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Monterey Planning Commission Report

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					                       Planning Commission                                     Date: May 28, 2013

                       Agenda Report                                           Item No: 2.




FROM:          Kimberly Cole, AICP, Principal Planner

SUBJECT:       Consider 560 Munras Avenue; Use Permit 13-198 for a Formula Fast Food
               Restaurant and Outdoor Seating; Applicant Brett Gray; Owner City of
               Monterey; C-2 Zoning District (Exempt from CEQA)


RECOMMENDATION:
That the Planning Commission adopt a Resolution approving Use Permit 13-198 for a Formula
Fast Food Restaurant and Outdoor Seating.

ENVIRONMENTAL DETERMINATION:
The City of Monterey Planning Office determined the project is exempt from the California
Environmental Quality Act (CEQA) Guidelines (Article 19, Section 15303, Class 3) because the
project converts a vacant commercial space into a Formula Fast Food Restaurant with outdoor
seating. The proposed restaurant will be 1,697 square feet in accordance with the exemption
for 2,500 square feet or less.

Furthermore, the project does not qualify for any of the exceptions to the categorical exemptions
found at CEQA Guidelines Section 15300.2.

Exception a - Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the
project is to be located -a project that is ordinarily insignificant in its impact on the environment
may in a particularly sensitive environment be significant. Therefore, these classes are
considered to apply in all instances, except where the project may impact on an environmental
resource of hazardous or critical concern where designated, precisely mapped, and officially
adopted pursuant to law by federal, state, or local agencies. The project site is located in
Downtown Monterey in an existing shopping center. The environment is not particularly
sensitive.

Exception b - Cumulative Impact. All exemptions for these classes are inapplicable when the
cumulative impact of successive projects of the same type in the same place, over time is
significant. The project site is located in Downtown Monterey. The project occupies an existing
vacant commercial space. No cumulative impact is anticipated. The site has adequate water
credits to accommodate the proposed use. The site satisfies the City’s parking requirement and
any increase in traffic demand is negligible over the existing condition. The site is also adjacent
to the City’s transit station and is well connected to the Downtown pedestrian routes.

Exception c - Significant Effect. A categorical exemption shall not be used for an activity where
there is a reasonable possibility that the activity will have a significant effect on the environment
due to unusual circumstances. The project site is located in Downtown Monterey in an existing
shopping center. No significant effect is anticipated. The site has adequate water credits to
accommodate the proposed use. The site satisfies the City’s parking requirement and any



№12/12
increase in traffic demand is negligible over the existing condition. The site is also adjacent to
the City’s transit station and is well connected to the Downtown pedestrian routes.

Exception d - Scenic Highways. A categorical exemption shall not be used for a project which
may result in damage to scenic resources, including but not limited to, trees, historic buildings,
rock outcroppings, or similar resources, within a highway officially designated as a state scenic
highway. This does not apply to improvements which are required as mitigation by an adopted
negative declaration or certified Environmental Impact Report (EIR). The project site is located
on Munras Avenue. Munras Avenue is not a scenic highway.

Exception e - Hazardous Waste Sites. A categorical exemption shall not be used for a project
located on a site which is included on any list compiled pursuant to Section 65962.5 of the
Government Code. The project site is not located on a site compiled pursuant to Section
65962.5.

Exception f - Historical Resources. A categorical exemption shall not be used for a project which
may cause a substantial adverse change in the significance of a historical resource. The project
site is located in Downtown Monterey in an existing shopping center. The shopping center is a
relatively new building in Downtown and no impact to historic resources will occur. No
significant exterior changes (signs, minor window/door changes, and exterior seating) are
proposed to the structure that could impact the adjacent historic district.

ALTERNATIVES CONSIDERED:
The Planning Commission could require additional conditions of approval to comply the Zoning
Code Section 38-33.

DISCUSSION:
Background: The applicant, Brett Gray, proposes to open a Formula Fast Food Restaurant
(Chipotle) with Outdoor Seating at 560 Munras. The restaurant would share a building currently
occupied by Peet’s Coffee and Tea.
The General Plan Land Use Map identifies the site as Commercial and the Land Use Element
further promotes the area for mixed-use development. The site is located within the planning
area for the Downtown Area Plan. The Zoning Map designates the site as Community
Commercial (C-2). With this zoning designation, a Use Permit is required for Formula Fast
Food and Outdoor Seating exceeding 150 square feet.

Analysis: The City’s General Plan Land Use Element identifies this area as a commercial
neighborhood and encourages development that creates a walkable neighborhood with high-
quality designs that improve services. The Downtown Area Plan, Program G2, encourages
designs that emphasize outdoor use and activity on the street. The proposed Formula Fast
Food Restaurant with Outdoor Seating complies with the General Plan and the Downtown Area
Plan in that the use will attract customers from the surrounding commercial, residential and
mixed-use neighborhoods who can choose to walk, bike or drive to the site; thereby, supporting
a walking neighborhood and increasing outdoor uses and activity on the street.

The Zoning Code (Section 38-33) states that use permit review shall consider but is not limited
to visual impacts, noise, litter, odors, hours of operation, peak hour impacts, traffic and parking.

The project proposes only minor changes to the exterior of the building such as exterior seating,
signs, a higher-commercial quality new door and window to match existing. The project will
have a positive visual impact on the Downtown environment by filling a vacant commercial
space with an active use and continuing to maintain the architectural style of the existing
structure. This will be particularly beneficial along Munras Avenue by providing an active use
along the street-edge that connects to Alvarado. The design details will undergo Architectural
Review and staff anticipates that it can support all changes.

The project is not anticipated to generate significant noise or odors because all cooking will
occur indoors. The proposed hours of operation are from 11:00 am to 9:00 pm and are
acceptable for this active business district and shopping center.

The site complies with the City’s parking requirements as demonstrated below:

570 Munras         Floor Area             Parking Standard           Parking Business Name/
                                                                      Spaces   Classification
                                                                     Required
Shop A1                     1,634    1 space/50 SF seating area          10.5 Erik’s Deli
                (525 seating area)
Exterior                     (120)     1 space/100 SF after 1st              0 Erik’s Deli
Seating                                        150 SF                          (exterior seating)
Shop A2                      1,479          1 per 500 SF                  2.96 Massage
Shop A3                      1,148          1 per 500 SF                  2.29 Massage
Shop A4                        892   2.5 spaces 1st 1000 -1/500            2.5 Verizon Wireless
                                              thereafter
Shop A5          655 seating area    1 space/50 SF seating area           13.1 R.G. Burgers
Exterior                    (264)      1 space/100 SF after 1st           1.14 R.G. Burgers
Seating                                        150 SF
Shop B1                    11,024    2.5 spaces 1st 1000 -1/500          22.5 Trader
                                             thereafter                       Joes/Food and
                                                                              Beverage Sales
Shop B2                     3,777    2.5 spaces 1st 1000 -1/500         8.054 Pharmaca/Retail
                                             thereafter                       Sales
Subtotal                   20,609                                          63

560 Munras
                       1,697 (730    1 space/50 SF seating area          14.6 Chipotle
                          seating)                                            (Formula Fast
                                                                              Food)
Exterior                     (211)     1 space/100 SF after 1st           .61 Chipotle (Exterior
Seating                                        150 SF                         Seating)
               1823 (550 seating)    1 space/50 SF seating area            11 Peet’s Coffee
                                                                              (Formula Fast
                                                                              Food)
Exterior                     (930)     1 space/100 SF after 1st           7.8 Peet’s Coffee
Seating                                        150 SF                         (Formula Fast
                                                                              Food Exterior
                                                                              Seating)
Subtotal                    3,520                                       34.01

TOTAL                      24,129                                          97

Landmark                                                                    7
Trust
Easement                                                                    5
Allocation
Total                                                                     109
Total                                                                     130
Available
Spaces
Parking                                                                    21
Spaces
Remaining

Notes:
   1) The National Trust for Historic Preservation was granted a total of ten (10) employee
       parking passes to be used on the subject site or elsewhere within the City. Staff has
       allocated seven (7) parking spaces on the site for the National Trust.
   2) A portion of the 517 Hartnell Street is included as part of the parking lot plan. The owner
       has agreed to an access easement in exchange for five dedicated parking spaces on the
       site.

In summary, the project site exceeds the City’s parking requirement. Furthermore, the project is
not anticipated to significantly increase traffic volumes in comparison to the existing situation.
The site is also adjacent to the City’s transit station and is well connected to the Downtown
pedestrian routes.
In summary, staff recommends the Planning Commission adopt a Resolution approving Use
Permit 13-198 for a Formula Fast Food Restaurant and Outdoor Seating.

KC/tl

Attachments: 1. Resolution with Exhibit A--Project Plans

e:      Brett Gray
        Heather Pearson
        Deanna Raithel
        Doug Wiele
        Old Monterey Business Association
        Monterey Commercial Property Owners Association

				
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