a concern, as they all require the approval of a conditional use permit. ZACase Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc Yi 10-01, ZC 10-01, PP 10-02, C.-. 10-02, Var. 10-02 Northeast Comer of Azusa Avenue and Giambi Way August 24, 2010- Page 8 VI. STAFF RECOMMENDATION Staff recommends that the Planning Commission adopt resolutions recommending to the City Council Certification of the Mitigated Negative Declaration of Environmental Impact and recommending approval of General Plan Amendment No. 10-01 and Zone Change No. 10-01, and approving Precise Plan No. 10-02, and Conditional Use Permit No. 10-02. Variance No. 10-02 should be held over to allow the applicant to work with City staff. D BY: _ P Garcia Planning Associate REVIEWED AND APPROVED: lt, - Je(e 46derson, AICP Acting Planning Director Attachments: Attachment 1 - Mitigated Negative Declaration of Environmental Impact Resolution Attachment 2— General Plan Amendment Resolution Attachment 3 — Zone Change Resolution Attachment 4 — Precise Plan Resolution Attachment 5 — Conditional Use Permit Resolution ZACase Files\PP\2010\10-02 AAA PAD Service Station Car Wash\STAFF REPORT 8.24.10.doc