Planning Commission
MEETING DATE: 1/17/2018
Title
CASE NO. Conditional Use Permit No. 17-011
APPLICANT: Tait & Associate, Douglas Fenn
LOCATION: 69123 Ramon Road (APN: 673-020-011)
REQUEST: To demolish the existing 1,700 square-foot Valero convenience store and gas station canopy (4 double sided fuel pump stations) and reconstruct a new 2,962 square-foot 7-Eleven convenience store and gas station canopy (6 double sided fuel pump stations), existing carwash to remain, located at the southeast corner of Date Palm Drive and Ramon Road in the PCC (Planned Community Commercial) Zoning District.
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STAFF PLANNER:
Salvador Quintanilla, Associate Planner
RECOMMENDATION:
Recommendation
APPROVE an exemption to the California Environmental Quality Act (CEQA) pursuant to section No. 15302, Class No. 2 (Replacement or Reconstruction).
APPROVE Conditional Use Permit No. 17-011 subject to the attached Conditions of Approval and based on the findings contained in the staff report.
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FINDINGS:
APPROVAL OF AN EXEMPTION TO CEQA based on the finding that the project qualifies as Categorically Exempt under Section No. 15302, Class No. 2 (Replacement or Reconstruction) of the State CEQA Guidelines.
APPROVAL OF CONDITIONAL USE PERMIT NO. 17-011, subject to the attached conditions of approval and based on the following findings:
1. The reconstruction of the convenience store and gas station, located on the southeast corner of Date Palm Drive and Ramon Road, is consistent with the CG (General Commercial) designation of the General Plan and the development standards of the PCC Zoning District;
2. The project site is located in the PCC Zoning District, and an “automobile service station” is authorized as a conditional use per the City of Cathedral City Zoning Ordinance, Chapters 9.30 and 9.72;
3. A convenience store and gas station is desirable for the development of the community in that it provides a needed service for local residents and businesses, and is not detrimental to existing uses or to uses specifically permitted in the PCC District in which the use will be located.
4. The site is adequate in size and shape to accommodate the convenience store and gas station and City design requirements and standards have been implemented in addition to specific Conditions of Approval to ensure that the use is compatible with existing or permitted futures uses in the neighborhood;
5. The site for the convenience store and gas station is at the intersection of Date Palm Drive and Ramon Road which are designed and improved to carry the type and quantity of traffic generated or to be generated by the use; and
6. The applicant agrees to comply with any and all the conditions imposed by the Planning Commission or be subject to a revocation hearing.
BACKGROUND:
The Applicant (Douglas Fenn representing Tait & Associate) submitted a Conditional Use Permit application on March 16, 2017 to demolish the existing 1,700 square-foot Valero convenience store and 4 pump stations (double sided, 8 dispensers) and canopy and reconstruct a new approximately 2,962 square foot 7-Eleven convenience store and 36’ x 86’ gas canopy (6 double sided pump stations), on a developed lot of approximately 45,302 square feet. The existing car wash will remain.
The project site is located on the southeast corner of Date Palm Drive and Ramon Road within the PCC Zoning District. The project requires a review by the Architectural Review Committee and final approval by the Planning Commission. The Planning Commission’s decision may be appealed to the City Council.
The Architectural Review Committee (ARC) initially reviewed the project on September 6, 2017 and had the following comments:
1. The northwest elevation facing the corner of Date Palm Drive and Ramon Road needs to be architecturally enhanced.
2. The applicant shall remove the 7-Eleven logo sign and replace with the spelled out 7-Eleven portion of the sign.
3. The applicant shall change the pitch of the tile roof to 6:12.
4. The applicant shall provide plaster at the rear of the tower element that is located on the southwest elevation.
5. The address numbers shall be internally or externally illuminated.
6. The landscape plan needs to have a better design.
7. The applicant shall provide up lighting to the Palm trees that are facing the southeast corner of Date Palm Drive and Ramon Road.
8. The diamond landscape planter in front of the building needs to be larger.
9. Replace plants with other species that survive better in the City.
The plans were revised and the project was reconsidered by the Architectural Review Committee (ARC) on December 6, 2017. The project was approved to move forward to the Planning Commission with no additional revisions.
ANALYSIS:
General Plan and Zoning Consistency:
The project is consistent with the CG (General Commercial) designation of the City’s General Plan which permits free-standing retail or service buildings. The project is consistent with the General Plan Community Image and Urban Design Element, Policy 7 which encourages commercial development projects to contribute to the design objectives of the community and the specific district or corridor in which they are located. The project has been designed with a Spanish architectural style that is consistent with the surrounding commercial development.
The project is located within the PCC zoning district. The intent of the PCC district is to provide retail and service commercial uses that are necessary to provide a wide range of shopping facilities, goods and services. The automobile service station use is a conditionally permitted use in the PCC zoning district. The project is consistent with all applicable PCC development standards including building height requirements.
The applicant is also requesting approval for a California Alcohol Beverage Control (ABC) Type No. 20 (Beer and Wine) license for the convenience store. Cathedral City Municipal Code (CCMC) Section No. 9.96.110 (gasoline and motor vehicle fuel sales combined with beer, wine, liquor or other alcoholic beverages) permits the sale of beer, wine, liquor and other alcoholic beverages with approval of a Conditional Use Permit. In addition, this Section requires that a number of conditions be imposed on the CUP approval, and have been added to the Conditions of Approval (Conditions Nos. 3.32 through 3.35).
Site Plan:
The project site is a rectangular-shaped property that is on the southeast corner of Date Palm Drive and Ramon Road. The reconstruction of the convenience store will be located at the northwest corner of the site. The parking will be adjacent to the convenience store and along the east side of the property. The main building (convenience store) will be partially screened by landscaping. The main entrance to the convenience store will be at the rear of the building facing the interior of the site. A trash enclosure is proposed to be located at the east side of the building allowing easy access for servicing. The gas canopy (and 6-fuel pump stations) will be located at the center of the site for easy access and maneuvering in and out of the fuel stations and site. The existing car wash will remain in its existing location.
There will be a number of other site improvements with the reconstruction including parking lot stripping, installation of wheel stops, new landscape planters, parking lot lighting, repaving of the site, and new sidewalk. Additionally, a bus turn out along Ramon Road within the frontage of the property will be constructed, and the existing bus stop east of the site will be relocated to this location.
Primary vehicle access to the project site will be through two widened 42-foot-wide entrances, located along Ramon Road and Date Palm Drive. Additionally, vehicles may enter the site from the shopping center through an existing two-way drive aisle on the east side of the site. Customer access to the existing car wash will remain the same, entering the car wash tunnel on the east side of the building and exiting on the west side.
Parking and Circulation:
For buildings, less than 8,000 square feet in size, the parking requirement is one parking space for each 250 square feet of retail area. Based on this ratio, the minimum parking required for the convenience store is 12 spaces. A total of 19 spaces is proposed within the on-site parking area, which includes one van accessible handicap space. A 10’ x 25’ loading space will be located adjacent to the south property line, providing easy access for deliveries from Date Palm Drive.
Drainage:
The applicant is proposing that all on-site drainage be retained within an underground detention system to be located on the east side of the property, underneath the parking area. The conceptual design has been approved by the Engineering Department with final design to be approved prior to grading permit issuance.
Architecture:
The building will have a Spanish architectural style, consistent with the existing shopping center, featuring concrete tile roofs, a gable style tower with tile and metal ornaments at the northwest corner of the building with exposed faux rafters, and decorative fascia and corbels throughout. The front and side elevations will be visible from the street and will be architecturally consistent with the rear elevation (the primary entrance to the building). The building “pop-outs” will have a decorative banding that accents the design of the column. The north, west and southeast sides of the building will have stone veneer columns, decorative wall lights and metal ornaments that complement the architectural style. The southeast elevation will have a “pop-out” element, storefront windows and doors, and metal canopy that enhance the architectural design and main entrance to the building. Exterior walls will be stucco and painted in muted earth tone colors.
The proposed fuel pump canopy will have a decorative cornice, earth tone colors, and stone veneer columns that complements the architectural style and design of the convenience store.
The existing car wash will be redesigned with stone veneer on the existing columns, earth tone colors, and new concrete tiles on the existing gable style roof, consistent with the convenience store. These modifications will enhance the Spanish style design and complement the other structures on the site.
Landscaping:
The landscape plan is consistent with the desert landscape requirements of the City and Coachella Valley Water District. Enhanced desert landscaping will be provided within the City right-of-way along Date Palm Drive and Ramon Road which will soften the building’s appearance and enhance the streetscape. In addition to flowering shrubs, granite boulders will also be placed within the corner planter area. Parking lot trees include Chiltapa, Chilean Mesquite, and Crape Myrtle will be provided throughout the site. Landscape planters will have a variety of desert flowering shrubs. Decomposed granite will be provided within all planter areas. The planter located at the northwest corner of the project site will have Date Palms, Palo Verdes and a variety of desert flowering shrubs with decomposed granite.
ENVIRONMENTAL ANALYSIS:
Staff has determined that the project meets all the conditions for a Categorical Exemption under Section No. 15302, Class No. 2 (Replacement or Reconstruction) of the State CEQA Guidelines.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material, which constitute the record of proceedings upon which this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA.
ATTACHMENTS:
1. Conditions of Approval
2. Site Plan/Landscape Plan
3. Floor Plan
4. Elevation - Building Northwest Side
5. Elevation - Building Southeast Side
6. Elevation - Gas Canopy
7. Elevation - Existing Car Wash
8. Public Hearing Notice
9. Airport Land Use Commission (ALUC) Development Review Letter