Recommendation:

To approve the requested Precise Development Plan and Conditional Use Permit subject to the conditions as contained in the attached Resolution.

Background

PROJECT INFORMATION

Background

The subject site is located at the northwest corner of P.C.H. and Pier Avenue. The property contains an existing restaurant (IHOP) and a vacated former gas station site at the corner and is surrounded by other commercial uses and commercially zoned property. The existing restaurant has 28 parking spaces which is slightly deficient with respect to parking requirements (30 required). The proposed project involves the construction of a new bank building on the former gas station site, and retention of the restaurant and parking area on the northern portion (with no improvements). The proposed structure is a low scale one-story building, and the size and overall impact of the proposed use will be of a relatively low intensity as compared to other possible uses. The proposed bank building will be located towards the front of the lot with the drive-thru teller lane and the bulk of parking located behind the building.

In 1996 the City approved a project as submitted by Unocal to redevelop the entire site with an expanded gas station, car wash, and convenience market. The project was never implemented.

The subject site is zoned commercial (S.P.A. 8). Banks are permitted uses within the S.P.A. 8 zone. The proposed drive-thru teller lane requires a Conditional Use Permit and the new construction requires the approval of a Precise Development Plan. The determination that a drive-thru teller could be permitted with a C.U.P. was made by the City Council on June 12, 2001, pursuant to the similar use provision of Section 17.26.040.

The Staff Environmental Review Committee, at their meeting of September 6, 2001 considered the environmental impacts of the project, and based on the initial study check-list (attached), and testimony at the meeting, recommended an Environmental Negative Declaration.

Analysis

The Specific Plan Area zone includes two sets of development standards (see Section 17.38.330). In this case the proposed development complies with the first tier standards as the building height is less than the first tier maximum of 25 feet; the floor area to lot area ratio is less than 1:1 and the project’s total size is less than 10,000 square feet. The project also complies with the first tier standards and the other development standards of the SPA 8 zone.

Landscaping is provided to meet the minimum first tier standard of 5% of the lot area, as 10% of the total lot area is proposed to be landscaped (20% of the newly developed portion). The landscaping is provided along the P.C.H frontage, along Pier Avenue and in and around the parking area. The conceptual landscape plan shows that ample shade trees, shrubs and ground cover are to be provided. Staff is including a recommended condition of approval that a final landscape plan be submitted detailing plant sizes, with minimum 24" box trees and 5 gallon shrubs.

Parking requirements are satisfied both for the proposed development and the existing restaurant. 18 new spaces are proposed to satisfy the parking requirement of 14 spaces for the bank building. Also a total of 46 spaces will be provided on this site combined with the adjacent restaurant to comply with the combined parking requirement of 44 spaces. The project thus eliminates the existing nonconforming parking situation for the restaurant.

Internal circulation is designed to connect the new development with the existing restaurant, which thus connects it with the adjacent shopping center. One new curb cut on P.C.H. is proposed for ingress and egress to replace the two existing curb cuts that were available for the gas station. This ingress/egress will be shared with the restaurant. Two curb cuts will be provided on Pier avenue, with one being the exit for the drive-thru lane and the other providing ingress and egress from Pier Avenue . The State Department of Transportation (CalTrans) is responsible for final issuance of permits to allow ingress and egress from the proposed curb cuts on Pacific Coast Highway. Based on their approval of the similar projects, however, staff would not anticipate CalTrans to require major modifications to the project as the project generated traffic as compared to the prior use will be lower. ¹ The City, prior to issuing building permits will require approval from CalTrans, which is included as a condition of approval

Previously the issue of whether to require a deceleration / right turn lane in addition to the existing 3 southbound lanes has come up in association with the development of this corner. It was not required for the 1996 project, and CalTrans has not indicated a need for such a lane. Based on the traffic generation comparison noted above, this project will result in less traffic generation than the prior use, meaning there is no justification or authority for requiring such a traffic mitigation measure due to the direct impact of this project. Further, a recent traffic study of the level of service at the P.C.H./Pier Avenue intersection indicated that that it is operating within capacity (Level of Service B during AM peak and LOS D during PM peak ² ) with no indicated need for a right turn/deceleration lane. Further, the project design includes an area at the Pier Avenue/P.C.H. intersection for dedication for a gateway sign, which has been an objective in the City’s downtown revitalization plan. If this area was otherwise dedicated for a right turn lane, this prominent corner sign location would be lost, as well as the proposed ample landscaping, and the project would have to be compressed on a much smaller site area.

Overall the project can be characterized as low scale and low intensity, especially when considering other possible uses, such as the previously approved gas station with convenience market and car wash. As such it will have no view impacts and insignificant impacts on traffic and congestion, and is able to provide ample parking and landscaping. By locating the building in the front of the lot and coordinating circulation and parking with the adjacent restaurant to minimize curb cuts it is consistent with site design principles contained in the Livable Communities Handbook for South Bay Cites. ³ Further it allows the IHOP restaurant to be retained and brings the parking into compliance with current standards.

CONCUR:
____________________________
Sol Blumenfeld, Director
Community Development Department

Attachments

1. Proposed Resolution
2. Trip Generation Comparison
3. Location Map
4. Photographs
5. Excerpt from Downtown Implementation Plan: Signage

Footnotes

1. See the attached comparison of trip rates of previous gas/service station and proposed "drive-in" bank. The total daily trips and AM peak hour trip generation for the bank are significanlty less, while the p.m. peak is similar to prior use.
2. Traffic Analysis prepared by Katz, Okitsu & Associates for the Hampton Inn Project 2/2000
3. Livable Communities Handbook - Land Use and Design Strategies for South Bay Cities July, 2000