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HomeMy WebLinkAboutItem 2 - Staff Report Item: __2_____ Meeting Date: 1/10/18 ITEM TITLE: Public Hearing: CUP15-0023; DR15-0037: Consideration of a Conditional Use Permit and Design Review Permit for a 2,380 square-foot automated carwash building with vacuum stations on a 0.55-acre site located at 495 Telegraph Canyon Road. Applicant: Gene Cipparone Architect, Inc. Resolution of the City of Chula Vista Planning Commission approving a Conditional Use Permit, CUP 15-0023 for a 2,380 square-foot automated carwash building with vacuum stations on a 0.55-acre site located at 495 Telegraph Canyon Road. Resolution of the City of Chula Vista Planning Commission approving a Design Review Permit, DR15-0037 to construct a 2,380 square-foot automated carwash building with vacuum stations on a 0.55-acre site located at 495 Telegraph Canyon Road. SUBMITTED BY: Caroline Young, Associate Planner REVIEWED BY: Kelly Broughton, Director of Development Services INTRODUCTION On December 15, 2015, the Applicant, Gene Cipparone Architect, Inc., submitted a Design Review and Conditional Use Permit application for approval of a 2,380 square-foot automated carwash building with vacuum stations with associated parking and landscaping on a 0.55-acre site located at 495 Telegraph Canyon Rd. Currently, the site contains a one-story building with two tenants, an auto repair and dry cleaners. Other uses on the site include a Goodwill drop off bin, can and bottle recycling center, and a food truck (see Locator Map, Attachment 1). All existing structures or uses will be removed from the site. Pursuant to Chula Vista Municipal Code (CVMC) Section 19.14, a Conditional Use Permit is required for a carwash. Normally, a project such as this would be approved by the Zoning Administrator. However, due to the issues and concerns raised by an adjacent neighbor, in accordance with CVMC Section 19.14.050, the Zoning Administrator has referred this matter to the Planning Commission for review. Planning Commission January 10, 2018 Page No. 2 ENVIRONMENTAL REVIEW The Development Services Director has reviewed the Project for compliance with the California Environmental Quality Act (CEQA) and has determined that the Project qualifies for a categorical exemption pursuant to Section 15332 of the State CEQA Guidelines. Thus, no further environmental review is required. Notwithstanding the foregoing, a Noise Analysis Report, dated August 7, 2017, by HMMH, was prepared to assess the potential noise impacts of the proposed Project (Attachment 6). The calculated worst-case Project noise level at the nearest residential land use to the north of the proposed Project was 66 dBA. The calculated worst-case Project noise level at the nearest residential land use to the north, near the intersection of Hale Street and Halecrest Drive, was 35.2dBA. Both of these noise levels Ordinance. The calculated worst-case Project noise level at the commercial land use to the north 6-ft. and 12-ft. solid wall will be provided along the property line as a project feature. As such, the Noise Analysis Report found that the proposed Project will be consistent with the City of Chula Vista Noise Standards (CVMC Section 19.68.030), and therefore, would not result in any significant effects to adjacent properties, in accordance with Section 15332(d) of the State CEQA Guidelines. RECOMMENDATION: That the Planning Commission adopt Resolution CUP15-0023 and Resolution DR15-0037 approving the project, based on the findings and subject to the conditions contained therein. DISCUSSION: Project Site Characteristics: The 0.55-acre project site is located in the western portion of Chula Vista. The site contains a one-story building with two tenants, an auto repair and dry cleaners. Other uses on the site include a Goodwill drop off bin, can and bottle recycling center, and a food truck, while the remaining portion of the site is vacant. The site is surrounded by commercial retail and single family homes to the north, east, and south and an apartment complex is located to the west (Attachment 1, Locator Map). Summary of Surrounding Land Uses General Plan Zoning Current Land Use Site: Commercial Office, CO Central Commercial, CCD Auto Shop/Dry Cleaners South: 805 Freeway off-ramp 805 Freeway off-ramp 805 Freeway off-ramp Residential Medium High Apartment Residential, R3GP Multi-Family Condos North: Commercial, CO Commercial Office, COP Dentist Residential RLM Single Family Residential, R1 Single-Family Homes East: Commercial Office, CO Central Commercial, CCD Arco Gas Station West: 805 Freeway 805 Freeway 805 Freeway Project Description The proposal includes a one-story 2,380 square foot automated carwash building with vacuum stations located within the parking lot. The proposed building consists of an 85-ft. carwash Planning Commission January 10, 2018 Page No. 3 tunnel with skylights above and blowers at the end of the carwash tunnel to dry the vehicles. There are also restrooms, vending machines, office space, and equipment room for the carwash. Customers may access the site through two driveways on Halecrest Drive or Telegraph Canyon and loop around to the western portion of the site to the pay stations. Customers will select their desired carwash selection, pay for the carwash, and then proceed to drive their vehicle through the carwash tunnel. Customers do not exit their vehicles. They also have the option to use a vacuum station to vacuum their vehicles. A canopy extending the full length of the parking spaces provides shade for the vacuum stations. Compliance with Development Standards The following Project Data Table shows the development regulations along with the A proposal to meet said requirements: 639-080-68-00 Current Zoning: Central Commercial (CCD) General Plan Designation: Commercial Office (CO) Lot Area: 0.55 acres PARKING REQUIRED: PARKING PROPOSED: Parking spaces, broken down as follows: Carwash employees: Handicapped= 1 space one space for each employee (3) Regular=14 spaces Carwash Vacuum Station One space per vacuum station (12) Total: 15 parking spaces Total: 15 parking spaces SETBACKS/HEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED: Front: 10 feet Front: 197 feet Exterior Sides: 10 feet Exterior Sides: 33 & 224 feet Rear: 0 Rear: 0 feet Height: 45 feet Height: 28 feet ANALYSIS: Compliance with Chula Vista Municipal Code (CVMC) and Chula Vista Design Manual Site Planning and Building Placement/Orientation The Design Guidelines encourage development which is unique and creative, yet respects the scale, proportion, and basic character of its surroundings. The project shall also take into account pedestrian oriented areas, sites that adjoin residential neighborhoods or other uses which may be particularly sensitive to the scale, design and impacts of commercial development. The building is located at the northerly portion of the site adjacent to the commercial property, while the remainder of the site is for vehicular circulation. Building Design/Architecture The Chula Vista Design Guidelines do not promote a particular architectural style for commercial structures. The use with chain-type facilities is acceptable provided the design complies fully with these guidelines. The Planning Commission January 10, 2018 Page No. 4 designer is expected to employ variations in form, building details and siting in order to create visual interest. The parchitecture is consistent with the policies of the Chula Vista Commercial Design Guidelines. The proposed modern architecture design includes light colored stucco walls, a flat roof, horizontal metal panels, lighting fixtures, and dark colored wainscot trim around the building edge, and columns. . a wainscot with a dark accent color to show contrast, and the horizontal cement panels are painted with th match the stucco walls. The proposed building complements the surrounding commercial buildings on adjacent lots, as well as providing a low scale development adjacent to the residential homes to the north. A tower feature is provided at the end of the carwash tunnel but is located away from the residents and adjacent to the commercial uses. According to the Chula VistaDesign Guidelines, enhanced elevations should include varying building elements, roof pitches, and setbacks to avoid monotony. In addition, distinctive building elements shall be oriented toward the street intersection. Street facing facades are required to incorporate a range of scale-defining elements that relate larger building masses to the scale of the pedestrian. For the proposed project, additional design features such as cement metal panels were added on all sides of the building, and varying building facades and building offsets were added to avoid a monotonous design. Parking The Chula Vista Municipal Code requires one space for each employee and one space per vacuum station. Therefore, the required parking for the commercial use is 15 spaces. Onsite parking consists of 15 spaces located in front of the carwash building. The Applicant has proposed 14 open parking spaces and 1 handicapped space. The project meets the required parking and does not propose any compact parking. Conditional Use Permit In accordance with CVMC Chapter 19.14, a Conditional Use Permit is required of the project. The Applicant is requesting a Conditional Use Permit to comply with CVMC Section 19.14, for an automated carwash and vacuum stations. The proposed uses on the site will result in a positive contribution, in terms of services and physical improvements to the area. Conditional Use Permit findings are included in Attachment 2, Planning Commission Resolution CUP15- 0023. Land Use Compatibility The site is located on a corner property adjacent to the I-805 Freeway on-ramps. Commercial uses also surround the site to the north and east. Residential uses are located to the north. There is a grade difference in between the project site and the residents and commercial office use to the north. This Conditional Use Permit is in compliance with the General Plan policy of providing adequate commercial uses for the surrounding residents. The previous use was an automotive repair shop and a drycleaner. The continued commercial use is appropriate for this site and allowed under the Central Commercial (CCD) Zone. Planning Commission January 10, 2018 Page No. 5 Approval of the Project requires compliance with all applicable codes and regulations, and all conditions must be satisfied prior to the final building inspection or occupancy. Noise A Noise Analysis Report dated August 7, 2017, by HMMH was prepared to assess the potential noise impacts of the project (Attachment 6). The proposed carwash building is built along the rear property line. The carwash driers within the carwash tunnel are located along the eastern property line, furthest away from the single-family residential homes. A 6 ft. and 12-ft. solid wall will be provided along the property line as a project feature. The Noise Analysis Report found that the proposed carwash will be consistent with the City of Chula Vista Noise Standards, and therefore, not impact adjacent properties. Several vacuum stations will be provided within the parking lot area for customers to use under a canopy. The mechanical equipment for the vacuum stations will be located within the carwash building and fully enclosed. In accordance with the conditions of approval, no activity shall occur past 8:00 p.m. on the site. Therefore, the carwash and vacuum stations will not exceed the nighttime noise standard for adjacent residential or commercial uses. On April 4 and October 4, 2017 letters were received from the Procopio law firm, representing an adjacent neighbor, requesting revisions to the Noise Analysis Report (Attachment 5). After -Party Noise Consultant, Eilar Associates, Inc., provided a response letter (Attachment 4) indicating the acoustical report prepared by HMMY was adequate. Therefore, no further revisions are required to the Noise Analysis Report. Operational Profile/Hours of Operation Hours of operation for the carwash will be from 8:00 a.m.-8:00 p.m., seven days a week. CONCLUSION The proposed 2,380 square-foot automated carwash building with vacuum stations is a conditionally permitted land use in the Central Commercial Zone. The proposal complies with the policies, guidelines and design standards for the Chula Vista Municipal Code, Design Manual as well as the Landscape Manual. Therefore, staff recommends the Planning Commission approve Conditional Use Permit, CUP15-0023 and Design Review Permit, DR15- 0037 subject to the conditions listed in the attached Resolutions. DECISION-MAKER CONFLICTS Staff has reviewed the property holdings of the Planning Commission members and has found no property holdings within 500 feet of the boundaries of the property which is the subject of this action. Consequently, this item does not present a disqualifying real property-related financial conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11), for et seq.). Planning Commission January 10, 2018 Page No. 6 Staff is not independently aware, and has not been informed by any Planning Commission member, of any other fact that may constitute a basis for a decision maker conflict of interest in this matter. FISCAL IMPACT All processing costs are borne by the Applicant, resulting in not net fiscal impact to the General Fund or Development Services Fund. Attachments 1. Locator Map 2. Planning Commission Resolution DR15-0037 3. Planning Commission Resolution CUP15-0023 4. -Party Noise Consultant Letter 5. 6. Noise Analysis Report 7. Disclosure Statement 8. Project Plans