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Home My WebLink About8.1 Sprouts Farmers Market CUP Dik /(1k ∎x STAFF REPORT 19 C82 PLANNING COMMISSION �IFOR DATE: July 9, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2013-00019 Sprouts Farmers Market Retail — Outdoor Storage Conditional Use Permit Report prepared by Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting a Conditional Use Permit to allow the permanent outdoor display of four (4) merchandise display bins outside the customer entrance of Sprouts Farmers Market at 7153 Amador Plaza Road. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for "Retail — Outdoor Storage" at an existing retail store at 7153 Amador Plaza Road (Sprouts Farmers Market). Submitted By Re By Assistant Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: • Page 1 of 4 G:1PA#120131PLPA-2013-00019 Sprouts CUPIPC 7.9.131PCSR Sprouts CUP.doc DESCRIPTION: Figure 1: Project Vicinity The project site is located at 7153 v* - • Amador Plaza Road, near the • �`• �; � ;off. . ..f '-'i' �`:'�► intersection of Amador Plaza Road and Amador Valley Boulevard. The 7-acre site contains three ' � t; £ . existing buildings that are _ _ ~k l, k.E- �.. • occupied by Sprouts Farmers ,•• ®� - _ °x,`= - rr,; .. Market, Jo-Ann Fabrics, The Floor - .. - • - ,.. , . ._ 1, , M Store, and Chuck E. Cheese. ^• 4 ; • Access to the shopping center is '.f, _ • `` - ` provided from driveways on both � • Amador Plaza Road and Amador ;t __ • rr •Valley Boulevard. The project site ..s - - 1•A. has a General Plan and Downtown - .routs Dublin Specific Plan land use =R' " + `.F � ' y designation of Downtown Dublin — . ,; , Retail District, and the Project site " is located within the Downtown �;��: ;:0.•-•' '�° r� �, Dublin Zoning District. The project ' `: 04.'0 r ' • vicinity is depicted in Figure 1. ' N The Applicant is requesting approval of a Conditional Use Permit (CUP) for Retail — Outdoor Storage (See Attachment 1) to display merchandise in front of the store during business hours. ANALYSIS: The outdoor display, storage and sales of materials for a retail use (Retail — Outdoor Storage) is not specifically identified in the Downtown Dublin Specific Plan (DDSP); however, Section 8.30.070 of the Zoning Ordinance gives the Community Development Director the discretion to determine which uses are permitted within the Downtown Dublin Zoning District, and similar to other retail districts, the Community Development Director has determined that Retail — Outdoor Storage is a permitted use in the Downtown Dublin Zoning District subject to approval of a Conditional Use Permit by the Planning Commission. Retail — Outdoor Storage Sprouts Farmers Market occupies 32,667 square feet of space within an approximately 55,000 square foot building they share with Jo-Ann Fabrics. The Downtown Dublin Specific Plan encourages new development and improvements that will enhance the City's tax base, and accordingly one of the Specific Plan's Guiding Principles is increasing the amount of retail sales and related economic activity throughout Downtown Dublin (see Chapter 3.3.1 of the DDSP). In accordance with this Guiding Principle, Sprouts Farmers Market proposes to place up to four (4), 3'x4' field bins outside the store for the display of seasonal fruits and vegetables. Two merchandise display bins will be located on each side of the Sprouts customer entrance (see Attaccm• t 1, Exhibit A). • 2 of 4 Conditions of Approval have been placed on the project to ensure an attractive display environment outside of the grocery store. The field bins used for the outdoor display will be of the same type used inside the store (see Attachment 1, Exhibit B), and Condition of Approval No. 11 requires that all field bins be similar in design, colors, materials and size. Condition of Approval No. 19 requires that the property be maintained in a safe, clean and litter free condition at all times, and Condition of Approval No. 21 requires that the placement of the field bins does not interfere with accessibility requirements. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Project be found exempt from CEQA pursuant to Section 15301 (Existing Facilities). The project consists of four (4) outdoor display bins at an existing retail store, resulting in a negligible expansion of the use. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The Project is consistent with the General Plan and Downtown Dublin Specific Plan land use designation of Downtown Dublin — Retail District which allows for a range of commercial uses, including retail businesses. The Project is consistent with Section 8.30.070 of the Zoning Ordinance in that the Community Development Director has determined that Retail — Outdoor Storage is a permitted use in the Downtown Dublin Zoning District pursuant to a Conditional Use Permit from the Planning Commission. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, and Public Works Department have reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no comments from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant and posed to the City's website. ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for "Retail — Outdoor Storage" at an existing retail store at 7153 Amador Plaza Road (Sprouts Farmers Market), with the Project Plans attached as Exhibit A and Display Bin Design attached as Exhibit B. 3 of 4 GENERAL INFORMATION: APPLICANT: Terri Dickerhoff, Sprouts Farmers Market, 1120 Manzanita Street, Los Angeles, CA 90029 PROPERTY OWNER: Red Mountain Asset Fund I, LLC, 1234 E. 17th Street, Santa Ana, CA 92701 LOCATION: 7153 Amador Plaza Road ASSESSORS PARCEL NUMBER: APN 941-0305-037-00 GENERAL PLAN/SPECIFIC PLAN LAND USE DESIGNATION: Downtown Dublin — Retail District ZONING: Downtown Dublin Zoning District (DDZD) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD Downtown Dublin — Retail District Resurrection Lutheran Church South DDZD Downtown Dublin — Retail District Amador Plaza Center East 1-680 N/A Interstate Highway West DDZD Downtown Dublin — Retail District Dublin Place 4 of 4