PLANNING COMMISSION AGENDA REPORT FEBRUARY 1, Maureen Tamuri, Community Development Director, AICP Michael Klein, Senior Planner

Transcription

1 PLANNING COMMISSION AGENDA REPORT FEBRUARY 1, 2018 TO: FROM: Members of the Planning Commission Maureen Tamuri, Community Development Director, AICP Michael Klein, Senior Planner FILE NO.: PROPOSAL: APPLICANT: OWNER: Request for a Site Plan Review, Scenic Corridor Permit, Oak Tree Permit and Zoning Clearance to convert an existing one-story building (formerly used as a restaurant) into a child day care center, the subject site is located at 4895 Las Virgenes Road within the Commercial Retail (CR) zoning district, Scenic Corridor Overlay (SC) zone and Las Virgenes Gateway Master Plan. Montessori of Calabasas Hameramir LLC and Planet Estate Realty LLC 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 (CMC) stipulates that the Planning Commission is the decision making body for Site Plan Review Permits, Oak Tree Permits and Scenic Corridor Permits. The Community Development Director is the decision maker for Zoning Clearances; however, the Planning Commission shall make a decision on all associated permits (per CMC ). BACKGROUND: On September 20, 2017, Montessori of Calabasas, filed an application for a Site Plan Review, Scenic Corridor Permit, Zoning Clearance and Oak Tree Permit, to convert an

2 Page 2 existing single-story commercial building into a preschool, consistent with the child day care center use as defined by Section of the CMC. The proposed project would include interior and exterior modifications to the building and reconfiguration of the site in order to accommodate the proposed use. The Development Review Committee (DRC) reviewed the project on October 17, 2017, and requested minor changes. The Architectural Review Panel (ARP) reviewed the project on October 27, 2017, and recommended approval of the proposed exterior modifications and site improvements. The applicant submitted revised plans on December 4, 2017, and the application was subsequently deemed complete. STAFF ANALYSIS: A. Existing Site: The subject site is located at 4895 Las Virgenes Road (APNs: and ), within the Commercial Retail (CR) zoning district, Scenic Corridor (SC) overlay zone and Las Virgenes Gateway Master Plan. The site consists of an irregularly shaped flag lot with a gross lot area of 1.29 acres (56,223 square feet). Access to the site is from Las Virgenes Road to the east and from a secondary entrance via a reciprocal access agreement through the property to the north. The property is bounded by the northbound on-ramp for the 101 Freeway to the south and west, an auto care facility to the north and a telecommunications switching facility to the east. The site is developed with a 6,192 square-foot onestory wood frame building, surface parking and landscaping. The existing building was constructed in 1977 and has a combination of wood siding and block walls (painted white and green), with a red flat tile roof. The building is completely screened from Las Virgenes Road by one and two-story structures, and mostly screened from the 101 freeway (and on-ramp) by mature landscaping along the southern and western property lines. The building was formerly occupied by Coco s Restaraunt, and has been vacant since April B. Proposed Project/Site Design: The proposed project involves converting the existing building and project site into a child day care center. Proposed exterior modifications include new paint, new roof (if needed), relocating the main entrance to the south elevation, installation of a covered canopy at the new entrance, and an 80 square-foot addition. Although the exterior modifications are mostly cosmetic, significant interior remodeling and site improvements are required to accommodate the proposed use. The interior of the building would be re-configured from a typical restaurant floor plan to pre-school floor plan with five classrooms, restrooms, one office, break room, entry and common area. The existing parking lot would be demolished and reconfigured to provide 30 parking spaces (to include ADA/handicap spaces), two loading zones, and a drop off area. The northern portion of the site would be turned into an outdoor play area, required by state licensing for pre-schools, with covered and uncovered spaces. The two existing

3 Page 3 points of ingress and egress would remain the same. New landscaping would be installed to bring the site into compliance with the minimum pervious surface and shading requirements for the CR zoning district. A new covered trash enclosure would be installed along the eastern property line. Finally, a 6-foot tall block wall, with landscaping, would be installed along the western property line in order to serve as a sound barrier between the subject site and the 101 freeway. In accordance with Section (A), there is no front, side or rear yard setback requirement for structures on a lot in the CR zoning district which is not adjacent to a residential use. Therefore, because no residential land uses exist adjacent to the subject property, the existing building and proposed new accessory structures meet applicable CMC setbacks. The proposed site coverage is 17% of the net lot area, which complies with the maximum allowed site coverage of 78% for a lot in the CR zoning district. At 15 feet tall, the existing building height, which will not be increased, meets the allowed height limit of 35 feet for the CR zone. The proposed floor area ratio of 0.16 complies with the maximum permitted floor area ratio of 0.4 of the net lot area. Furthermore, the site would be brought into compliance with current CMC standards for loading areas, trash enclosures, signage and parking lot landscaping. C. Parking/Circulation: In accordance with Section of the CMC, a child day care center is required to provide two parking spaces for each employee and an adequate drop off area. Based on the number of preschool rooms and business model, it is anticipated that there will be a maximum of 12 employees present at any time. As a result, the proposed site plan provides 24 parking spaces. Six additional parking spaces are provided on-site in order to comply with an existing easement with the property owner to the north. The proposed site plan includes two loading/delivery zones as required by Section of the CMC. The parking lot layout complies with the minimum aisle width, parking stall dimensions and landscape requirements of Sections and of the CMC. As proposed, new landscape islands will include tree species that will provide at least 50% shading of the parking lot within 15 years, as required by Section of the CMC. Section of the CMC requires child day care centers to provide adequate drop off areas. Drop off areas are critical to ensure that a child day care center will adequately handle drop off traffic without impacting the street system. The flag lot configuration of the subject site provides more than 400 linear feet of queuing space between the drop off area and Las Virgenes Road. As a result, the proposed site plan and subject site have more than adequate drop off area to serve the proposed pre-school.

4 Page 4 D. Architecture/ Scenic Corridor: The subject site is located within the Scenic Corridor overlay zone because it is within 500 feet from the Ventura Freeway and Las Virgenes Road, both of which are designated as Urban Scenic Corridor in the 2030 General Plan. All new development within the Scenic Corridor shall be subject to the City s adopted Scenic Corridor Development Guidelines, which specify the use of colors and materials that blend in with the surrounding environment, avoidance of large blank facades and appropriate landscaping to enhance the aesthetics of the project site. The proposed exterior modifications of the existing one-story building will enhance the facade with earth tone colors and a new entryway feature with a dark red Spanish tile roof will break up the east elevation, which is currently a blank facade. New site structures, such as the trash enclosure and shade structures will utilize similar dark non-reflective colors compatible with the Scenic Corridor. New site landscaping will enhance the site both internally and when viewed from the Ventura Freeway and Las Virgenes Road. The proposed project was reviewed by the City Architecutral Review Panel on October 27, The panel noted that while the existing building is not visible from Las Virgenes Road it is visible from the Ventura Freeway, and the proposed site improvements will significantly enhance the aesthetics of the site consistent with both the Scenic Corridor Guidelines and Las Virgenes Gateway Master Plan. The Panel made several suggestions (not requirements) and recommended approval of the proposed design to the Planning Commission. The Panel s suggestions have been incorporated into the final design. E. Las Virgenes Gateway Master Plan: The subject site is located within the Las Virgenes Gateway Master Plan. The purpose of the Master Plan is to provide design guidelines for new development and support neighborhood serving uses. The Master Plan identifies the subject site as part of the Highway Triangle, which encourages highway/auto related uses on the ground floor of sites within this area. The proposed child day care center will serve local families and highway travelers by providing a convenient location for parents traversing the Ventura Freeway to and from work to drop their children off at a preschool. The Master Plan specifies that new development should feature Monterey style architecture. The existing one-story building was built in 1977 prior to the City s incorporation and subsequent adoption of the Las Virgenes Gateway Master Plan. The ARP noted that while the existing building is not designed as a typical Monterey style building, it has features that are consistent with Monterey architecture such as a low slung roof, large overhangs, and exposed wood beams. The applicant is proposing to replace the existing wood siding with stucco, replace the existing flat roof tiles with spanish roof tiles (if and when the building needs to be re-roofed), and paint the exterior with earth tone colors to further enhance the Monterey style. Furthermore, new landscaping will feature trees and shrubs that are native plant species complementary to the Monterey style architecture. The ARP stated that the proposed upgrades will enhance the existing building and bring the subject site into

5 Page 5 closer conformity with the Monterey architectural style. The ARP meeting minutes are attached as Exhibit C. F. Signage: No signs are proposed at the present time. A separate permit for signage will be required if the requested entitlements are granted. All future signage shall comply with CMC requirements and the Scenic Corridor Development Guidelines. Furthermore, the existing pole sign must be removed as a condition of approval. G. Oak Trees: The applicant submitted an Oak Tree Report prepared by certified arborist Christy Cuba, dated November 20, 2017 (see Exhibit D). The report identifies two oak trees within the general vicinity of the proposed project, located off-site in the CalTrans right-of-way. According to the report, the proposed project would result in the encroachment into the protected zone of both off-site oak trees for the demolition of the parking lot and construction of the new lot and landscaping. The report states that the proposed work would have minimal impact on the oak trees and no long term impacts. The City s reviewing arborist concurs with the conclusions of the report. H. Child Day Care Center: In accordance with Section of the CMC, child day care centers are a permitted use within the CR zoning district, not subject to a discretionary review. The CMC defines child day care centers as a commercial or nonprofit child day care facility approved to accommodate 15 or more children for a period of less than 24 hours, including preschools. Because the proposed preschool would serve children under k-12 age group, it meets the definition of a child day care center. Section of the CMC includes specific standards for child day care centers, such as the requirement for a drop off area and the prohibition of day care facilities that would result in a residential property to be bordered by a day care facility on more than one side. As discussed above, the proposed facility will have a large drop off area to accommodate the preschool. Furthermore, the subject site is not adjacent to a residentially zoned property. As a result, the proposed preschool meets the standards for a child day care center as specified in Section of the CMC. Due to the proximity of the subject site to the Ventura Freeway, the proposed project is subject to the goals and policies of the Conservation Element (Air Quality) and Noise Element of the 2030 General Plan. The proposed project will not generate excessive noise or greenhouse gases; however, the 2030 General Plan requires new development with the potential to be exposed to loud noise or poor air quality to be properly analyzed (see Policy No. IV-20 in the Conservation Element, and Policies nos. VIII-3 and VIII-9 in the Noise Element). As discussed in further detail below, the proposed project meets applicable policies of the General Plan that relate to the operation of a child day care center within 500 feet of the Ventura Freeway.

6 Page 6 Policy IV-20 within the Conservation Element of the General Plan requires applicants of child day care centers on sites within 500 feet of the Ventura Freeway to demonstrate that health risks related to diesel particulates would not exceed SCAQMD health risk standards prior to project approvals. The applicant submitted a Health Risk Assessment (HRA), prepared by Air Quality Dynamics, to analyze the health risks of the proposed project at the subject site (see exhibit F). The HRA analyzed all potential air quality impacts in the vicinity of the project site, including the Ventura Freeway and surrounding uses. The report states that exposure to pollutants for the age group that would utilize the preschool are within acceptable limits established by SCAQMD. Nevertheless, the report suggests the use of air filtration systems designed to meet or exceed a MERV rating of 13 in order to reduce long term pollutant exposure to levels of less than significance. The conditions of approval require the installation and maintenance of an air filtration system with a MERV rating of 13 or higher. The City s environmental consultants, Rincon, peer reviewed the HRA and concurs with the analysis and conclusions of the report (see exhibit H). Policies VIII-1, VIII-3 and VIII-9 in the Noise Element of the General Plan requires the use of the Land Use Compatibility for Community Noise matrix (figure VIII-3) to determine the compatibility of proposed new land uses within the City. The matrix identifies that a conditionally acceptable noise level for schools (a similar use to a preschool) is a Community Noise Exposure Level (CNEL) between dba. The applicant has submitted a Noise Study (see exhibit G), prepared by Antonio Acoustics, that analyzed the existing noise on-site and compliance with the Noise Element. According to the report, existing noise exposure on the subject site ranges from 58 dba to 71.8 dba, with the Ventura Freeway as the dominant source of noise. As a result, the CNEL has the potential to rise to 76.8 dba when traffic along the Ventura Freeway is moving the fastest, which is anticipated between 7pm and 7am when the preschool is not in operation. Nevertheless, the report recommends the installation of a 6-foot tall sound wall along the western property line. The sound wall would reduce the CNEL across the project site by 11.1 dba. As a result, the sound exposure during preschool operation hours will be reduced to 46.9 dba to 60.7 dba and a potential CNEL of 65.7 dba. In accordance with Policy VIII-1, the potential for project approval of a proposed land use that falls within the conditionally acceptable noise levels should not be encumbered by noise compatibility issues, provided the applicant has included appropriate measures to mitigate on-site noise impacts. The City s environmental consultant, Rincon, has reviewed the Noise Study and concurs with the analysis and conclusion that the proposed project (with the installation of a 6-foot tall sound wall shown on the plans) includes appropriate design components to ensure acceptable noise levels on the project site for a preschool, as required by the General Plan. I. Associated Project Permits:

7 Page 7 A Site Plan Review Permit is required for the small addition of appx 80 square feet to the existing building, and new site development (Section of the CMC). A Scenic Corridor Permit is required to for exterior modifications to the building and site on a property located within the Scenic Corridor overlay zone. An Oak Tree Permit is required for the encroachment into the protected zone of two oaks trees. A Zoning Clearance is required to authorize a child day care center use on the subject site. REQUIRED FINDINGS: The findings required in Sections (Site Plan Review), (Scenic Corridor Permit) and (E) (Oak Tree Permit) are contained in the resolution attached as Exhibit A. ENVIRONMENTAL REVIEW: This project is Exempt from the California Environmental Quality Act (CEQA) pursuant to Section (Existing Facilities) because the project involves interior alterations of the existing building. The project is also exempt from CEQA pursuant to Section (New Construction or Conversion of Small Structures) because the proposed project involves the construction of small appurtenant accessory structures. Furthermore, there are no unusual features of the project or unusual circumstances that distinguish this project from others in the exempt classes. CONDITIONS OF APPROVAL: See conditions contained in Resolution No , attached as Exhibit A. PREVIOUS REVIEWS: Development Review Committee (DRC): October 17, 2017 The applicant was advised that the parking layout (stall dimensions and aisle widths) did not meet the standards of the CMC. The applicant was advised that additional landscaping is required in the parking lot in accordance with Section of the CMC. Written comments from the public were submitted to the DRC for consideration (all DRC comments are in the project case file). Based on staff analysis and public comment, the applicant was required to submit an air quality study in

8 Page 8 order to demonstrate conformance with the Conservation Element of the General Plan (see discussion above on pages 5 and 6). Comments were forwarded to the applicant and all issues were resolved in subsequent submittals. Architectural Review Panel (ARP): October 27, 2017 The panel noted that the proposed project is generally in conformance with the Las Virgenes Gateway Master Plan because the proposed project involves minimal exterior modifications to the existing building, which is not visible from the Las Virgenes corridor, and that the proposed landscape plan would enhance the site substantially, consistent with the aesthetic guidelines of the Master Plan. The Panel recommended approval of the project with the following comments to improve the final design: 1. Consider placing a short garden wall or rail (as a safety divider) between the vehicle drop-off circle and the adjacent pedestrian sidewalk. 2. Consider pulling a few more of the Monterey style elements around to the east-facing façade, particularly on the east gable end (such as replace the existing siding with stucco). 3. Consider placing the proposed screen wall a short distance away from the western property line, and plant a thin hedge row and/or climbing vines between the wall and the property line (along the CalTrans ROW line). 4. If a re-roofing is determined to be necessary, the Panel suggests using a clay or similar S-tile which is consistent with the Monterey style guidelines. 5. The proposed landscaping (particularly the trees) along the north property line should be reviewed in consideration of any utility lines and easements that may exist along that property line, and which might prevent the planting of any larger types of tree. 6. As the site plan and landscape plan are refined, examine how on-site retention and bio-filtration of storm water might be accomplished. 7. Where possible, break up the asphalt periodically with bands of pervious pavers. (staff notes that the above recommendations have been incorporated into the final design)

9 Page 9 ATTACHMENTS: Exhibit A: Planning Commission Resolution No Exhibit B: Architectural, Civil, and Landscape Plans Exhibit C: ARP Minutes Exhibit D: Oak Tree Report Exhibit E: Letter from City s Oak Tree Consultant Exhibit F: Air Quality Study Exhibit G: Noise Study Exhibit H: Letter from City s Environmental Consultant Exhibit I: Public Correspondence TECHNICAL APPENDIX Location Map: Subject Site: 4895 Las Virgenes

10 Page 10 Development Standards: Code Limit Meets Code Gross Lot Size: 56,223 Sq. Ft acres Net Lot Size: Floor Area: 38,217 Sq. Ft acres Setbacks: Front: 120 Ft. None Yes Rear: 22 Ft. None Yes Side: 9.5 Ft. None Yes Side: 90 Ft. None Yes Height: 15 Ft. 35 Ft. max. Yes Floor Area Ratio (FAR): max. Yes Pervious Surface: 16,868 Sq. Ft. 30 % 22% min. Yes Site Coverage: 6,581 Sq. Ft. 17 % 78% max. Yes Parking Calculations: # of Spaces Provided: (min) Yes Proposed Color Palette: Roof Color: Spanish S-Tile Wall Color: Shoji Whaite (SW 7042) Wood Trim: Homestead Brown (SW 7515) Windows: Dark Bronze Trellis: Homestead Brown (SW 7515) Canopy Frame: Homestead Brown (SW 7515) Surrounding Properties: Existing Land Use Zoning General Plan Designation Site Restaurant CR (Commercial Retail) B-R (Business-Retail) West Freeway onramp N/A N/A East Telecommunication Switching Center PF (Public Facility) PF-I (Public Facility- Institutional)

11 Page 11 North Auto Repair CR (Commercial Retail) B-R (Business-Retail) South Shopping Center CR (Commercial Retail) B-R (Business-Retail)