HomeMy WebLinkAboutItem S October 25, 1999
STAFF REPORT.
To: Honorable Mayor and Members of the City Council
Attention: Keith R. Till, City Manager
From: Lee Whittenberg,Director of Development Services
Subject: STATUS REPORT - 347 MAIN STREET (SHELL
•
STATION PROPERTY)
SUMMARY OF REQUEST
Receive and File Staff Report.
DISCUSSION
This Staff Report is provided to the City Council to present correct information to the City Council and
the interested public regarding the proposed development plans for 347 Main Street, the previous Shell
Service Station location.
Conditional Use Permit Application Submittal:
On July 30, 1999 an application for a conditional use permit (CUP) was submitted to the City for this
property to allow the establishment of a 2,017 square-foot coffee/desert shop in conjunction with the
proposed redevelopment of the site with a new 6,157 square-foot commercial development. The CUP
was required only because the proposed coffee/dessert shop use exceeded 1,000 square feet in area and
would seat more than 10 customers. Under the provisions of the Main Street Specific Plan, the
proposed building was permissible subject to an administrative process. In this case the applicant
indicated a 2,000 square foot coffee/dessert shop was proposed. In accordance with the provisions of
the Main Street Specific Plan, the proper conditional use permit application was submitted and the
matter was considered at the Planning Commission meeting of September 8, 1999.
Agenda Item S.
C:\windows\TEMP\347 Main Street.CC Status Report.doc\I,W\10-20-99
347 Main Street Development Project
City Council,StaffReport
October 25, 1999
September 8, 1999 Planning Commission Meeting:
At the conclusion of the Planning Commission public hearing, the Commission indicated its intention to
approve the requested application, subject to revised conditions regarding additional landscaping on the
subject property and within the public right-of-way, hours of deliveries, and requiring employees to exit
the building within 30 minutes of closing. The matter was then continued to the September 22, 1999
Planning Commission meeting for consideration of the approval resolution with the conditions as
revised. The plan before the Planning Commission had the proposed buildings located along Main
Street and Pacific Coast Highway, with the parking area located to the rear of the structure.
Public Notice Issue/Public Concerns:
Between September 8 and the continued meeting of September 22, the Planning Department became
aware that the public hearing noticing was incorrectly done, and indicated the matter would need to be
re-noticed. The incorrect noticing occurred due to incorrect information on the City forms, not by the
applicant doing anything incorrectly. During this same time, the City Manager and Director of
Development Services received calls from several individuals expressing concerns regarding both the
proposed development plan and the tenant mix.
Given the re-noticing issue and the community concerns, staff met with the applicant and requested
participation at a community meeting to further discuss the proposed project and receive additional
citizen comments and concerns regarding both the design and proposed tenant mix. The applicant was
agreeable to this, and the City Manager and Director of Development Services conducted a public
information meeting at City Hall on October 5, 1999.
October 5, 1999 Public Information Meeting:
At this public information meeting the applicant and his architect were present, in addition to
approximately 30-40 interested persons. The City Manager reviewed the general purpose of the
meeting and an overall discussion of the development of the Main Street Specific Plan and the process
up to this point in time in considering this development application. The Director of Development
Services then reviewed in further detail the requirements of the Main Street Specific Plan, why a
conditional use permit is necessary for this development application, and how the provisions of the
Main Street Specific Plan can be interpreted differently by various individuals.
The project architect then reviewed the plan as proposed to the Planning Commission on September 8
and the revisions made since that meeting, in response to concerns expressed by the public and the
Planning Commission. He reviewed the various design concepts considered prior to submitting the
CUP application to the City.
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347 Main Street Development Project
City Council Staff Report
October 25, 1999
There was then a public response time where persons attending could ask questions regarding the
proposed development design and the tenant mix. The major concerns expressed by the public were in
the following areas:
❑ Why is the coffee/dessert shop not considered a restaurant?
❑ Proposed tenant mix is inconsistent with the types of uses on Main Street.
❑ As a"gateway"to Main Street, the proposed development plan closes in that gateway.
❑ New businesses should not be competitive with existing business, they should be
complimentary.
❑ Proposed development plan should be set back from Pacific Coast Highway (PCH), allowing
for a more open feel, and preserving a view corridor down the street from PCH.
❑ The architecture, while attractive, was deemed by most to be out of character with other
buildings on Main Street.
At the conclusion of the meeting it was indicated staff would meet again with the architect and the
developer and determine if adjustments could be made to the application to respond to some of the
concerns expressed. It was indicated the applicant would have two choices, proceed with the
requested CUP application with modifications, or revise the project in response to community
concerns. It was indicated that if the applicant determined to revise the project, another meeting would
be held to present to the interested public the revised development plan. If the applicant determined to
proceed with the CUP application, the application would be properly re-noticed for public hearing
before the Planning Commission, and no additional community information meetings would be held.
Further Plan Revisions:
City staff met with the applicant and reviewed the concerns expressed at the October 5 meeting.
Extensive discussion occurred regarding further revisions to the plan to relocate the building away
from the corner of PCH and Main Street, open the corner up with additional landscaping, and provide
the parking along PCH. The applicant indicated they would further evaluate that design concept.
Several days later the applicant indicated they had a revised plan. A second public information meeting
was scheduled for October 19 and the press was notified.
October 19, 1999 Public Information Meeting:
At this public information meeting the applicant and his architect were present, in addition to
approximately 40-50 interested persons. The City Manager reviewed the general purpose of the
meeting and what occurred at the October 5 meeting.
The project architect then presented the revised plan, in response to concerns expressed by the public
at the October 5 meeting. The revised plan relocates the building to the south property line, with the
347 Main StreetCC Status Report
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347 Main Street Development Project
City Council Staff Report
October 25, 1999
required parking along PCH. This allows for a "gateway" treatment of landscaping and theme walls
along PCH and at the intersection of Main Street. The building size is reduced from 6,147 square feet
to 5,900 square feet; parking above the minimum required is provided; and increased landscaping is
provided along PCH, at the corner of Main Street and PCH, and adjacent to the parking areas along
Main Street. An exit only, right turn only drive is proposed from the parking lot onto Main Street,
allowing cars to exit on Main Street, but only allowing those cars to travel down Main Street, not
towards PCH. A more subdued design theme, with the use of natural materials and quality
construction methods, is also proposed.
Again, extensive discussion occurred with the public, applicant, architect, and city staff regarding the
revised plan. It was the general consensus of those present that the revised plan addressed the major
concerns expressed at the October 5 meeting and would be a benefit to Main Street. At this time the
applicant stated there are no identified tenants under lease for the development after Starbucks
indicated they are not interested in an area of 1,000 square feet or less. The applicant does not intend
to pursue the CUP application, but will proceed with the regular administrative plan review process for
the revised plan, as no CUP or variance requests are necessary.
What Happens Now?
The applicant will submit revised concept plans for Department of Development Services "approval in
concept" for submission to the California Coastal Commission, as the revised plan conforms to all
standard requirements of the Main Street Specific Plan Zone and other zoning ordinance provisions.
No additional review by the Planning Commission is necessary.
The project will then be considered by the Coastal Commission at a public hearing to determine
consistency of the project with the Coastal Act. Assuming approval by the Coastal Commission, with
possible amendments, the applicant would then submit final construction plans to the City for review
and approval. The City retains approval authority for landscape and hardscape plans, entryway
monuments and certain other amenities to complement Main Street. Upon approval of the construction
plans and, building permits would be issued under specified conditions, the building constructed, and
then occupied. If future land uses require a conditional use permit approval by the Planning
Commission, public hearings will be held on those requests, with the required public noticing.
FISCAL IMPACT
None. Project has been conditioned to provide "fair-share" costs for enhanced pedestrian crossing
paving treatment across Main Street at Pacific Coast Highway, provide enhanced sidewalk paving and
street tree plantings along Main Street and Pacific Coast Highway, and provide a Main Street entrance
347 Main StreetCC Status Report
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347 Main Street Development Project
City Council Staff Report
October 25, 1999
entrance sign at the corner of Main and Pacific Coast Highway in accordance with final design
plans approved by the City.
RECOMMENDATION
Receive and File Staff Report.
NOTED AND APPROVED
i , � � 1
wee Whittenberg,Director Keith R. Till
Development Services Departmen City Manager
Attachments: (3) Revised site plan and building elevation renderings
347 Main Street.CC Status Report
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, ' ( I,,i, W 1:1 I,. SITE AREA: 14,657 5.F 94 AC
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2212 Dupont Dr.,Ste.T, Irvine,CA 92612
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