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CC 2018-03-27_10a CUP Restaurant_Popeyes PP Presentation_2 Consideration of Lot Merger 16-001 and Conditional Use Permit 16-008; Approximately 2,650 Square Foot Fast-Food Restaurant with Drive-Thru; Location – 727 El Camino Real 5/1/2018 1 Background Former Redevelopment Agency Property Transferred to City in 2012, after ABX1 26 eliminated RDA Required to dispose of former RDA property per HSC 34191.5 Land use entitlement a contingency of sale 5/1/2018 2 Project Location/Site Zoned Highway Mixed-Use (HMU) Located at 727 El Camino Real Surrounding land uses include: Auto shop, restaurant, office to the north and west Residential to south Hotel to the east Close proximity to SB 101 5/1/2018 Subject Property 3 Proposed Project Merger of ten (10) underlying lots Construction of a 2,650 square foot, fast-food restaurant with drive-thru, 450 square foot patio Associated site improvements, including thirty-eight (38) parking spaces Proposed hours of operation – 10 am to 10 pm daily, 10 am to 12 am Friday and Saturday for interior only Level 3 PCU to eliminate odors 5/1/2018 4 Proposed Project 5/1/2018 5 General Plan The project is consistent with a number of General Plan Policies LU5, LU5-1, LU5-4, LU5-8, LU5-8.1, ED5, and ED5-2 Generally related to diversity of commercial uses, particularly visitor serving uses Could be found to be inconsistent with LU5-6, regarding adverse impacts on surrounding commercial/residential uses 5/1/2018 6 Zoning District Zoned HMU Primary purpose is to provide areas for a variety of visitor-serving and auto-related uses in areas convenient to both freeway traffic and vehicles or pedestrians. Construction and establishment of fast-food restaurant with drive-thru is permitted with approval of conditional use permit Project consistent with development standards of HMU district 5/1/2018 7 Development Standards – Drive-Thru AGMC Subsection 16.52.090.C. Hours of Operation Driveways Queuing Parking Refuse Storage Noise Items intended to address neighborhood compatibility issues 5/1/2018 8 Vehicular Access 5/1/2018 9 Vehicular Access The project’s secondary access on Halcyon Road shall be located furthest from the Halcyon Road/El Camino Real intersection and limited to right-in/right-out vehicular movements. Additionally, tertiary access to El Camino Real shall be provided to allow full vehicular turning movements. 5/1/2018 10 Parking Parking required at rate of 1/75 sq. ft. accessible to public Proposing ~1,700 sq. ft. accessible to public, including 450 sq. ft. patio, totals 23 space requirement Providing 38 parking spaces on-site Planning Commission discussed parking restrictions on Faeh PD recommendation: no additional street parking restrictions Impacts to personnel resources associated with permitting/enforcement 5/1/2018 11 Traffic TIAR prepared by City’s on-call civil engineer 61 new AM Peak Hour trips, 73 new Noon Peak Hour trips, and 44 new PM Peak Hour No NEW impacts to intersections Contributing to impacts at Brisco/ECR, Grand/ECR, and Brisco/101 Mitigation for project to pay fair share contribution of improvements at intersections 5/1/2018 12 Traffic continued… Grand/ECR solution potentially signal LOS impact only on ECR segment, warrants not currently met, but CEQA impact still exists Traffic Commission recommended requiring installation prior to operation of restaurant COA 107 – prior to building permit issuance, applicant to submit traffic warrant analysis If warrants are met = signal installation, if warrant not met = payment of fair share 5/1/2018 13 Noise Audible ordering system utilizing AVC technology 15 dB above ambient noise at 1’ from speaker PC required acoustic study to help determine appropriate location of kiosk Existing ambient noise levels, screen wall, AVC system will not be audible to residences 5/1/2018 14 Architecture 5/1/2018 15 Architecture 5/1/2018 16 Landscaping Twenty-five (25) new trees City-approved street trees Flowering accent trees Evergreen trees Heavy vegetation planting on Faeh Avenue side of screen wall, includes flowering vine to soften wall Final landscape to comply with MWELO and be reviewed by ARC 5/1/2018 17 Landscaping 5/1/2018 18 Signage Signage depicted but not formally proposed Will require, at minimum, review by the ARC prior to approval 5/1/2018 19 Advisory Committee Reviews SAC – September 27, 2017; January 31, 2018 Ingress/egress, hours of operation, emergency vehicle access, odor control methods In support of the project Conditions of approval included in Resolution ARC – June 19, 2017 Previous site plan, neighborhood compatibility, appropriateness of architecture given the zoning In support of project with conditions included in Resolution 5/1/2018 20 Advisory Committee Reviews TC – August 14 and September 18, 2017 Concerned with neighborhood traffic issues In support of the project Conditions of approval included in Resolution PC – October 17, 2017 and February 6, 2018 Concerned with neighborhood compatibility and reduction of imposition on residences In support of the project Conditions of approval included in Resolution 5/1/2018 21 Environmental Review The project was reviewed in accordance with the California Environmental Quality Act (CEQA) Mitigated Negative Declaration prepared to mitigate impacts to: Air Quality Cultural/Tribal Cultural Resources Greenhouse Gas Emissions Hydrology/Water Quality Noise Transportation/Traffic 5/1/2018 22 Public Notification Expanded notice distribution Notice of public hearing mailed to all property owners and residents of the ECR/Grand/Halcyon triangle and within 300’ of the site, published in the Tribune, and posted at City Hall, on the City’s website, and at the project site on March 16, 2018 Tonight’s agenda and staff report were posted at City Hall and on the City’s website in accordance with Government Code Section 54954.2 Comments received and included with agenda, no comments since agenda preparation 5/1/2018 23 Public Notification 5/1/2018 24 Recommendation The SAC, ARC, TC, and PC recommend that the City Council adopt a Resolution adopting the Mitigated Negative Declaration and approving Lot Merger 16-001 and Conditional Use Permit 16-008. 5/1/2018 25 5/1/2018 26 Proposed Project 5/1/2018 27 February 6, 2018 PC 5/1/2018 28 October 17, 2017 PC 5/1/2018 29