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HomeMy WebLinkAbout2010/09/08 - Agenda Packet - (Workshop) Planning Commission • THE CITY OF RANCHO CUCAMONGA •h PLANNING COMMISSION � WORKSHOP AGENDA M CUCAMONGA SEPTEMBER 8, 2010 - 7:00 PM * Rancho Cucamonga Civic Center RAINS ROOM 10500 Civic Center Drive Rancho Cucamonga, California I. CALL To ORDER Roll Call Chairman Munoz Vice Chairman Howdyshell Fletcher_ Wimberly_ Oaxaca • I II. NEW BUSINESS A. PRE-APPLICATION REVIEW DRC2010-00509 - TESORO/SHELL - A review of a proposal to construct a self-service carwash building of 720 square feet at an existing convenience market/gas station in the Office Park (OPK) District, Terra Vista Planned Community, located at 11289 Base Line Road; APN: 1077-372-38. Related file: Conditional Use Permit CUP96-27. B. PRE-APPLICATION REVIEW DRC2010-00516 - TESORO/SHELL - A review of a proposal to construct a self-service carwash building of 756 square feet at an existing convenience market/gas station in the Mixed Use Financial (MFC) District, Terra Vista Planned Community, located at 11108 Foothill Boulevard; APN: 1077-432-35. Related file: Conditional Use Permit CUP96-21. III. PUBLIC COMMENT This is the time and place for the general public to address the commission. Items to be discussed here are those that do not already appear on this agenda. IV. COMMISSION BUSINESS/COMMENTS • I V. ADJOURNMENT I Sa • ��Ij_ PLANNING COMMISSION AGENDA �. SEPTEMBER 8, 2010 RANCHO CUCAMONGA 2 The Planning Commission has adopted Administrative Regulations that set an 11:00 p.m. adjournment time. If items go beyond that time, they shall be heard only with the consent of the Commission. I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on September 2, 2010, at least 72 hours prior to the meeting per Government Code Section 54964.2 at 10500 Civic Center Drive, Rancho Cucamonga. • ® If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 • hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. • Vicinity Map Planning Commission Workshop September 8 , 2010 r..J I r d E a 0 c i 1 a o u E > 1 co)) U =4 x I cs - I d 0 IF, ........ 1 19tth t ;• t i Pr Base Line r • p! Base Line Chu ��Ill IV � � i stillirlirib.-411 Church Foothill _ �� Foothill Arrow =�• i IuI_a lrt 1 Arrow B Jersey 8th �. ��� o i 3 Icil ° c 1 6th N 0 6th ' c r E t s I 4th (' a` x 1_.__ ..___..J_. .._.. 14th A • * Meeting Location: City Hall 10500 Civic Center Drive t STAFF REPORT CN-M91' PL ANNING Dv:r.\irialI.IN . DATE: September 8, 2010 TO: Chairman and Members of the Planning Commission RANCHO FROM: James R. Troyer, AICP, Planning Director CUCAMONGA BY: Jennifer Nakamura, Associate Planner SUBJECT: PRE-APPLICATION REVIEW DRC2010-00509 - TESORO/SHELL - A review of a proposal to construct a self-service carwash building of 720 square feet at an existing convenience market/gas station in the Office Park (OPK) District, Terra Vista Planned Community, located at 11289 Base Line Road; APN: 1077-372-38. Related file: Conditional Use Permit CUP96-27. Review Process: The Pre-Application Review process provides a project proponent with the opportunity to present schematic designs to the Planning Commission prior to formal application submittal, in order to receive broad, general comments and direction. The focus of the meeting is a discussion by the Planning Commissioners regarding the•technical and design issues related to the project. The meeting is not a forum for debate and no formal decision or vote is made. After the meeting, staff prepares summary comments of the meeting, which are sent to the applicant. • Request: The applicant is requesting that the Planning Commission review their proposal to construct a second drive-thru lane to accommodate a 720 square foot automated carwash facility. Attached is a letter from the applicant explaining that the proposed carwash is being requested to enhance their offerings to their customers. .Background: The Planning Commission approved CUP96-27 for the development of a gas station with drive-thru restaurant on July 11, 1997. The project was met with significant opposition from the condominium complex directly to the south and west of the project. As a result, the establishment was only authorized to operate from 6:00 a.m. to 10:00 p.m. An appeal of the Condition of Approval limiting the hours of operation was filed, and the City Council extended those hours from 5:00 a.m. to 12:00 a.m. Currently, there is no fast food tenant and the existing drive-thru and adjoining tenant space are vacant. Development Code Requirements: The Development Code is largely silent on automated car washes as an ancillary use to gas stations. Automated car washes have been approved in many other locations of the City, and the only zone that has specific restrictions is Neighborhood Commercial. Car washes are restricted on hours of operation and proximity to residential parcels. All uses on the parcel are subject to development requirements from the Development Code as well as the Terra Vista Community Plan. Development Code Inconsistencies: The most significant technical issue with the proposed project is the encroachment of the proposed carwash and drive-thru lane into the landscape setback area. The required landscape setback for both Base Line Road and Milliken Avenue is • 45 feet from curb face. The existing drive-thru is set back exactly 45 feet from the curb face of both Base Line Road and Milliken Avenue. The project proposes encroaching into that setback Item A • 'f PLANNING COMMISSION STAFF REPORT DRC2010-00509-TESORO/SHELL September 8, 2010 • Page 2 area by 15 feet on each frontage. The only avenue the applicant can pursue is to apply for a Variance for the landscape setback. In addition, there are several other Development Code issues that need to be considered: • The second drive-thru would necessitate the removal of many mature trees. A tree removal permit would be required. • The second drive-thru would also eliminate at least one parking space. Parking requirements would need to be reviewed. • The installation. of the automated carwash would require an extensive acoustical analysis and potential mitigations in order to ensure that the noise does adversely impact the existing residential condominiums. Findings for a Variance: A Variance is designed to provide flexibility from the strict application of development standards when special circumstances pertaining to the property such as size, shape, topography, or location deprives such property of privileges enjoyed by other property in the vicinity and in the same district. Before granting a Variance, the Planning Commission shall make the following findings that the circumstances prescribed below do apply: a. That strict or literal interpretation and enforcement of the specified regulation would • result in.practical difficulty or unnecessary physical hardship inconsistent with the objectives of this Code. b. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or to the intended use of the property that do not apply generally to other properties in the same zone. c. That strict or literal interpretation and enforcement of the specified regulation would deprive the applicant of privileges enjoyed by the owners of other properties in the same zone. d. That the granting of the Variance will not constitute a grant of special privilege inconsistent with the limitations on other properties classified in the same zone. e. That the granting of the Variance will not be detrimental to the public health, safety, welfare, or materially injurious to properties or improvements in the vicinity. In staff's analysis, the proposed project site does not meet the requirements to make the required findings and support a Variance. There are no special circumstances relating to the property where the findings for a Variance can be supported. Neighborhood Concerns: The original project was met with significant opposition, with over 100 letters of opposition to the project. Many of the concerns related to noise, hours of operation and lighting disturbing the surrounding condominium complex. Adding an ancillary use that will produce potentially significant noise impacts may resurrect continued opposition to the project. We have also received complaints from other residential property owners in the • vicinity of these automated car washes regarding noise. This issue alone requires significant review as we receive applications for this type of use. A-2 PLANNING COMMISSION STAFF REPORT DRC2010-00509-TESORO/SHELL • September 8, 2010 Page 3 Design Issues: Staff has identifies several design issues that would need to be considered as part of the project, provided that findings for a variance were feasible. • The second drive-thru would also remove the existing outdoor eating area for the fast food establishment. • The carwash building needs significant architectural upgrades to meet the existing architecture of the gas station mini-mart/fast food establishment. • The carwash kiosk would need to be located to be hidden from public view on Base Line Road. Respectfully submitted, 29>1.4., _Jame R. Troyer, AICP Planning Director JRT:JN\ds • Attachment Exhibit A - Letter of Justification • A-3 I • Tesoro/Shell- 11289 Baseline, Rancho Cucumonga I. Letter of Justification: A. Site is currently developed as a gas station with food mart and drive thru QSR. Proposed carwash additional will enhance the offerings to our customers. Changes to the current layout of the site will be minimal and no impact is anticipated on current operation. B. Proposed improvements are in line with the existing operation and service provided. C. Proposed carwash is compatible with existing use and surrounding improvements. D. Proposed car wash's exterior will be designed so that it matches existing building's architecture and treatment. • • EXHIBIT - A A-4 Y • STAFF REPORT Pi..�uni�u Dray us'rNu:u r f DATE: September 8, 2010. Chairman and Members of the Planning Commission RANCHO FROM: James R. Troyer, AICP, Planning Director CUCAM0NGA BY: Jennifer Nakamura, Associate Planner SUBJECT: PRE-APPLICATION REVIEW DRC2010-00516 - TESORO/SHELL - A review of a proposal to construct a self-service carwash building of 756 square feet at an existing convenience market/gas station in the Mixed Use Financial (MFC) District, Terra Vista Planned Community, located at 11108 Foothill Boulevard; APN: 1077-432-35. Related file: Conditional Use Permit CUP96-21. Review Process: The Pre-Application Review process provides a project proponent with the opportunity to present schematic designs to the Planning Commission prior to formal application submittal, in order to receive broad, general comments and direction. The focus of the meeting is a discussion by the Planning Commissioners regarding the technical and design issues related to the project. The meeting is not a forum for debate and no formal decision or vote is made. After the meeting, staff prepares summary comments of the meeting, which are sent to the applicant. • Request: The applicant is requesting that the Planning Commission review their proposal to construct a second drive-thru lane to accommodate a 756 square-foot automated carwash facility. Attached is a letter from the applicant explaining that the proposed carwash is being requested to enhance their offerings to their customers. • Background: The Planning Commission approved CUP96-21 for the development of a gas station with drive-thru restaurant on December 11, 1996. The site was designed to prevent views from Foothill Boulevard to the drive-thru and vehicle stacking. In addition, approximately one-third of the Floor Plan was dedicated to inside eating for the fast food establishment. The fast food establishment no longer exists in this location, the interior has been remodeled and the mini-mart has been expanded into the area once used by the fast food establishment, making the current drive-thru lane non-operational. This gas station and mini-market operates 24 hours a day. Development Code Requirements: The Development Code is largely silent on automated car washes as an ancillary use to gas stations. Automated car washes have been approved in many other locations of the City, and the only zone that has specific restrictions is Neighborhood Commercial. In the Neighborhood Commercial District, car washes are restricted on hours of operation and proximity to residential parcels. Design Issues: The potential design issues for this site include the following: • The drive-thru windows and menu boards will need to be removed. • • The kiosk for the carwash will need to be located where it would not be visible to Foothill Boulevard. Item B PLANNING COMMISSION STAFF REPORT DRC2010-00516 -TESORO/SHELL September 8, 2010 • Page 2 • The carwash building will need to be shielded from view on Foothill Boulevard. This can be done through the appropriate landscaping site, or other means feasible. • Noise attenuation will need to be evaluated to reduce noise from the carwash and its effects on the retail buildings directly to the east. • The carwash enclosure will need significant architectural treatments to offset the removal of the existing trellis and supports and meet the City's Design Standards. Respectfully submitted, James R. Troyer, AICP Planning Director JRT:JN\ds Attachments: Exhibit A - Letter of Justification, received July 8, 2010 • • B-2 • Tesoro/Shell- 11108 Foothills, Rancho Cucumonga 1. Letter of Justification: A. Site is currently developed as a gas station with food mart and drive thru QSR. Proposed carwash additional will enhance the offerings to our customers. Changes.to the current layout of the site will be minimal and no impact is anticipated on current operation. B. Proposed improvements are in line with the existing operation and service provided. C. Proposed carwash is compatible with existing use and surrounding improvements. D. Proposed car wash's exterior will be designed so that it matches existing building's architecture and treatment. • CITY OF RANCHO CUCAMONGA • JUL 0 8 2010 RECEIVED - PLANNING B-3 EXHIBIT A • Planning Commission Meeting of 7- / D RANCHO CUCAMONGA PLANNING COMMISSION SIGN-UP SHEET Please print your name, address, and city and indicate the item you have spoken regarding. Thank you. NAME ADDRESS CITY ITEM 1. a "Dr'SY 3. C.-1-7/12. / //J7V/ 4. E� Ui yiiJ f vs+ 5. LaA✓a/A , CNa,✓o1 C 6. 7. PC_ to/GScir 8. ,�/ ,�. gXerede�r 4 9. /94/11-tied A dee! fel 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. 33. 34. 35.