TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: Carl Stiehl, City Planner
PREPARED BY: Roderick Salazar, Assistant Planner
SUBJECT:
title
Development Plan Permit 2023-00027 and Conditional Use Permit 2024-00028 for a Repair and Maintenance, Motor Vehicle use type, MTA Tire Shop
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RECOMMENDATION
recommendation
Staff recommends that the Planning Commission:
1. Determine that the Project is exempt from the California Environmental Quality Act (CEQA) as an in-fill development project pursuant to Section 15332 of Title 14, Division 6, Chapter 3 of the California Code of Regulations (CEQA Guidelines); and
2. Approve: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING DEVELOPMENT PLAN (DP) 2023-00027, CONDITIONAL USE PERMIT (CUP) 2024-00028, FOR THE CONSTRUCTION AND OPERATION OF A REPAIR AND MAINTENANCE, MOTOR VEHICLES, USE WITH A 4,995 SQ. FT. STRUCTURE, PARKING, LIGHTING, LANDSCAPING, TRASH ENCLOSURE, AND ASSOCIATED IMPROVEMENTS ON PROPERTY LOCATED ALONG MADISON AVENUE (APN: 910-490-015), based on the Findings and subject to the Conditions of Approval in Exhibits A, and B, and the Statement of Operations in Exhibit C (See Attachment 1).
1) Consider and Approve the Notice of Exemption for Projects Consistent with a Community Plan or Zoning pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) Section 15183 of Title 14, Division 6, Chapter 3 of the California Code of Regulations, and Public Resources Code Section 21083.3; and
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PROJECT DESCRIPTION
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Application Type: |
Development Plan Permit (DP) / Conditional Use Permit (CUP) |
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Applicant: |
Melinda Reyes, DMA Architect & Engineering |
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Property Owner: |
Rubivian Enterprises LLC / Cirocco Leal |
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Site Area: |
.68-net acres |
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Project Location: |
East of Madison Avenue and south of Murrieta Hot Springs Road (APN: 910-490-015) |
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Site General Plan/Zoning: |
Commercial / Community Commercial (CC) |
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Adjacent Zoning/Land Use: |
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North: |
Community Commercial (Carmax) |
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South: |
Community Commercial (Carmax) |
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East: |
Community Commercial (Carmax) |
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West: |
Madison Avenue/Community Commercial, and Marriott Courtyard / Marriott Residence Inn |
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The Applicant’s proposal is for a DP and CUP to construct and operate a 4,995 square feet auto and tire shop with a mezzanine and six service bays, associated parking, landscaping, and a trash enclosure on a 0.68-net acre site, known as the MTA Tire Shop. A total of 27 parking stalls are proposed on-site per the plans provided. A DP is required for the development of this vacant property. A CUP is required for the Repair and Maintenance, Motor Vehicle use type within the Community Commercial (CC) zone. The project site is located east of Madison Avenue (approximately 1,200 feet south of Murrieta Hot Springs Road) and is comprised of Assessor Parcel Number (APN: 910-490-015) as shown on the map below. The project site is hereinafter referred to as the Property.
The Property is subject to the Commercial General Plan land use designation and is zoned Community Commercial. The Property is currently vacant and has the following minor improvements along its frontage: curb, gutter, and driveway. Access is currently provided from Madison Avenue. The proposed use will operate 8AM to 6PM Monday through Friday, and 8AM to PM on Saturdays. Activities to be performed include general automotive services such as brake replacements, alignments, suspension repair and upgrades, general maintenance, as well as the sale and installation of aftermarket wheels.
The uses and improvements described above are hereinafter referred to as the Project.
Site Plan
ANALYSIS
Zoning / General Plan Consistency:
The Project is located within a vacant lot zoned CC. The CC zone is applied to areas appropriate to serve the daily shopping needs of the community, including destination centers, supermarkets, and smaller, single-lot, commercial activities. The Project is a motor vehicle repair and maintenance shop, which is considered a single-lot commercial activity, offering a necessary service to residents and businesses in the community. Therefore, the use is consistent with the CC zone.
The Project is in conformance with the City of Murrieta General Plan and is consistent with the Commercial General Plan Land Use designation as the CC zone is a commercial zoning district that implements the commercial land use goals of the General Plan.
The Project implements various land use goals and policies, including General Plan goal LU-1 which looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses as well as anticipated growth and achieves the community’s vision. The Project is consistent with Policies LU-1.5 and LU-7.1, which encourage a wide variety of retail and commercial services in appropriate locations and work with property owners of vacant commercially zoned properties to develop their sites into appropriate, economically viable projects. The Project is consistent with General Plan Goal LU-9 for land use patterns and urban design that support healthy and sustainable lifestyles and businesses.
Traffic Circulation / Access & Egress:
The Project site is accessible from existing driveways east of Madison Avenue. The Project does not propose to change the access to the site, and new drive aisles will be constructed to meet the appropriate Fire and Development Code (Title 16 of the Murrieta Municipal Code - MMC) access widths and maintain adequate circulation in the site. Traffic to and from the site is anticipated to be within the threshold of what would be expected from a typical motor vehicle service use type in the CC Zone.
Architecture / Aesthetics:
The Project proposes a two-story commercial building with a mezzanine for offices and six bays to operate as a repair and maintenance facility for motor vehicles. The building combines exterior finishes including stucco, stone veneer accents, decorative flat awnings over windows, and multiple planes to provide articulation and dimension along the storefront. The bay doors will be metal roll-up doors. The roof will be Class “A” asphalt shingles to match nearby businesses across Madison Avenue. See Attachment 3 for the architectural renderings and plans.
Parking:
The Development Code requires the Project to provide 27 parking spaces for the six bays, employees, and customers. The parking is based on four spaces for each service bay, plus one space for each two employees on the largest shift. The Applicant has provided a total of 27 parking spaces, which meets the minimum requirements under the Development Code (MMC Section 16.34.040).
Landscape:
The proposed landscaping plans comply with the Development Code’s requirements. Based on the proposed plans, there will be 20% percent landscaping within the Project. The Project also complies with MMC Section 16.34.070.H6, which requires a 15-foot wide landscape strip along public street frontages and at least 5 feet wide along the side and rear property lines.
Stormwater / Drainage:
There is a storm drain system that exists north of the Project, which is located in the driveway of the adjacent larger commercial property. The Property naturally drains to the south, but the site grade is an elevated pad, and flow is directed off the pad from the high point. The drainage plan follows the requirements of the Riverside County Hydrology Manual. The Property is located in the Santa Margarita Watershed. Peak flow and hydromodification will be mitigated by the bio-retention basins that are proposed around the site. Runoff from the site flows to basins throughout the site. When the flow reaches a depth of 3-6” inches within the basins, it will flow into the inlets and into the local storm drain system. There are no offsite flows proposed per the Drainage Report provided. A Preliminary Water Quality Management Plan (PWQMP) has been prepared, and further details can be found in that report (Attachment 5).
Given the analysis, the proposed site meets the requirements of the City of Murrieta, Riverside County Flood Control, and California standards and guidelines. Construction of the proposed Project is not anticipated to impact the hydrology in the area.
Noise:
The Applicant provided a Noise Impact Analysis for the Project to assess the noise and vibration impacts that may occur during Project development and operation. The lot is currently vacant, and adjacent lots to the north and south are also vacant. A car dealership abuts the Property to the east, a large box retail store (Walmart) is less than 300 feet to the north, and two hotels operate directly west of the proposed Project.
The Analysis determined that noise from construction-related vehicle trips is at a level less than perceptible to the human ear in the outdoor environment at this location and is therefore less than significant, and no mitigation is required. Noise generated during on-site construction is limited pursuant to the City’s Noise Ordinance and is anticipated to be less than significant if the use of construction equipment is prohibited from 8:00 p.m. to 7:00 a.m.
During operation of the use, once established, the vehicle trips generated by the use are not anticipated to reach a noise level perceptible to the human ear in the outdoor environment over the existing situation for noise with Murrieta Hot Springs and Madison Avenue at this location. Therefore, increases in ambient noise levels due to the Project’s operational traffic would be less than significant and no mitigation is required. Additionally, on-site operation of the use was analyzed, and it was determined that the use of pneumatic equipment (for example, tools and instruments using compressed air) shall be prohibited from 10:00 p.m. to 7:00 a.m. The operational limitations described above are included in the Project’s conditions of approval.
CONDITIONAL USE PERMIT
A CUP is required for the proposed MTA tire shop as a Repair and Maintenance, Motor Vehicles, use type consistent with the CC zone per MMC Table 16.10-1 and Chapter 16.52 of the Development Code. Repair and Maintenance, Motor Vehicles, is defined in the Development Code to include the repair, alteration, restoration, painting, cleaning (including self-service and attended car washes), or finishing of automobiles, motorcycles, trucks, recreational vehicles, boats, and other vehicles as a principal use, including the incidental wholesale and retail sale of vehicle parts as an accessory use. Repair and Maintenance, Motor Vehicles involve vehicles with minor facilities that specialize in limited aspects of repair (such as muffler and radiator shops, tire maintenance, and quick-lube). Therefore, the use as described above requires the approval of a CUP.
The Project has been designed consistent with the standards of the CC zone, the applicable standards of the Development Code as noted above and the applicable requirements for this use. Conditions of Approval have been prepared, and provided they are fully complied with, the construction and operation of the Project is anticipated to standards and regulations. Therefore findings may be made to support the CUP. See Attachment 1 for the Resolution including the findings and Exhibit B for the CUP Conditions of Approval.
DEVELOPMENT PLAN PERMIT
A DP is required for the development of an existing vacant lot. DP applications are intended to protect the integrity and character of the residential, commercial, and industrial areas of the City, through the application of the standards within the Development Code. The configuration, design, location, and impact of the proposed use has been reviewed by staff comparing the use to applicable standards and regulations for a DP as noted above. Therefore the findings may be made to support the DP.
Given the analysis above, the findings for the DP are also included in the Project Resolution. See Attachment 1 for the Resolution including the findings and Exhibit A for the DP Conditions of Approval.
ENVIRONMENTAL
The Project is exempt under the California Environmental Quality Act (CEQA) Guidelines Section 15332 - In-fill Development (Class 32) because the Project is consistent with the General Plan land use designation, General Plan policies, and all applicable zoning designations and regulations. Additionally, the proposed Project is within City limits, and the Project site has no value as habitat for endangered, rare, or threatened species, and approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality. The Project’s Noise Analysis and Water Quality Analysis indicate in more detail that there are no significant effects related to noise or water quality. The Project can be adequately served by all required utilities and public services. Therefore, the Project is exempt from CEQA consistent with Class 32 In-fill exemption and a Notice of Exemption shall be posted and filed for the Project.
NOTICING
Public notice for the Project was given in compliance with Chapter 16.76 of the Development Code. The City posted a sign on the property, mailed notices to property owners within a 300-foot radius, and advertised in the newspaper at least 10 days before the hearing.
ATTACHMENTS
1. Resolution
Exhibit A - Conditions of Approval (DP)
Exhibit B - Conditions of Approval (CUP)
Exhibit C - Statement of Operations
2. Vicinity Map
3. Project Plans
4. Notice of Exemption
5. WQMP / Prelim Drainage Study
6. Noise Impact Analysis