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Staff Report 200 S. Anaheim Blvd. Suite 162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO. 1 PLANNING COMMISSION REPORT City of Anaheim PLANNING & BUILDING DEPARTMENT DATE: DECEMBER 18, 2023 SUBJECT: DEVELOPMENT APPLICATION NO. 2023-00028 LOCATION: 1140-1190 North East Street APPLICANT/PROPERTY OWNER: The applicant is Jimmy Lopez of Northgate Gonzalez Real State who is represented by Olga Ruiz with MCH Architecture. The property owner is Los Altos VII LP. REQUEST: The applicant requests approval of a conditional use permit to construct a 1,200 square foot drive-through restaurant within an existing commercial retail center. AUTHORITY: Section 18.08.030 (Uses) of Chapter 18.08 (Commercial Zones) of the Anaheim Municipal Code (the “Code”). RECOMMENDATION: Staff recommends that the Planning Commission determine that a Class 3 – New Construction or Conversion of Small Structures Categorical Exemption under the California Environmental Quality Act (CEQA) (Public Resources Code, Sections 21000-21189.57) as set forth in Sections 15303 and 15300.2, of the State CEQA Guidelines (California Code of Regulations, Title 14, Chapter 3, Sections 15000- 15387) is the appropriate environmental documentation for this request; and, approve Development Application No. 2023-00028. BACKGROUND: The project site is 2.16 acres, comprised of two parcels, and developed with a commercial retail center. The project site is in the General Commercial (C-G) Zone and is designated for Neighborhood Center Commercial land uses in the General Plan. The property is surrounded by commercial and single-family residential uses to the north across Romneya Drive, single-family residential uses to the east across Briarwood Street, multi- family residential uses to the south, and industrial and commercial uses to the west across East Street. This item was continued from the Planning Commission meeting of November 6, 2023. At this meeting the Planning Commission approved a continuance to allow additional time to study the feasibility of restricting left turns onto East Street. PROPOSAL: The applicant proposes to demolish an existing 5,060 square foot retail building and construct a 1,200 square foot drive-through restaurant with a single drive- through lane for a new Starbucks. The site would have access from two driveways off East Street and one driveway off Briarwood Street. An existing driveway off Romneya Drive Development Application No. 2023-00028 December 18, 2023 Page 2 of 6 would be removed to accommodate the drive-through queueing lane. The single queueing lane would be located along the east, north and west property lines of the project site with capacity for 18 vehicles. The proposed Starbucks would only provide service via the drive-through and walk- up window. No indoor or outdoor dining/seating is proposed as part of this request. The parking area would be resurfaced to current City standards for parking and drive aisles. The project also includes extensive landscape improvements along the East Street, Romneya Drive and Briarwood Street frontages and a new block wall designed to screen vehicle headlights to the adjacent residential land uses. the adjacent residential land uses. Site Plan Building Design: The building would have a contemporary design with offset building wall planes to break up the massing. The finishes would include white and tan stucco, wood panel siding, a dark aluminum storefront and windows, and canopies over the drive-through pick-up area. Development Application No. 2023-00028 December 18, 2023 Page 3 of 6 Building Elevations FINDINGS AND ANALYSIS: Conditional Use Permit: Before the Planning Commission may approve a conditional use permit, it must make specific findings of fact. Each required finding and the corresponding analysis is presented below: 1) That the proposed use is properly one for which a conditional use permit is authorized by this code; The Code permits drive-through restaurants in the C-G Zone subject to approval of a conditional use permit to ensure compatibility with the surrounding area and uses, and to ensure that the use would not be detrimental to the general health and safety of the community. 2) That the proposed use will not adversely affect the adjoining land uses, or the growth and development of the area in which it is proposed to be located; The proposed drive through restaurant would not adversely impact the existing commercial uses as the proposed use would be compatible and consistent with other commercial uses within the commercial retail center and surrounding areas. In addition, the proposed uses would not adversely affect the adjoining land uses or the growth and development of the area as it would be consistent with the commercial retail center and land use patterns in the vicinity and meets all Code requirements. The Neighborhood Center Commercial General Plan designation is intended to serve a cluster of neighborhoods that could incorporate a mix of commercial uses including grocery stores, restaurants, bakeries, and specialty shops. Development Application No. 2023-00028 December 18, 2023 Page 4 of 6 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 either the particular area or health and safety; The project was designed to allow for the full development of the proposed use on-site without conflicting with any existing uses. The proposed use would not be detrimental to the area or the general health and safety of the community because the proposed drive- through restaurant has been designed to provide adequate circulation, meet all landscape and structural setbacks, and would not affect the surrounding land uses. Extensive landscape improvements and a block wall, along Briarwood Street and a portion of Romneya Drive, have been designed to screen vehicle headlights from the adjacent residential uses. The commercial retail center contains a common parking lot with the parking areas shared by its various commercial uses, as well as drive-aisles to move vehicles within the shopping center and onto the public right of way. The retail center with the proposed Starbucks would require 90 parking spaces and 101 parking spaces are proposed, which exceeds the Code requirement by 11 spaces. 4) That the traffic generated by the proposed use will not impose an undue burden upon the streets and highways designed and improved to carry the traffic in the area; and The Public Works Department – Traffic and Transportation Division reviewed the Vehicle Miles Traveled (VMT) Screening Assessment for the proposed Starbucks and determined that the proposed project would not have a significant impact on traffic, that there would be adequate on-site circulation, and that adequate queueing would be provided for the drive-through lanes. The proposed drive-through restaurant use did not require additional VMT analysis or Traffic Impact Studies as it would not exceed 100 trips during AM and PM peak hours. The proposed 18 vehicle drive-through lane would accommodate the projected maximum queue length of 14 vehicles without interfering with internal circulation or causing congestion in the drive aisle. In addition, fire truck and emergency service access were deemed adequate by the Fire and Rescue Department, and sanitation service was deemed adequate by the Public Works Streets and Sanitation Division. The Revised Trip Generation Analysis and Queuing Evaluation recommended installation of a raised median in East Street and signage and pavement marking to restrict the left-turn outbound movement for Driveway No. 1, discussed in detail below. Based on the above data, the traffic generated by the proposed uses would not impose an undue burden on streets and highways in the area. 5) That the granting of the conditional use permit under the conditions imposed, if any, will not be detrimental to the health and safety of the citizens of the City of Anaheim. The project has been designed to accommodate all operations and vehicle queueing on-site to not impact the adjacent residential uses. Conditions of approval have been included to ensure the drive-through restaurant will be properly maintained and compatible with the area and adjacent land uses. Circulation: As requested by the Planning Commission at their November 6th meeting, the Applicant and their traffic consultant prepared a Revised Trip Generation Analysis and Queuing Evaluation to assess the feasibility and implications associated with prohibiting outbound left-turn movements from the Project’s existing full access driveway on East Street. A five-year history of Development Application No. 2023-00028 December 18, 2023 Page 5 of 6 crash data was reviewed along East Street, in the vicinity of the project site, using the Statewide Integrated Traffic Records System (SWITRS). The review of the data did not indicate any significant safety condition associated with the roadway intersections or driveways. Furthermore, there were no reported crashes associated with Project Driveway No. 1 or any movements associated with the proposed project traffic. However, based on the comments provided by the public and Planning Commission, the revised circulation study recommends installation of signage and pavement marking at the Project Driveway No. 1 and a raised median in East Street to restrict left-turn outbound movement as shown in the Conceptual Improvement Plan below. With the proposed restriction of left-turn outbound movement, it was determined that the remaining driveways for the commercial retail center are forecasted to operate at an acceptable Level of Service during the weekday AM and PM peak hours. The Public Works Department – Traffic and Transportation Division has reviewed the revised analysis and supports the recommendations. Conceptual Improvement Plan A condition of approval has been added to the Revised Draft Conditional Use Permit Resolution that would require the submittal of street improvement plans to the Public Works Department – Development Services Division for review and approval of the improvements identified in the Revised Trip Generation Analysis and Queuing Evaluation for the Proposed Starbucks with Drive- Through at Gonzalez Plaza Addendum Analysis dated December 6, 2023. Environmental Impact Analysis: The project qualifies for a Class 3 - New Construction or Conversion of Small Structures Categorical Exemption under the California Environmental Quality Act (CEQA) (Public Resources Code, Sections 21000-21189.57) as set forth in Sections 15303 and 15300.2 of the State CEQA Guidelines (California Code of Regulations, Title 14, Development Application No. 2023-00028 December 18, 2023 Page 6 of 6 Chapter 3, Sections 15000-15387). The Class 3 Exemption consists of construction and location of limited numbers of new, small facilities or structures, including restaurants in urbanized areas, applying to up to four buildings not exceeding 10,000 square feet. The project proposes the construction of a single restaurant structure of 1,200 square feet. Pursuant to Section 15300.2 (c) and Section 15303 of Title 14 of the California Code of Regulations there are no unusual circumstances in respect to the project for which staff would anticipate a significant effect on the environment and, therefore, the proposed project would be categorically exempt from the provisions of CEQA. Community Outreach: The Applicant’s development team held a community outreach meeting on October 18, 2023, at The Eli Home, directly east across East Street from the project site, to introduce the project to the local community. Approximately 25 individuals from the community attended along with four members of the Applicant’s development team and five City staff. The Applicant presented the project and answered questions from individuals in attendance. CONCLUSION: The project has been designed to provide adequate parking and on-site circulation/queueing for the proposed drive-through Starbucks. The buildings would be of quality design, and extensive landscaping would be provided to improve the site. Based on the analysis included in this report and the findings contained in the draft resolution, staff supports the request and recommends approval of the application. Prepared by, Submitted by, Jose Barriga Scott Koehm, AICP Associate Planner Principal Planner Attachments: 1. Revised Draft Conditional Use Permit Resolution 2. Letter of Request and Justification 3. Project Plans 4. Vehicle Miles Traveled Analysis 5. Revised Trip Generation Analysis and Queueing Evaluation – December 6, 2023 6. Aerial and Vicinity Maps