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Home My WebLink About0009_1_CDR 2016-03 - SR CITY OF LAKE ELSINORE REPORT TO THE CITY COUNCIL TO: Honorable Mayor and City Council Members FROM: Grant Yates, City Manager DATE: May 10, 2016 PROJECT: COMMERCIAL DESIGN REVIEW 2016-03 - A request for the approval of a 6,120 square foot RV sales office and related improvements located at APN: 377-110-045. APPLICANT: Dan Hinson, HC&D Architects Recommendation ADOPT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE, CALIFORNIA, FINDING THAT COMMERCIAL DESIGN REVIEW NO. 2016-03 IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN (MSHCP); AND, ADOPT A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKE ELSINORE APPROVAL OF COMMERCIAL DESIGN REVIEW NO. 2016-03 FOR THE DEVELOPMENT OF A 6,120 SQUARE FOOT RV SALES OFFICE AND RELATED IMPROVEMENTS LOCATED AT APN: 377-110-045. Background The proposed project was reviewed and approved at the April 19, 2016, Planning Commission regular meeting with a modification to Condition of Approval #14, which clarified the requirement to connect to sewer, once a sewer main has been constructed in Camino Del Norte. Discussion Project Request and Location The applicant is requesting approval for the construction of a 6,120 square foot RV sales office and related improvements for a new Airstream dealership on a 266,287 SF lot. The Page 1 proposed development includes 6,120 SF of building areas (2.03% of the project site), 62,830 SF of parking areas (23.59% of the project site), 43,219 SF of landscape areas (16.23% of the project site), 10,713 SF of sidewalks (4.1% of the project site), and 143,405 SF of areas left in a natural state (53.86% of the project site). The applicant has not proposed any signage at this time, a sign permit application will be required for the permitting of any signage. The proposed project is specifically located at 18870 Camino Del Norte (APN: 377-110- 045), and is generally located at the northeast corner of the intersection of Camino Del Norte and O’Hana Circle. Environmental Setting EXISTING LAND USE GENERAL PLAN ZONING Project Site Vacant Business Professional Commercial Office (CO) North Storage Business Professional Commercial Office (CO) South RV Sales Business Professional Commercial Manufacturing East Storage Business Professional Commercial Office (CO) West Camino Del Norte/I-15 Right of Way Right of Way Project Description The proposed project consists of the development of a 6,120 square foot RV sales office and related improvements for a new Airstream dealership on a 266,287 SF lot. The total height of the building is 25’-0”. The proposed architecture of the building is an updated Quonset hut. The architect has added significant windows to the southern and western elevations. The eastern elevation incorporates three service bays and that are integrated into the building design. Secondary access has been provided along the western portion of the lot taking access from Camino Del Norte. The proposed building is centered on the property and is surrounded by parking areas and significant landscaping areas. Analysis General Plan Consistency The subject lot have a General Plan land use designations of Business Professional (BP) and are located in the North Central Sphere district (the subject lot was annexed into the City as part of the Third Street Annex after the adoption of the General Plan in 2011). The BP land use designation establishes a Floor Area Ratio (FAR)* of 0.45, the project proposes a FAR of .02. The BP land use designation specifies a number of uses including light industrial, office uses, and other similar and compatible uses. While not explicitly referred to as a permitted use, the proposed RV use has similar characteristics of typical light industrial uses. * “Floor area ratio” means the numerical value obtained by dividing the gross floor area of a building or buildings located upon a lot or parcel of land by the total net area of such lot or parcel of land. Page 2 Municipal Code Consistency The subject lot is located within Commercial Office (CO) zoning designation. RV sales are not listed in the CO district as a permitted use. However the Community Development Director has made the determination, pursuant to LEMC 17.116.020, that RV sales are a permitted use for the subject site as it is complimentary in nature to the adjacent light industrial uses, including an existing RV sales facility. The proposed project has a parking requirement of 24.48 spaces, which is rounded up to a total requirement of 25 spaces for the commercial building and has provided 24 parking spaces, a condition of approval has been added that requires an additional parking spaces be provided prior to the submittal of plans for building plan check. The additional outdoor sales area is an ancillary use with added parking available in those areas as needed. Staff has reviewed the proposed project with respect to the relevant development standards as identified in the Municipal Code and has detailed the requirements and the proposed development standards as follows: Development Standard Required Proposed Building Height 35’-0” 25’-0” Front Setback 20’-0” 250’-0” Side Setback (O’hana)** 15’-0” 64’-0” Side Setback (Interior)** N/A 102’-0” Rear Setback (N/A)** N/A 343’-0” Landscaped coverage 15% 16.23% The proposed modified Quonset hut design incorporates a significant amount of metal surfaces. The non-residential development standards specify that plain metal buildings are not acceptable, however metal as an enhancement material is acceptable. Airstream design incorporate a significant amount of exposed riveted aluminum, which correlates to early airplane designs. The proposed modified Quonset hut with the displayed RVs will create an airfield aesthetic that creates a unique design that compliments the surrounding area and the subject use. As detailed, the proposed project meets all applicable development standards for the CO District. The proposed project provides adequate landscape buffer areas consistent with the Municipal Code requirement to screen parking areas. The proposed project does not contain any variances to the development standards set forth in the Municipal Code for industrial development. The proposed project provides an efficient and safe site plan that provides adequate circulation. The subject use is permitted and the proposed development complies with all applicable development standards; therefore the proposed project is found to be consistent with the Municipal Code. Environmental Determination Staff has determined that the proposed project is exempt from the California Environmental Quality Act (Cal. Publ. Res. Code §§21000 et seq.:”CEQA”) and the State ** Side and Rear Yard. No setback shall be required from interior lot lines except adjacent to a public right-of-way or a residential district, in which case the minimum setback shall be 20 feet. (LEMC Section 17.140.070 (B)) Page 3 CEQA Guidelines (14. Cal. Code Regs §§15000 et seq.), specifically pursuant to Section 15303 (CLASS 3: NEW CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES) because the Project is consistent with the applicable General Plan designation and policies, as well as zoning designation and regulations, the Project is within the City’s boundaries and the building area is less than 10,000 SF in an urban area surrounded by urban uses, the Property has no value as habitat, and approval of the Project will not result in any significant effects relating to traffic, noise, air quality, or water quality and the Project is adequately served by all required utilities and public services. Summary The proposed infill development has been found consistent with the General Plan and Municipal Code. The proposed design is found to be of a high quality and will provide an appropriate addition to the adjacent land uses. The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and Engineering have reviewed the requested Design Review application, and support the proposed application. Appropriate Conditions of Approval have been included that would mitigate any potential issues associated with the future development and establishment of use. Fiscal Impact The time and costs related to processing this extension of time request have been borne by the Developer Deposit paid by the applicant. No General Fund budgets have been allocated or used in the processing of this application. Prepared by: Justin Kirk, Principal Planner Reviewed by: Grant Taylor Community Development Director Approved by: Grant Yates City Manager Exhibits: A. MSHCP Resolution B. CDR Resolution C. Conditions of Approval D. Vicinity Map E. Aerial Map F. Design Review Package Page 4