PLANNING COMMISSION AGENDA REPORT NOVEMBER 15, 2012

Transcription

1 PLANNING COMMISSION AGENDA REPORT NOVEMBER 15, 2012 TO: FROM: Members of the Planning Commission Michael Klein, Associate Planner FILE NO.: PROPOSAL: APPLICANT: Request for an Administrative Plan Review, Scenic Corridor Permit and Sign Permit to convert the existing Volvo car dealership to a Mini car dealership. The proposed changes include adding 2,836 square feet to the existing building, and modification of the existing façade, landscape and signage. The subject site is located at Calabasas Road, within the Commercial Retail (CR) zoning district, Scenic Corridor overlay zone and the West Calabasas Road Planning Guidelines. Tim Smith, Bob Smith BMW RECOMMENDATION: Adopt Resolution No approving File No STAFF RECOMMENDATION: That the Commission adopt Resolution No approving File No REVIEW AUTHORITY: The Planning Commission is reviewing this project because Section of the Calabasas Municipal Code stipulates that Scenic Corridor Permits require review by the Commission. BACKGROUND:

2 Page 2 On September 14, 2012, Tim Smith from Bob Smith BMW, filed an Administrative Plan Review and Scenic Corridor permit to convert the existing Volvo car dealership, located at Calabasas Road, to a Mini car dealership. The project was reviewed by the Architectural Review Panel (ARP) on September 28, 2012, and the Development Review Committee (DRC) on October 2, Following the aforementioned meetings, the application was deemed incomplete on October 2, 2012, and the applicant was duly notified. Subsequently, the applicant filed for a sign permit on October 23, After addressing all incomplete items, the application was deemed complete on October 30, 2012, and scheduled for a public hearing with the Planning Commission. STAFF ANALYSIS: A. Existing Conditions: The subject site is an irregularly shaped lot located at Calabasas Road, within the Commercial Retail (CR) zoning district, Scenic Corridor overlay zone and the West Calabasas Road Planning Guidelines area. The Commercial Retail zoning district generally allows for a variety of retail uses and conditionally permits auto dealerships and associated services. The 2.79 acre lot was part of a larger parcel that has been subdivided and a large portion dedicated as open space. The narrow site is bound by Calabasas Road to the north, the former Pelican s Retreat restaurant to the west, the remainder of the CR-zoned subdivided parcel to the east, and open space to the south. The site is developed with a 34,126 square-foot building comprised of two levels and roof-top parking, two driveways, asphalt parking, retaining walls, landscaping and signage; and is currently being used as a Volvo car dealership. The existing dealership was approved on September 17, 2003, via a conditional use permit, oak tree permit, and variance (to allow the exit driveway access grade to be 11.2% instead of the maximum 8% allowed by the CMC). The approvals allowed for construction of the two-story dealership, removal of two heritage oak trees and the right to operate a car dealership inclusive of car repair services. As a result, the subject site has all the required permits to operate a full-service car dealership. Construction for the dealership was completed on August 3, 2005, and has remained in operation as a Volvo car dealership. B. Proposed Project: The subject site will remain a car dealership in conformance with current entitlements, and the proposed project does not involve a change or expansion of use. However, the applicant is requesting to make exterior changes in order to bring the existing structure and site into compliance with Mini s corporate design image. The proposed changes include: 1,700 square-foot addition to the showroom on the first floor, to create a more functional showroom.

3 Page 3 1,136 square-foot addition to the second floor, to create a Jewel Box to display new vehicle models. Removal of the green faux hip-roofs and lowering the overall height of the building from 44 feet to 39 feet above grade. Exterior façade remodel to include black aluminum composite metal panels, black frames, LED illuminated color accent frames, increased glass elements and faux mini vehicles. New building mounted signs, directional signs and a monument sign to identify the Mini brand. New entry wall features to compliment the architectural design of the building. Landscape improvements to enhance the vehicle display area and customer parking in front of the dealership, along Calabasas Road. C. Architecture: The proposed project involves transforming the architecture of the current building into a Modern style building, consistent with Mini s corporate image. The smooth stucco, which is currently painted orange, yellow and white, will be replaced with black aluminum composite metal panels, and the glass elements of the building will be increased. Exposed structural elements, LED illuminated color accent frames, and the Jewel Box will add significant visual interest to the building. The Jewel Box is a structural glass box that will cantilever over the front entrance, and will be used to display cars. The existing building uses a parapet roof to screen the roof-top parking, and includes two green faux hip-roofs. The green faux hip-roofs will be removed to create a uniform parapet roof, and the overall height of the building will be lowered from 44 feet to 39 feet above grade (with the exception of the elevator shaft, which will remain at 44 feet tall). The proposed parapets will be tall enough to screen the roof-top parking from public view. The modern design is a minimalistic approach that articulates Mini s image. The Architectural Review Panel reviewed this project On September 28, Although one member was concerned about the compatibility of the proposed modern design in this particular location, all panelists found that the building is very well designed. The panel noted that the proposed design is an improvement over the existing building and recommended approval of the design to the Planning Commission with a 2 to 1 vote. D. Scenic Corridor: The subject site is located within the Ventura Freeway Scenic Corridor overlay zone. The purpose of the Scenic Corridor overlay zoning district is to protect the economic and cultural base of the City by preventing the destruction of the natural beauty and environment of the City. The Scenic Corridor applies to major roadways identified in the General Plan as Scenic Corridors, from which the public may enjoy views of the hills and mountains within and surrounding the City. In order to protect the visual character of the Scenic Corridor, all development must comply with the City s

4 Page 4 Urban Design Guidelines in Section of the CMC and the City s adopted Scenic Corridor Development Guidelines. As stated in the Scenic Corridor Development Guidelines, All structures within the Scenic Corridor shall avoid large straight, blank facades. Additionally, the Urban Design Guidelines in Section of the CMC includes similar requirements. Because the current building has a very wide freeway facing façade, the proposed design will help to break up the mass by creating vertical elements and using interesting building materials such as black aluminum composite metal panels. The proposed colors and materials will comply with the Guidelines by utilizing dark non-glare building and roof colors. Furthermore, in conformance with the Urban Design Guidelines, the Modern design, colors and materials will be incorporated throughout the entire building, not just the front façade. Other Mini dealerships in the area tend to stick out due to their boxy design and flat surroundings. In order to avoid another boxy design, the architect took advantage of the existing building shape to design a more interesting Mini dealership than you would typically see. Furthermore, the existing building is nestled into a hillside rather than sticking up from a flat ground. Thus, the black color of the proposed building is compatible with the background of the hillside, which is either green or yellow/brown depending on the time of the year. Finally, the proposed landscape will tie the site together with the natural vegetation on the adjacent hillside by utilizing similar plant material. As a result, the proposed project conforms to both the Scenic Corridor Development Guidelines and the Urban Design Guidelines. E. West Calabasas Road Planning Guidelines: The subject site is located within the West Calabasas Road Planning Guidelines (the Guidelines). The purpose of the Guidelines is to provide clear recommendations for the design, construction, review and approval of development within the West Calabasas Road area. While not adopted as law, the Guidelines are a tool to help achieve attractive functional projects that realize the goals of both the City and the community. The Guidelines specify that the portion of Calabasas road between Mureau Road and Parkway Calabasas should accommodate vehicular dealerships and similar uses. Dealerships should be designed to attract and appeal to customers who are in the market for luxury vehicles. The following design elements are outlined in the Guidelines: 1. Use high-quality authentic materials that are structurally heavy in appearance. Stucco is discouraged. 2. Each structure should reflect a single architectural style. 3. Blank walls are strongly discouraged.

5 Page 5 4. Divide the structure mass of wide buildings by using a change of roof or wall plane, projecting or recessing elements, or varying rooflines. 5. Use vertical elements on large structures to break up massing. 6. Emphasize the main entrance using lighting landscaping and architecture. The current building (Volvo) does not comply with all of the above mentioned design elements. Most notably, the current building is stucco and emphasizes horizontal lines on a very wide building; thus, increasing the perceived mass of the structure. Furthermore, the existing building borrows from Prairie style architecture but does not incorporate appropriate rustic colors and materials that are typically used in Prairie designs, resulting in a building that is a mismatch of architectural styles. In contrast, the proposed Mini dealership will feature consistent Modern style architecture, break up the horizontal mass with vertical elements such as the Jewel Box addition and aluminum composite metal panels that will have a structurally heavy appearance. The use of accent colors and the Jewel Box will emphasize the main entrance. As a result, the proposed project is more consistent with the West Calabasas Road Planning Guidelines than the current building. F. Signage: On March 25, 2004, the Planning Commission approved a sign program and variance to allow for the subject site to have three (3) building-mounted signs with a total of 140 square feet, two (2) monument signs and two (2) directional signs. In comparison, the applicant is proposing to install two (2) building-mounted signs (totaling 76 square feet), one (1) 20-foot tall monument sign and three (3) directional signs. The design of the signs, including the monument sign, will be similar to the BMW dealership signs except that Mini s signs will have a black background. The proposed buildingmounted signs are consistent with the previously approved variance for building mounted signs, and the monument sign and directional signs comply with the City s sign ordinance. G. Landscaping: The proposed project involves enhancing the landscape along the front of the property, adjacent to Calabasas Road. Such improvements include replacing the existing ledge stone walls with new decorative walls, replacing the landscape and adding new trees. The proposed landscape improvements will complement the Modern architectural style of the building, use drought tolerant plants, and help to better blend the project with the surrounding native vegetation. REQUIRED FINDINGS: The findings required in Section (D), (E) and (F) of the Calabasas Municipal Code for Scenic Corridor Permit, Administrative Plan Review and Sign Permit, respectively, are contained in the resolution attached as Exhibit A.

6 Page 6 ENVIRONMENTAL REVIEW: This project is Exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15301, and of the California CEQA Guidelines. A Notice of Exemption has been prepared and is attached as Exhibit D. CONDITIONS OF APPROVAL: See conditions contained in the resolution attached as Exhibit A. PREVIOUS REVIEWS: Development Review Committee (DRC): October 2, 2012 No major issues were brought up. Architectural Review Panel (ARP): September 28, 2012 The panel majority recommends approval of the project. ATTACHMENTS: Exhibit A: Planning Commission Resolution No Exhibit B: Site Plans and Elevations Exhibit C: Photos and Color Renderings Exhibit D: LEED Checklist Exhibit E: Notice of Exemption

7 Page 7 TECHNICAL APPENDIX Location Map: Items shown in Italics in the Development Standards section below are identified as issues which are further analyzed in the Staff Analysis section of the staff report Development Standards: Code Limit Meets Code Lot Size: 121,749 Sq. Ft. Floor Area: Existing: 34,131 Sq. Ft. Proposed: 2,836 Sq. Ft. Total: 36,967 Sq. Ft. Floor Area Ratio (FAR): Yes Setbacks:

8 Page 8 Development Standards: Code Limit Meets Code Front: Ft. Rear: Ft. Side: Ft. Side: Ft. Height: 39 Ft. 35 Ft. No* Site Coverage: Existing: 35,260 Sq. Ft. 30 % Proposed: 36,960 Sq. Ft. 30 % 78% of the net site area maximum Yes Parking Calculations # of Spaces Provided: min Yes Proposed Color Palette: Body Color: Trim Color: Accent Color: Accent Color: Accent Color: Black Aluminum Composite Metal Panel Black Metal Frame Mini Red Lighted Color Frame Mini Yellow Lighted Color Frame Mini Green Lighted Color Frame Surrounding Properties: Existing Land Use Zoning General Plan Designation Site Auto Dealership Commercial Retail Business Retail West Restaurant Commercial Limited Business Limited Intensity East Vacant Commercial Retail Business Retail North Vehicle Storage Commercial Retail Business Retail South Open Space Open Space Development Restricted Open Space Resource Protected *Note: The original building was approved and constructed under the 1998 Land Use and Development Code which measured height differently. Adoption of the 2010 Land Use and Development Code resulted in a new way to measure height; and thus resulted in a building that is now legal non-conforming as to height. The proposed 39-foot tall building will be shorter than the current non-conforming 44-foot tall building.