City of San Juan Capistrano Agenda Report

Transcription

1 ITEM F2 City of San Juan Capistrano Agenda Report TO : Planning Commission FROM: Development Services Department ~ Submitted by: Sergio Klotz, AICP, Assistant Director~ Prepared by: Paul Garcia, Associate Planner f~ ~ DATE: SUBJECT: Consideration of Architectural Control (AC) , Sign Permit (SP) , and Tree Removal Permit (TRP) ; Chick-fil-A: review of development plans for the renovation of an existing 2,193 sq. ft. restaurant building, a new 936 sq. ft. covered patio area and on-site improvements to the existing parking area, landscaping, including the removal of thirteen (13) non-heritage trees, and new signage located at Del Obispo Street (Assessor Parcel Numbers and ) (Applicant: 4G Development, Bob Hatch)(Project Manager: Paul Garcia, Associate Planner). RECOMMENDATION: Adopt a resolution (Attachment 1) approving AC , SP , and TRP , as conditioned. APPLICANT/OWNER: Applicant: Bob Hatch 4G Development PO Box San Diego, CA Property Owner: Stroscher Ranch Cook Lane San Juan Capistrano, CA EXECUTIVE SUMMARY: The applicant, 4G Development on behalf of Chick-fil-A, submitted architectural plans for the renovation of a 2,193 sq. ft. building and the construction of a 936 sq. ft. covered patio area to be utilized for exterior seating. The project also includes on-site

2 Page 2 of 13 improvements to the existing landscaping, including the removal of thirteen (13) nonheritage trees, and modifications to the parking lot area. Additionally, new signage is proposed, including three wall-mounted signs, an illuminated monument sign, and directional signage. The remodeled building, currently occupied by a Taco Bell restaurant with a drive-thru lane will accommodate a Chick-fil-A restaurant with a drivethru lane. The interior of the renovated building will consist of kitchen facilities, restrooms, office, and storage area. All customer seating will be exterior within the covered patio area. BACKGROUND: General Location : The west side of Del Obispo Street and south of Ortega Highway within an existing building currently occupied by Taco Bell at Del Obispo Street. Assessor's Parcel Number(s): and Environmental Determination: Categorically Exempt- Class 1, Existing Facilities Related Cases: Architectural Control (AC) Existing General Plan Land Use Designation: Zoning Designation: Use of Property: 3.1 General Commercial Land Use Town Center (TC) governed by the Historic Town Center Form-Based Code (HTCFBC) Commercial Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties: Direction General Plan Land Use Zoning Use North 3.1 General Commercial TC- HTCFBC Vacant South 3.1 General Commercial Town Center Edge Eating Establishment (TCE)- HTCFBC East 3.1 General Commercial TCE Freeway Edge Eating Establishment Overlay - HTCFBC West 3.1 General Commercial TC- HTCFBC Theatre (Stage)

3 Page 3 of 13 DISCUSSION/ANALYSIS: The project includes the renovation of an existing 2,193 sq. ft. building and the addition of a 936 sq. ft. covered patio area; the proposal will not increase the building's footprint, modify the height of the building, or change the roof line/materials. The existing and proposed architectural design complies with the traditional architecture of San Juan Capistrano (Mediterranean, Spanish Colonial, Monterey, Mission Revival, Rural Agrarian, Modern, Western and Early California) with its color palette and materials, such as the mission tile roof, columns, archways, and stucco walls. The project also includes a reconfiguration of the parking lot area. The result will be a circulation pattern, including a modified drive thru aisle, which provides for safer vehicular turn movements and stacking, increased walkway widths for the order windows to provide defined and functional pedestrian circulation and a new covered outdoor dining patio. The applicant is proposing to remove six (6) of the existing thirty-three (33) parking stalls, resulting in twenty-seven (27) stalls remaining. The parking requirement for restaurants (sit down and take out), based on the Historic Town Center Form-Based Code, is calculated at one parking stall per 100 sq. ft. of dining or drinking area; kitchens, prep areas, and storage areas, however, are excluded from the dining or drinking area for the purpose of calculating parking. As mentioned above, the interior of the renovated building will consist of kitchen facilities, restrooms, office, and storage area; all seating will be exterior within the covered patio area. As a result, the floor area of the building does not require any parking. Furthermore, Section (h)(1)(C)(i) of the City's Municipal Code states that outdoor dining or drinking areas do not have separate standards for parking, as they are considered accessory to the principal use. In summation, the parking requirement for the subject use is zero (0). Nonetheless, the applicant is providing twenty-seven (27) parking stalls. Although the existing use of a restaurant with a drive-thru lane is not part of this review (as the use itself is legally established and is remaining unchanged, only the user is new), staff required the applicant to provide a queueing analysis based on comparable Chick-fil-A sites (Attachment 2). The applicant provided a queueing analysis, although, none of the sites used for the analysis are drive-thru restaurants with only exterior seating, as this concept is unique. Additionally, staff required the applicant to provide a site plan that depicts the queueing capacity of the site, which demonstrates that the site can support nineteen (19) queued vehicles without impacting Del Obispo Street. In an effort to ensure that queuing does not negatively impact traffic on Del Obispo Street, the applicant will utilize a mobile ordering/cash station program that involves Chick-fil-A employees manually taking orders along the queue with ipads and collecting payments prior to customers reaching the drive-thru window, as detailed within their Letter of Intent (Attachment 3). Nonetheless, staff has drafted conditions of approval intended to avoid potential circulation issues.

4 Page 4 of 13 Building and Site Design: Roof: No change to the existing roof; existing roof tile to remain. Building Finish: The proposed exterior building finish will include smooth stucco provided with light earth tone and off-white colors. The applicant has selected three colors intended to be consistent with the Historic Town Center Form Based Code: "Grecian Ivory"; "Studio Taupe"; and "Favorite Tan", all by Sherwin Williams. Doors and Windows: The building currently has three doors; two are storefront entry doors (north and east elevations) and the third is service door (west elevation). The existing doorway on the east elevation will remain, however, it will be replaced with a new door with a dark bronze finish and surrounded with new window treatments. The existing doorway on the north elevation will be removed and replaced with a new window that will match existing windows. The existing doorway on the west elevation will remain, however it will be replaced with a new storefront door that will provide access to a vestibule that leads into two restrooms. The south elevation has two existing windows, which will remain unchanged, and an existing drive thru window that will be removed and replaced with a new drive thru window. The east elevation has two existing windows that will remain unchanged. The north elevation has two existing windows; one will remain unchanged and the other will be removed. In its place, the applicant will be installing two walk-up order windows and one pick-up window. Additionally, as aforementioned, an existing doorway will be removed and replaced with a new window that will match existing. The west elevation has no existing or proposed windows. Covered Patio: The applicant is proposing to construct a 936 square foot covered patio that will provide seating for up to fifty-two (52) guests. The proposed metal trellis over the seating area will be painted "Studio Taupe", matching the color on the base and cornices of the existing columns on the buildings north, south, and west elevations. The trellis will be supported by thirteen (13) columns provided with a smooth stucco finish to be painted "Grecian Ivory". The patio area will include a new 2'-6" high CMU wall with a smooth stucco finish to be painted "Studio Taupe". The CMU wall will also be located adjacent to the walk-up order and pick-up windows and in front of the entry door on the east elevation. Trash Enclosure: The site plan and elevations identify the trash enclosure as having a compatible design with that of the primary building.

5 Page 5 of 13 Lighting The proposed development plans includes a photometric plan that demonstrates that the proposed lighting fixtures and proposed LED source is in compliance with the City's lighting standards. The applicant is proposing to replace all existing light standards with new standards and fixtures as detailed on the photometric plan and the provided detail sheets (Attachment 4). The applicant's submitted photometric plan identifies five (5) parking lot poles with proposed LED lamps. The photometric plan demonstrates that the lighting meets the City's standards and reduces the illumination intensity in many locations compared to the existing induction lamp lighting. Landscaping The submitted landscaping plan identifies an increase of landscape area and modifications to the existing landscaped areas, including the removal of all existing turf and removal of thirteen (13) non-heritage trees. The landscape plan will incorporate California Friendly and California Native plant species, with a majority of the proposed plants considered 'Low' water use plants. Eighteen (18) existing trees are proposed to be preserved in place, thirteen (13) existing trees are proposed for removal, and seven (7) trees are proposed to be installed. Seven (7) of the trees proposed for removal are generally located within the interior of the parking lot area and need to be removed to allow for the parking lot improvements and the proposed covered patio area; four (4) of the trees proposed for removal are located along the northern property line; and the remaining two (2) trees proposed for removal located along the Del Obispo Street frontage. The seven (7) replacement trees are dispersed throughout the site, with three (3) trees to be installed along Del Obispo Street, two (2) trees to be installed along the northerly property line, and the remaining two (2) trees to be installed adjacent to the covered patio area. Sign Permit The applicant is requesting approval of a sign permit for the installation of three (3) wallmounted signs, an internally illuminated monument sign, new menu/order board, and directional signage. The Planning Commission shall note that staff has drafted a condition of approval (#6) requiring the applicant to modify the sign permit package to include, per the Design Review Committee's recommendation, a "Right-Turn Only" sign at the property boundary along the Del Obispo Street to direct customers. Additionally, the proposed internally illuminated monument sign is conditioned, condition #7, to be externally illuminated with up-lighting to be consistent with the existing monument signs along Del Obispo Street. All proposed signage is in compliance with the City's Municipal Code (see table below):

6 Page 6 of 13 SIGN STANDARDS (excerpt from , table 3-42)* Type of Sign Maximum District/Land Height (in no Maximum Area Use case above (square feet)** eaves) Max. Aggregate Building-mounted TC 25 feet 18 square feet per 24 square feet per (wall) signs(flush) tenant plus one project wall exposure per identification sign or individual tenant. Sign major tenant sign per placement for tenants building, with a sign shall be on the same area equal to one wall exposure as the square foot for every tenant's main entry lineal foot of wall area whenever feasible. where the sign is to be Change of copy signs placed, up to a where the sign area or maximum of 50 square support structures are feet. not altered may be approved administratively. Proposed TC 18 feet Not applicable square feet Building-mounted signage (three signs of equal size) Monument signs TC 6 feet height 24 Multiple signs may (freestanding) exceed maximum area requirements for separate entries with adequate separation subject to Planning Commission approval. Proposed TC 3' " square feet Not applicable Monument sign (freestanding) *HTCFBC reverts back to the SJCMC as it relates to sign standards. **Individual establishments, multi-tenant commercial and industrial centers, etc. may exceed the maximum allowable square footage provided the sign area is determined by the Community Development Director to be in scale with the building portion of the tenant, however in no instance shall the sign face exceed the maximum permitted above two (2) percent of the building elevation portion occupied by the tenant, whichever is greater. If the Community Development Director finds that the sign is not in scale with the building elevation, the request is to be referred to the Planning Commission.

7 Page 7 of 13 The Design Review Committee (DRC) reviewed the project on May 25, 2017, where the applicant introduced the project and discussed the design and remodel. The DRC found the overall project acceptable, but requested revisions: DRC Comments/Recommendation Applicant Response Provide an alternative site plan for Planning The applicant provided the requested Commission review. The site plan shall revised site plan. depict the secondary western access as being closed off. Right turn only sign at the exit. The applicant is agreeable to installing the requested sign. Although the sign plan has not yet been modified to include the sign, a condition of approval (#6) has been drafted to ensure the sign is installed. Consider installation of a fence, for safety The applicant is agreeable to installing reasons, along the southern edge of the the requested fence. The revised the drive-thru lane. Architectural Control: site plan details the proposed fence. Additionally, a condition of approval (#8) has been drafted to ensure the fence is installed. Architectural Control applications are governed by Section of the City's Municipal Code, and requests may be granted when it can be shown that the following findings set forth in Section (c) can be established: 1. The proposed use and design of the project comply with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan. 2. The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element. 3. The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking, access, and other features pertaining to the application, except as otherwise approved. 4. The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City. 5. The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation.

8 Page 8 of The proposed use and design of the project are compatible with surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development characteristics. If these findings can be made, then it is appropriate to grant approval of the Architectural Control. Conversely, the inability to make any one of the findings would result in a denial. Using this information, staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the Architectural Control request, staff determined the following findings of fact warrant approval of the Architectural Control. 1. The proposed use and design of the project complies with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and any applicable specific plan or comprehensive development plan because the project is a remodel of an existing commercial building, which is permitted in the Town Center District of the Historic Town Center Form-Based Code. There is no applicable specific plan or comprehensive development plan for this property. Additionally, the proposed project meets all development standards. 2. The proposed use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element. The project will be consistent with the following: Policy 1. 2 Encourage high-quality and human scale design in development to maintain the character of the City because the remodel, new covered patio area, and drought tolerant landscaping will feature high quality materials and architectural detailing, and will be designed at a human scale; Policy 2. 1 Encourage development which complements the City's traditional, historic character through site design, architecture, and landscaping because the project's color palette and materials, such as the mission tile roof, columns, archways, and stucco walls, will complement the traditional and historic character of the City. Additionally, the site design considerations provide a desirable environment for the public as there will be adequate parking, increased landscaping over what is currently found on site, and the project is designed to be compatible with the surrounding properties. 3. The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking, access, and other features pertaining to the application, except as otherwise approved because the project will remodel an existing commercial building and has proposed to redesign the existing parking area in

9 Page 9 of 13 order to improve the circulation pattern including a modified drive thru aisle which provides for safer vehicular turn movements and stacking, increased walkway widths for the order windows to provide defined and functional pedestrian circulation and a new covered outdoor dining patio. The remodel will comply with all applicable development standards established for the property. 4. The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City because the project will be consistent with the following Architectural Design Guidelines' Polices: Policy a. Exterior building materials should complement those used in the surrounding area. Use of the following materials is encouraged within Downtown San Juan Capistrano: o stucco (smooth or textured) o brick o granite o marble o stone o wood The project complies because it will incorporate a smooth stucco finish, which is complementary to the surrounding Downtown area; Policy a High quality roof materials, complementary and appropriate to the proposed building style, shall be utilized as part of the building design. The project complies because it proposes to maintain the Spanish style tile roofing currently provided on the building; Policy a. Plazas and courtyards are encouraged within downtown San Juan Capistrano. Ample seating should be provided within plaza areas. The project complies because it result in a new 936 sq. ft. covered patio area and creates an outdoor seating area for up to 52 patrons; Policy c. Where appropriate to the selected architectural style and project location, stucco or brick wall enclosures, enhanced with decorative inset tiles, ornamental metal fencing, entry gates, or planters are encouraged. The project will comply because it will include a 2'6" CMU wall, provided with a smooth stucco finish to match the building, along the exterior of the new patio area and walk-up order and pick-up area. Additionally, CMU wall will be provided with a planter to further enhance the design. 5. The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation because the project will expand and reconfigure the

10 Page 10 of 13 existing parking lot, update ADA accessibility, as well as include additional pedestrian and ADA access; and, will not result in impacts to the vehicular circulation of the subject site. 6. The proposed use and design of the project are compatible with surrounding existing and proposed land uses and community character, including scale, intensity, massing, architectural design, landscape design, and other development characteristics because the project will remodel an existing commercial building which will incorporate design features and landscaping that are complementary to the historic Spanish architecture of the downtown area, and is compatible with the surrounding uses and improvements. Sign Permit Sign Permit applications are governed by Section (c)(3) of the City's Municipal Code, and requests may be granted when it can be shown that the following findings can be established: 1. The proposed sign(s) is consistent with the design criteria of Section , Signs, the Community Design Element, and the Design Guidelines; 2. The proposed sign conforms to all numerical size, height, and other requirements of Section , Signs, and to any approved sign program adopted for the development project in which the sign is to be located; 3. The sign will not be detrimental to the public health, safety, or welfare; will not have adverse impacts on adjacent properties or rights-of-way; or obstruct the view of other legal signs, be compatible with surrounding areas and be consistent with the City's adopted Architectural Design Guidelines; 4. In order to achieve maximum limits of sign area, there must be a finding that the sign is appropriate within the context of the project and compatible with the surrounding area. Numerical requirements are only guidelines and not guarantee. If these findings can be made, then it is appropriate to grant approval of the Sign Permit. Conversely, the inability to make any one of the findings would result in a denial. Using this information, staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the Sign Permit request, staff determined the following findings of fact warrant approval of the Sign Permit. 1. The proposed sign(s) is consistent with the design criteria of Section , Signs, the Community Design Element, and the Design Guidelines because the

11 Page 11 of 13 proposed signage is proportional with the scale of the existing building. Additionally, the freestanding monument sign is located within a landscaped area, perpendicular to approaching traffic and positioned to provide clear lines of sight at intersections and driveway approaches, which complies with Design Guideline Policy 8.C.c. 2. The proposed sign conforms to all numerical size, height, and other requirements of Section , Signs, and to any approved sign program adopted for the development project in which the sign is to be located as all applicable requirements of the Section are complied with. 3. The sign will not be detrimental to the public health, safety, or welfare; will not have adverse impacts on adjacent properties or rights-of-way; or obstruct the view of other legal signs, be compatible with surrounding areas and be consistent with the City's adopted Architectural Design Guidelines. The proposed signage will not have adverse impacts on adjacent properties or right-of-ways, obstruct the view of other legal signs and will be compatible with the design character of adjacent properties and/or rights-of-way as the signage consists of building mounted, directional, and monument signage which is similar to what is found at the adjacent properties. 4. In order to achieve maximum limits of sign area, there must be a finding that the sign is appropriate within the context of the project and compatible with the surrounding area. Numerical requirements are only guidelines and not guarantee. The proposed sign area is not only consistent with the numerical guidelines stated in the Code, but it is also consistent with the existing permitted signage currently provided on the building and to the signage provided within the surrounding properties. Tree Removal Permit Municipal Code Section (e) establishes four factors to be considered in evaluating whether or not a Tree Removal Permit (TRP) may be approved. The Municipal Code states "that the reviewing authority may approve the removal of trees as part of a discretionary review or tree removal permit application, based on an affirmative finding that one or more of the following criteria are met as substantiated by evidence in the record." 1. The tree proposed for removal is unsuitable to the planting area in that the area is too small to accommodate height, diameter of trunk or canopy, or root zone of the tree, or excessive trees exist on the site requiring thinning to maintain tree health;

12 Page 12 of The tree is an unsuitable variety for the site in that the species is not a native variety, is not in keeping with the community character of San Juan Capistrano, is of an invasive species, or otherwise conflicts with the intent of this ordinance; 3. Removal of the tree will not have an adverse impact on adjacent properties or the general welfare in that its removal will not adversely impact views, public streetscapes, or other aesthetic considerations; 4. Where appropriate, replacement trees have been proposed to maintain the urban forest canopy and the replacement trees are more appropriate to the site and the planting area. If one of these findings can be made, then it is appropriate to grant the tree removal permit. Conversely, the inability to make at least one of these findings would result in a denial. Using this information staff has prepared the following analysis, which, in turn forms the basis for the recommendation contained in this report. In analyzing the tree removal permit request, staff believes that the following findings of fact warrant approval of the tree removal permit: Removal of the trees will not have an adverse impact on adjacent properties or the general welfare in that its removal will not adversely impact views, public streetscapes, or other aesthetic considerations as the applicant is proposing to install seven new trees to replace the thirteen being removed. The removal of thirteen mature trees will temporarily impact views, the public streetscape and aesthetics; those impacts, however, will be mitigated by the installation of the replacement trees, proposed to be 24" box size. Where appropriate, replacement trees have been proposed to maintain the urban forest canopy and the replacement trees are more appropriate to the site and the planting area. As aforementioned, seven replacement trees will be installed, four of which are California Sycamore and three Western Redbuds, which is consistent with the existing California Sycamores, Coast Live Oaks, and Eucalyptus trees on-site, creating cohesion and consistency with the existing trees and planting area. ENVIRONMENTAL IMPACT: This project has been reviewed in accordance with the California Environmental Quality Act (CEQA). The City's Environmental Administrator has determined that the project is Categorically Exempt (CEQA Guidelines Section 15301; Class 1 "Existing Facilities") from further review. The project is consistent with Section because the remodel and exterior 936 sq. ft. covered patio addition is in an area in which public services and facilities are available, the area in which the project is located is not environmentally sensitive, and will not result in an increase of more than 10,000 square feet. If the Planning Commission agrees, a Notice of Exemption (NOE) will be filed with the County Recorder's Office within 5 days should the project receive final approval.

13 Page 13 of 13 COMMISSION/COMMITTEE/BOARD REVIEW AND RECOMMENDATIONS: The DRC reviewed the project on May 25, 2017, where the applicant introduced the project and discussed the design and remodel. The DRC found the overall project acceptable and provided a recommendation of approval, on a 3-0 vote, of the project to the Planning Commission, subject to the aforementioned revisions. NOTIFICATION: Pursuant to Title 9, Land Use Code, Section (f), Notification Procedures, a public hearing notice has been mailed to all property owners (as listed on the Orange County Real Property Tax Assessment rolls) within one-thousand (1,000) feet of the project; has been published in the Capistrano Valley News at least ten (1 0) days prior to the hearing; and has been posted at three public locations. This agenda item has been provided to the applicant and their representative through posting of the agenda packet on the City's website. ATTACHMENT(S): Attachment 1 - Resolution No XX Attachment 2 - Queuing Analysis Attachment 3- Letter of Intent Attachment 4 - Light Standard/Fixtures Detail Sheets ENCLOSURE(S): Enclosure 1 - Development Plans (Architectural, Grading, Landscape, Photometric) Enclosure 2 - Sign Permit Plans Enclosure 3 - Alternative Site Plan Detailing Closure of Western Access