TO: HONORABLE CHAIR AND MEMBERS OF THE PLANNING
COMMISSION
FROM: Carl Stiehl, City Planner
PREPARED BY: Farrah Bulacan, Associate Planner
SUBJECT: title
U-Haul Development Plan (DP-2021-2359) and Conditional Use Permit (CUP-2021-2360)
end
RECOMMENDATION
recommendation
Staff recommends that the Planning Commission:
1. Consider and Approve the Notice of Exemption for In-Fill Development (Class 32 Infill Exemption) pursuant to California Code of Regulations Title 14, Section 15332 of the Guidelines for Implementation of the California Environmental Quality Act (CEQA); (see Attachment 4); and
2. Adopt the RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MURRIETA APPROVING DEVELOPMENT PLAN PERMIT 2021-2359 (DP-2021-2359) AND CONDITIONAL USE PERMIT 2021-2360 (CUP-2021-2360) FOR THE CONSTRUCTION AND OPERATION OF A 15,579 SF SELF-STORAGE FACILITY ON A 1.11 ACRE SITE ON LOS ALAMOS ROAD (APNS: 949-220-013 AND 949-220-014), based on the Findings and subject to the Conditions of Approval in Exhibits A and B, and the Operations Statement in Exhibit C (See Attachment 1).
body
EXECUTIVE SUMMARY
The project consists of constructing and operating a 15,579 square-foot U-Haul self-storage facility on Parcel 3 and 4 of PM 7654. A Conditional Use Permit is required for the operation of a self-storage facility within the Community Commercial zoning designation per Table 16.10-1 of the Development Code. Access to the facility will be provided by Los Alamos Road. The majority of typically required street improvements are already in place on Los Alamos Road and minor modifications to the right of way are required for this project.
PROJECT DESCRIPTION
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Application Type: |
Development Plan Permit (DP-2021-2359) |
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Conditional Use Permit (CUP-2021-2360) |
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Applicant: |
U-Haul Company of Orange County |
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Property Owner: |
AREC 26, LLC |
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Site Area: |
1.1 acres |
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Project Location: |
South of Los Alamos Road/East of Jefferson Avenue |
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(APN: 949-220-013 and 949-220-014) |
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Site General Plan/Zoning: |
Community Commercial (CC) |
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Adjacent Zoning/Land Use: |
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North: |
Community Commercial (CC) and Multi-Family (MF-2)/ Vacant and existing Multi-Family development respectively |
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South: |
Community Commercial (CC)/Existing Commercial |
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East: |
Community Commercial (CC)/Existing Commercial |
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West: |
Community Commercial (CC)/Existing Commercial |
The project is a proposal to construct 15,579 square-foot U-Haul self-storage facility on a 1.11 acre-site. The proposal consists of a Development Plan for the construction of the facility and related site improvements. The proposal also includes a Conditional Use Permit (CUP) to allow for the operation of the self-storage facility within a CC zone.
The Property is located south of Los Alamos Road (APNs: 949-220-013 and 949-220-014) and is approximately 160-feet east of Jefferson Avenue. This site is subject to the Commercial General Plan Land Use designation and is zoned CC. The site is vacant, and access will be provided by Los Alamos Road and secondary access is provided south of the project site to the existing U-Haul which is accessible from Jefferson Avenue. The adjacent existing U-Haul facility was approved under a separate entitlement and is not being evaluated as part of this entitlement review.
ANALYSIS
Zoning / General Plan Consistency:
The Project is consistent with the Property’s General Plan land use designation (Commercial) and accomplishes various land use goals. The Property has a CC zoning designation, which is applied to areas appropriate to serve the daily shopping needs of the community, including destination centers, supermarkets, and smaller, single-lot, commercial activities. Financial, office, and restaurant activities are also allowed. Appropriate buffering between adjacent residential designations is required. The CC zoning district is consistent with the Commercial land use designation of the General Plan. The General Plan Goal LU-1 looks to provide a complementary balance of land uses throughout the community that meets the needs of existing residents and businesses’ anticipated growth and achieves the community’s vision. The Project is consistent with Objective LU-1.4 by identifying a location appropriate for complementary land use. This Project will achieve various goals and policies of the General Plan, including:
• Promote future patterns of development and land use that reduce infrastructure construction costs and make better use of existing and planned public facilities. (LU-1.6); and
• Encourage retail development projects that can realistically satisfy community-wide and regionally-based demand for goods and services. (ED-4.1); and
• Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region. (LU-1.2); and
• Ensures efficient and safe access for emergency vehicles by providing minimum drive aisles widths throughout the Project site for fire vehicles. (CIR-2.14); and
• Protect residential areas from the effects of potentially incompatible uses. Where new commercial or industrial development is allowed adjacent to residentially zoned districts, establish and/or maintain standards for circulation, noise, setbacks, buffer areas, landscaping and architecture, which ensure compatibility between the uses. (LU-3.2).
As designed, the Project meets the Development Standards as defined in Section 16.10.020 of the Development Code regarding meeting standards such as setbacks, minimum landscape requirements, and building height.
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Current Zoning Regulations |
Consistent? |
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Use Regulation: |
Community Commercial (CC) |
Yes, with the approval of a CUP |
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Density: |
N/A |
N/A |
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Lot Size: |
N/A |
5.24 |
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Building Height: |
50 feet |
Yes- The proposed building height is 50- feet. |
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Setback: |
25 feet (street); 0 or 10 feet for interior adjacent to commercially zoned properties |
Yes- The building exceeds the minimum street setback requirement of 25 feet and is providing 30 feet. The building exceeds the minimum interior setback requirement of 0 or 10 feet and is providing a minimum of 17 feet. |
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Landscape % min. |
20% |
Yes- Project will be providing 20% minimum for on-site landscaping |
Architecture/Aesthetics
The Project consists of one structure that is 50-feet in height. Exterior finishes include stucco, stone veneer, metal awning, recessed arcades and plane changes to provide articulation and visual interest to the exterior elevations of the structure. Parapets feature a decorative cornice and pitched roof planes to enhance vertical articulation. The architecture proposed for the building is in keeping with the existing architecture of the adjacent commercial business and the multi-family development across the street on Los Alamos Road. The proposed walls, roof, and stonework on the elevations are architecturally compatible with the surroundings. Additionally, the structure as designed meets section 16.10.030 of the Development Code for Commercial Districts design standards. Staff worked with the applicant through multiple iterative reviews to bring the design and architecture into compatibility with the surrounding neighborhood. See Attachment 2 for the architectural renderings and plans for more information.
Parking:
The project exceeds the required parking rates identified in the Development Code. Per Development Code Section 16.34.040 and Table 3-7, the total parking required for this use is four (4) parking stalls. The project proposes to provide 6 parking stalls in total. The project exceeds the required parking rates identified in the Development Code.
Traffic:
A Traffic Scoping Agreement was prepared for this project in 2021 to analyze the trip generation for self-storage use. Based on the analysis, the project is considered to be a low-trip generator. A Traffic Impact Analysis or Vehicle Miles Traveled (VMT) Analysis were not required as the project is only anticipated to generate 21 daily vehicle trips which is well under the City’s 110 daily vehicle trips threshold to trigger a VMT analysis. Refer to Attachment 8 for more information.
One driveway is proposed on Los Alamos Road which will have full-turning movements. An existing internal driveway connecting to the adjacent U-Haul site provides access from this project site through the adjacent site to Jefferson Avenue.
Landscaping:
The proposed landscaping plans comply with the Development Code requirements. The project is proposing to provide 20% landscape area on site which meets the 20% landscape area required per the Development Code for the CC zone. The project also complies with Section 16.34.070.H.6, which requires a 15-foot-wide landscape strip along public street frontages. Landscaping will include trees, shrubs, and ground cover. For the plant palette, 29 trees are proposed at a 24” box size. Shrubs and groundcover are comprised of a variety of live plant material. The conceptual landscape plan provides adequate landscaping on site. See Attachment 2 for more information.
CONDITIONAL USE PERMIT
Operation of Self-Storage Facility (CUP-2021-2360)
The City’s Development Code requires an application for a CUP for the operation of a self-storage facility within the CC zoning designation. With this specific use for the operation, the objective of the CUP analysis is to confirm that the proposed business will not have an impact or effect on the neighborhood surrounding the subject site. In addition, a review of the location, design configuration, and potential impact(s) is also conducted by comparing the Project to established standards. This review shall determine whether the proposed use should be allowed by weighing the public need for and the benefit derived from the service against any adverse impact(s) it may cause. The hours of operation for the self-storage facility are the following:
• Monday - Thursday 7:00 am. to 7:00 pm.
• Friday 7:00 am. to 8:00 pm.
• Saturday 7:00 am. to 7:00 pm.
• Sunday 9:00 am. to 5:00 pm.
The proposed use is compatible with the uses within the vicinity with the project site being directly adjacent to existing commercial uses and the proposed project will provide no disruption to those existing uses. The Project is conditioned to comply with the Noise Ordinance, section 16.30 of the Development Code, to reduce potential impacts to surrounding uses. Indoor storage is permitted as part of this entitlement and no outdoor storage of any type is authorized as part of this permit application.
ENVIRONMENTAL DETERMINATION
The Project has been determined to be exempt from the California Environmental Quality Act (CEQA). The Project is exempt under CEQA Guidelines Section 15332 - Class 32 In-Fill Development, based on the following findings:
The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations. The Project occurs within the city limits on a site that is less than five (5) acres and is substantially surrounded by urban uses. The Property has no value as habitat for endangered, rare, or threatened species. The project would not result in any significant effects on traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services and is not on any hazardous substances list. (See Attachment 4 for more information).
FINDINGS
In accordance with Section 16.56.040 of the Development Code, and based upon the facts and statements of public and City staff, and information of record provided on the public hearing in this matter, the Planning Commission makes the following findings regarding the application for DP-2021-2359:
1. The proposed use is allowed within the subject zoning district and complies with all applicable provisions of the Development Code;
FACTS: The development of the vacant property into a self-storage facility within the CC Zoning Classification with the facility layout subject to the issuance of a Development Plan Permit. The proposed site layout and landscaping plans are in compliance with the intent of the City’s Development Code requirements in regards to building height, setbacks and on-site landscaping.
2. The proposed use would be consistent with the objectives, policies, general land uses, and programs of the general plan and any applicable specific plan.
FACTS: General Plan goal LU-1 looks to provide a complimentary 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 LU-1.2 by identifying a location appropriate for complimentary land use. The Project proposes a self-storage facility within the CC Zone.
This Project will achieve various goals and policies of the General Plan, including:
o Promote future patterns of development and land use that reduce infrastructure construction costs and make better use of existing and planned public facilities. (LU-1.6); and
o Encourage retail development projects that can realistically satisfy community-wide and regionally-based demand for goods and services. (ED-4.1); and
o Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region. (LU-1.2); and
o Ensures efficient and safe access for emergency vehicles by providing minimum drive aisles widths throughout the Project site for fire vehicles. (CIR-2.14); and
o Protect residential areas from the effects of potentially incompatible uses. Where new commercial or industrial development is allowed adjacent to residentially zoned districts, establish and/or maintain standards for circulation, noise, setbacks, buffer areas, landscaping and architecture, which ensure compatibility between the uses. (LU-3.2).
The Project is not located within any applicable Specific Plan.
3. The approval of the development plan permit and phasing plan for the proposed use is in compliance with the requirements of CEQA, and there would be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored;
FACTS: The Project has been reviewed for compliance with CEQA Section 15332 for In-Fill Development. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project occurs within the city limits on a site that is less than five (5) acres and is substantially surrounded by urban uses. The project site has no value as a habitat for endangered, rare, or threatened species. The project would not result in any significant effects relating to traffic noise, air quality, or water quality. The site can be adequately served by all required utilities and public services and is not on any hazardous substances list.
4. The location, size, design, and operating characteristics of the proposed use would be compatible with existing land uses within the general area in which the proposed use is to be located;
FACTS: The Project site is suitable for the proposed self-storage facility as it will not have an adverse impact on the adjacent neighboring commercial land uses or the existing residential development across the street, north of Los Alamos Road. The Project provides for adequate ingress/egress by providing primary access on Los Alamos Road. The Project is designed to accommodate on-site parking for employees and patrons. The project will be conditioned to provide lighting using only shielded, downward lighting designs to avoid light spills into adjacent properties and a landscaping plan that meets the requirements and will provide buffering and screening. The proposed Project will also meet the standard requirements of the Development Code with specific conditions.
5. The subject site is physically suitable for the type and density/intensity of the use being proposed.
FACTS: The Project site is suitable for the proposed self-storage facility use as it will not have a harmful effect on the neighboring commercial-zoned properties and residential development across the street. The Project provides for adequate ingress/egress by providing primary access on Los Alamos Road, and secondary access is provided connecting the adjacent U-Haul Facility south of the project site, which connects to Jefferson Avenue. The Project is designed to accommodate onsite parking, lighting (using only shielded, downward lighting designs) that avoids light spill offsite, and landscaping that meets code requirements and will provide buffering and screening. The proposed Project will also meet the standard requirements of the Development Code with specific conditions.
6. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to the public convenience, health, safety, or general welfare.
FACTS: Water and sewer will be provided by Western Municipal Water District and the project is conditioned to install the necessary infrastructure prior to occupancy. Water and sewer lines are currently located on Los Alamos Road and are available for connection. Electricity is provided by Southern California Edison Company and gas by the Southern California Gas Company. Waste Management provides residential and commercial waste disposal services in the City. The Project site is located in an area where existing public safety and services are readily available.
In accordance with Section 16.52.040 of the Development Code, and based upon the facts and statements of public and city staff, and information of record provided on the public hearing in this matter, the Planning Commission makes the following findings regarding the application for Conditional Use Permit 2021-2360:
1. The proposed use is conditionally allowed within, and would not impair the integrity and character of, the subject zoning district and complies with all applicable provisions of the Development Code;
FACTS: The City of Murrieta Development Code (Section 16.10.010, Table 16.10-1) allows for a self-storage facility use, subject to the issuance of a CUP. The Project, as described in the staff report, is a compatible use to the surrounding zoning within the area. The Project complies with applicable requirements identified in the Development Code for parking, setback, landscape, and other development standards.
2. The proposed use is consistent with the objectives, policies, general land uses, and programs of the general plan, and any applicable specific plan;
This Project will achieve various goals and policies of the General Plan, including:
o Promote future patterns of development and land use that reduce infrastructure construction costs and make better use of existing and planned public facilities. (LU-1.6); and
o Encourage retail development projects that can realistically satisfy community-wide and regionally-based demand for goods and services. (ED-4.1); and
o Ensure future development provides for a variety of commercial, industry, and housing that serve the spectrum of incomes within the region. (LU-1.2); and
o Ensures efficient and safe access for emergency vehicles by providing minimum drive aisles widths throughout the Project site for fire vehicles. (CIR-2.14); and
o Protect residential areas from the effects of potentially incompatible uses. Where new commercial or industrial development is allowed adjacent to residentially zoned districts, establish and/or maintain standards for circulation, noise, setbacks, buffer areas, landscaping and architecture, which ensure compatibility between the uses. (LU-3.2).
The Project is not located within any applicable Specific Plan.
3. The approval of the conditional use permit for the proposed uses is in compliance with the requirements of CEQA and there will be no potentially significant negative impacts on environmental quality and natural resources that could not be properly mitigated and monitored;
FACTS: The Project has been reviewed for compliance with CEQA Section 15332 for In-Fill Development. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The project occurs within the city limits on a site that is less than five (5) acres and is substantially surrounded by urban uses. The project site has no value as a habitat for endangered, rare, or threatened species. The project would not result in any significant effects relating to traffic noise, air quality, or water quality. The site can be adequately served by all required utilities and public services and is not on any hazardous substances list.
4. The site is suitable for the type and intensity of use or development that is proposed.
FACTS: The Project site is suitable for the proposed self-storage facility use as it will not have a harmful effect on the neighboring commercial zoned properties and residential development across the street. The Project provides for adequate ingress/egress by providing primary access on Los Alamos Road, and secondary access is provided connecting the adjacent U-Haul Facility south of the project site, which connects to Jefferson Avenue. The Project is designed to accommodate onsite parking, lighting (using only shielded, downward lighting designs) that avoids light spill offsite, and landscaping that meets code requirements and will provide buffering and screening. The proposed Project will also meet the standard requirements of the Development Code with specific conditions.
5. There are adequate provisions for sanitation, water, and public utilities and services to ensure public convenience, health, safety, and general welfare.
FACTS: Water and sewer will be provided by Western Municipal Water District and the project is conditioned to install the necessary infrastructure prior to occupancy. Water and sewer lines are currently located on Los Alamos Road and are available for connection. Electricity is provided by Southern California Edison Company and gas by the Southern California Gas Company. Waste Management provides residential and commercial waste disposal services in the City of Murrieta. The Project site is located in an area where existing public safety and services are readily available.
6. The proposed use would not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other allowed uses in the vicinity or adverse to the public convenience, health, safety, or general welfare, or materially injurious to properties and improvements in the vicinity of the subject property.
FACTS: The Project will not have an adverse impact on the environment because the proposed site improvements can be implemented without creating a significant impact on the neighboring land uses and the operation of self-storage facility is not anticipated to create any long-term significant impacts related to noise, traffic, air quality, lighting or other resources. Additionally, the Project is conditioned to comply with applicable standards specified within the Development Code that pertain to noise and other development standards.
NOTICING
The Project was noticed in compliance with Section 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 a minimum of 10 days before the hearing.
ATTACHMENTS
1. Resolution
Exhibit A - Development Plan (DP-2021-2359) Conditions of Approval
Exhibit B - Conditional Use Permit (CUP-2021-2360) Conditions of Approval
Exhibit C - Statement of Operations (Self-Storage Facility)
2. Project Plans
3. Vicinity Map
4. Notice of Exemption
5. WQMP
6. Drainage Study
7. Geotechnical Analysis
8. Trip Generation Analysis