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PLN20-0160 -Design Review - 2416 Lincoln Ave - Applicant: Burch Greene on behalf of Alameda NUG Shop. Public Hearing to consider a Design Review for exterior modifications to an existing two story mixed use building and associated site improvements. A 1,134 square foot two-story previous addition will be demolished. The space occupied by the addition will be replaced with five surface parking spaces with associated landscaping and fencing. The project is located within the C-C-T (Community Commercial, Theatre Combining) Zoning District. No further environmental review is necessary pursuant to McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080. On a separate and independent basis the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15301 - Existing Facilities and 15183 - Projects Consistent with General Plan and Zoning.
Body
To: Honorable President and
Members of the Planning Board
From: David Sablan
Planner III
BACKGROUND
On August 17, 2020 the Planning Board approved a Use Permit to allow a cannabis retail dispensary at 2416 Lincoln Avenue. At that meeting the Planning Board remanded the Design Review for the exterior improvements to staff for further work on the plans. The applicant has revised the plans per Planning Board comments, and staff is now recommending approval of the Design Review.
The Planning Board’s approval of the Use Permit was subsequently appealed to the City Council. The City Council hearing on the appeal is tentatively scheduled for November 3, 2020.
DISCUSSION
In response to the Planning Board’s discussion at their August 17, 2020 meeting, the applicant has revised their plans to include the following drawings and information (Exhibit 1):
• The proposed site plan on Sheet A-1 has been modified to include the following changes requested by the Planning Board:
o Three (3) Lophostemon confertus (Brisbane Box) trees within the proposed landscaping strip between the proposed parking spaces and the east property line.
o Six (6) long-term bike lockers between the proposed automobile parking spaces and the rear property line.
o A new six foot (6’) tall wood fence along the east property line to separate the parking area from adjacent properties.
• Existing and Proposed Rear Elevations (Sheet A-4). The applicant is proposing to demolish a two-story addition at the rear of the building. The work will involve patching and repairing the original and existing plaster finish on the rear elevation and adding one new door. The new door will be for employees and deliveries from vendors.
• Existing and Proposed Right Side Elevations (Sheet A-5). The applicant proposes removing four windows and infilling those window openings with plaster siding to match the existing siding.
• Lighting Plans. Sheet A-8 shows the types and locations of proposed lighting fixtures and their light impact on surrounding properties. The applicant is proposing two building mounted lighting fixtures and one freestanding light fixture in the rear parking lot. The building mounted light fixtures will both be the XSP Series lights, details of these light fixtures can be found in Exhibit 2. The freestanding light will be the OQS Series light, details of these light fixtures can also be found in Exhibit 2. The freestanding light will be installed with a back light shield to block direct glare onto the neighboring property. The lighting plan on Sheet A-8 shows that the proposed lighting fixtures will not cause light trespass greater than 1.0 foot candle at the property lines, consistent with the City’s Dark Skies Ordinance.
Based on staff review, the revised plans address all of the Planning Board’s comments. Staff also finds that the revised plans improve the overall appearance of the property and provide ancillary improvements to the parking area and lighting in a manner that minimizes effects on neighboring properties. Therefore, staff recommends the Planning Board approve the Design Review per findings set forth in the draft resolution (Exhibit 3).
PUBLIC NOTICE and Comments
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal. As of the writing of this report, no comments specific to this application were received by staff.
ENVIRONMENTAL REVIEW
No further environmental review is necessary pursuant to McCorkle Eastside Neighborhood Group v. City of St. Helena (2018) 31 Cal.App.5th 80, which found that design review for by right projects is a ministerial decision under Public Resources Code section 21080. On a separate and independent basis this project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15301 for the operation, permitting or leasing of existing private structures involving negligible or no expansion of use beyond that which exists, and 15183 for projects that are consistent with the General Plan and Zoning, each as a separate and independent basis.
RECOMMENDATION
Staff recommends the Planning Board hold a public hearing and adopt the Draft Resolution approving a Design Review for associated site and building improvements at 2416 Lincoln Avenue.
Reviewed By:
Andrew Thomas
Planning, Building and Transportation Director
Exhibits:
1. Project Plans
2. Light Fixture Details
3. Draft Resolution