File #: 23-0359    Version: 1 Name:
Type: Public Hearing Status: Passed
File created: 4/17/2023 In control: Planning and Housing Commission
On agenda: 5/8/2023 Final action:
Title: CUP2021-0004 (CONTINUED): A Conditional Use Permit application to allow a drive-through and walk-up window coffee shop (Starbucks) within an existing commercial center located at the southeast corner of Green River Road and Dominguez Ranch Road in the Neighborhood Commercial District of the Sierra Del Oro Specific Plan. (Applicant: Jessica Steiner of Bickel Group Architecture)
Attachments: 1. Staff Report, 2. Exhibit 1 - Resolution No. 2605, 3. Exhibit 2 - Aerial and Locational Map, 4. Exhibit 3 - Overall Site Plan of Commercial Center, 5. Exhibit 4 - Conditions of Approval, 6. Exhibit 5 - Original Site Plan - February 21, 2023 P&H Meeting, 7. Exhibit 6 - Revised Site Plan (Dual Drive-through Lanes) - May 8, 2023 P&H Meeting, 8. Exhibit 7 - Letter from Bickel Group Architecture addressing Commission's concerns, dated April 20, 2023, 9. Exhibit 8 - Pervious Pavement Plan, 10. Exhibit 9 - Updated Parking Analysis Table, 11. Exhibit 10 - Letter from Capital Investment Network (property center manager), 12. Exhibit 11 - Email Correspondence Supporting the project, 13. Exhibit 12 - Petition Supporting the project, 14. Exhibit 13 - Email Correspondence Opposing the project, 15. Exhibit 14 - Floor Plan, 16. Exhibit 15 - Colored Elevations, 17. Exhibit 16 - Material Board, 18. Exhibit 17 - Site Photos, 19. Exhibit 18 - Trash Enclosure, 20. Exhibit 19 - Conceptual Landscape Plan, 21. Exhibit 20 - Traffic Management Plan, from Linscott Law and Greenspan, 22. Exhibit 21 - Parking Surveys, 23. Exhibit 22 - Environmental Documentation
PLANNING AND HOUSING COMMISSION
STAFF REPORT



DATE: 05/08/2023

TO: Honorable Chair and Commissioners

FROM: Planning and Development Department

APPLICATION REQUEST:
Title
CUP2021-0004 (CONTINUED): A Conditional Use Permit application to allow a drive-through and walk-up window coffee shop (Starbucks) within an existing commercial center located at the southeast corner of Green River Road and Dominguez Ranch Road in the Neighborhood Commercial District of the Sierra Del Oro Specific Plan. (Applicant: Jessica Steiner of Bickel Group Architecture)
End

RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission find the project exempted from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303(c), and adopt Resolution No. 2605 GRANTING CUP2021-0004, based on the findings contained in the staff report and conditions of approval.

Body
PROJECT SITE SUMMARY
Area of Property: 0.39 acres
Existing Zoning: NCD (Neighborhood Commercial District) of the Sierra Del Oro Specific Plan (SP85-02)
Existing General Plan: GC (General Commercial)
Existing Land Use: Undeveloped
Proposed Land Use: Drive-through and walk-up coffee shop
Surrounding Zoning / Land Uses:
N: Green River Road and Railroad Right-of-Way / BNSF Railway and beyond
E: NCD of SP85-02 / Commercial center
S: NCD of SP85-02 / Commercial center
W: NCD of SP85-02 / Restaurant with drive-through



BACKGROUND

Project Site History

The project site is a 0.39-acre (16,910 square feet) commercial parcel that is located within the Green River Promenade commercial center. The commercial center is located at the southeast corner of Green River Road and Dominguez Ranch Road and was originally constructed in the early 1990s under Precise Plan 91-08. The proposed project is located on a vacant pad at the northeast corner of the center's retail area (Exhibit 2). Based on the center's 1991 precise plan, the pad was originally intended to accommodate a 4,...

Click here for full text