31A - CUP - HDMM ENTERPRISE 3825 WEST FIRST STREET

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CUP No. 2012-22 & VA No. 2012-08 October 8, 2012 Page 2 Proiect Description The applicant proposes to rehabilitate the subject site and existing 2,620 square foot building to operate a Popeye's Louisiana Kitchen restaurant use. The project also includes a drive-through service lane for take-out dining requests. The proposed site improvements include upgrades to landscape areas, extension of the drive-through lane, addition of bicycle racks, and exterior architectural enhancements. The proposal will also include interior improvements to facilitate their restaurant design and provide 68 fixed seats for indoor dining. Operating hours for the restaurant are anticipated to be from 6:00 a.m. to midnight, seven days per week. A new landscape planter is proposed at the entry of the drive-through lane, thereby extending the stacking lane for vehicles waiting to place their food order. Two new landscape planters will be provided on either side of the main restaurant entrance, in conjunction with a new handicap accessible parking improvements (Exhibits 3 and 4). All new landscape planters as well as planters located at the base of the building will incorporate drought tolerant plant materials. The architecture of the proposed new restaurant includes multiple building materials including ledger stone veneer and stucco, window trim, metal awnings, faux shutters and decorative wrought iron accents. The proposed architecture meets the Citywide Design Guidelines; while the exterior building in color and style is distinctive, it is compatible with the existing architectural styles in adjacent commercial center (Exhibits 5 and 6). Since the parcel has been unoccupied for more than one year, the legal non-confirming status has been lost, and the City's non-conforming ordinance (Section 41-683) requires any subsequent new use meet all aspects of the Zoning Code. Thus, a conditional use permit is required to allow a restaurant, as well as a drive-through in the North Harbor Specific Plan (SP-2) zoning district. The proposed project plans detail a number of upgrades to the site and building architecture to achieve current City standards. Project Background The project site at 3825 West First Street, along with the surrounding "McCalla" commercial center, was originally entitled as an 8.26 acre integrated site in 1984, with the approval of Specific Development No. 22 (SD-22). While the subject site and the adjacent parcel share integrated parking and access, they are two separate legal parcels. The existing restaurant building on the subject site was constructed in 1986 as a Taco Bell restaurant, and operated as a drive-through restaurant until approximately 2009. In 1994, the North Harbor Specific Plan was adopted and the zoning for the property was changed from SD-22 to SP-2. General Plan and Zoning Analysis The General Plan land use designation for the site is General Commercial (GC), which allows a wide range of commercial and service uses. The proposed restaurant use is consistent with the general plan land use designation. 31A-4