WILDOMAR CROSSINGS RETAIL PROJECT (PA 16-0134) City Council Meeting May 9, 2018
PROJECT LOCATION • Located at the NWC of Clinton Keith and Stable Lanes. • The project site is about 3.4+ acres in size
PLANNING COMMISSION REVIEW The Planning Commission reviewed the Wildomar Crossings Retail project at its April 18 th PC meeting. The Applicant provided a presentation regarding the project’s history and community outreach efforts. There were 12 public speakers whom spoke in favor of, and opposed to the project. Staff did receive 2 letters a few days prior to meeting which have responded to by the Applicant’s Attorney.
PLANNING COMMISSION REVIEW The Planning Commission supported the project but believed changes were needed on the architectural design…… Thus, the PC recommended a condition that requires a Substantial Conformance approval by the Planning Director to address design issues. The Commission also has recommended several staff sponsored edits to the Parcel Map and Plot Plan conditions These were outlined in the staff report and added to the appropriate Resolutions for Council consideration…..
PROJECT APPLICATIONS The proposed project consists of the following items for Council consideration: 1) Mitigated Negative Declaration (MND) 2) Change of Zone from R-R to C-1/C-P to be consistent with the GP land use of Commercial Retail (CR). 3) TPM No. 37311 to subdivide 2 parcels into 4 parcels. 4) Plot Plan to develop a 26,204 square-foot commercial retail project.
CEQA / EIR PROCESS Draft IS/MND was circulated – 30 day public review from Jan. 31 to March 1, 2018. The City received 8 comment letters from various agencies and interested persons. The City prepared detailed responses to each comment letter as part of the Final MND package & MMRP. Final MND package was sent to commenters 10 days prior to PC meeting in accordance with city policy. All project related impacts have been mitigated in accordance with CEQA law (29 mitigation measures).
PROPOSED CHANGE OF ZONE The proposed Change of Zone is as follows: 1) The existing zoning of R-R (Rural Residential) is proposed to be changed to C-1/C-P (General Commercial) to accommodate the retail center. 2) The C-1/C-P zone permits the development of commercial retail centers. 3) The C-1/C-P zone is “highly consistent” with the General Plan land use designation of Commercial Retail (CR). 4) The project site has been planned as a retail center since the city’s incorporation in 2008.
EXISTING/PROPOSED ZONING DESIGNATIONS
TENTATIVE PARCEL MAP NO. 37311 The Applicant desires to subdivide the 3.4 acre site into 5 parcels (one parcel is a drainage/detention basin). Each parcel ranges in size from 0.31 acres to 1.02 acres. Each parcel meets and exceeds the minimum commercial zoning parcel size outlined in the C-1/C-P zone. L ot/ Pa r c e l Pr opose d Use Pa r c e l/ L ot Size Minimum Me e ts Code Numbe r (Ac .) Sta nda r d Sta nda r ds 1 Auto Zone Stor e 0.64 a c . 0.00 a c . Ye s 2 We ndy’s R e st. 0.54 a c . 0.00 a c . Ye s 3 Multi- T e nant Stor e 0.74 a c 0.00 a c . Ye s 4 Dolla r T r e e Stor e 1.02 a c . 0.00 a c . Ye s 5 Ope n Spa c e / Dr a ina ge 0.31 a c . 0.00 a c . Ye s
PLOT PLAN / RETAIL CENTER The plot plan will allow development of the 26,240 square-foot retail center with 4 buildings. The Applicant has secured 3 tenants (i.e., Dollar Tree, Auto Zone & Wendy’s Rest.). The buildings range in size from 2,600 to 10,000 square feet as follows: Pr opose d T e na nt Building Building Size (s.f.) Numbe r Use r 1 Auto Zone Stor e 7,004 s.f. 2 We ndy’s R e st. 2,600 s.f. 3 Multi- T e nant Stor e 6,600 s.f. (up to 4 “suite s”) 4 Dolla r T r e e Stor e 10,000 s.f. T ota l Building Size 26,204 s.f.
PLOT PLAN / RETAIL CENTER The development requires 144 parking spaces….plot plan reflects 145 parking spaces which exceeds code standards. Each parking stall has been designed to meet the minimum stall dimensions, including drive aisles and back-up areas. A reciprocal access and parking agreement will be recorded concurrently with the final parcel map. The proposed buildings comply with all C-1/C-P development standards in terms of setbacks, building height, landscaping and lot coverage.
PLOT PLAN / RETAIL CENTER Primary Access to the site for visitors and employees will occur from Stable Lanes (no left turn northwards for delivery trucks leaving the site). Secondary access to the site will occur Clinton Keith (right-in & right-out only). The Project has been conditioned to construct full public improvements along Stable Lanes and Clinton Keith Road. This includes most importantly a traffic signal at the intersection of Stable Lanes and Clinton Keith Road.
PLOT PLAN / RETAIL CENTER All roof mounted equipment will be screened in accordance with city standards for retail centers. Truck deliveries are restricted to the hours of 8am and 8pm to help minimize noise (Planning Condition No. 64). The site has been designed to provide buffering (i.e., landscaping and walls) along the north & west property lines. In addition, a condition has been proposed requiring the Applicant to enter into an agreement with North HOA to provide additional landscaping on the HOA southerly slope. This landscaping will include a variety of 24”-box & 36”-box trees and a variety of shrubs along the slope area.
PLOT PLAN / RETAIL CENTER Proposed Architecture: The architectural theme for the commercial retail project can be generally characterized as a “modern Craftsman. Design elements include such things as stucco, wood trellis’s, columns, etc. The color scheme is earth tone scheme. Staff worked with the Applicant to achieve an architectural design that is compatible with the design of existing retail centers along the Clinton Keith Corridor. The following slides reflect the architectural design for each building:
PLANNING COMMISSION RECOMMENDATIONS: 1) Adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring & Reporting Program (MMRP); 2) Approve Change of Zone No. 16-0134; 3) Approve TPM No. 37311, subject to conditions, as amended by the Planning Commission; and 4) Approve Plot Plan No. 16-0134, subject to conditions, as amended by the Planning Commission.
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