PLANNING COMMISSION STAFF REPORT

Transcription

1 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 PLANNING COMMISSION STAFF REPORT DATE: December 9, 2014 RE: DR/UP/SIGN #14-15; Ms. Bridget Radachy, Patxi s Pizza, Applicant; Bon Air Development LP, Owner; 340 Bon Air Center, Larkspur; Assessor's Parcel: ; PD (Planned Development) Zoning District. ACTION/REQUEST The applicant is requesting the following permits to allow operation of a new 185 seat restaurant, with both indoor and outdoor seating, in a retail building (previously occupied by Calico Corners), located at 340 Bon Air Center: Design Review for exterior remodeling of the building, revised landscaping and outdoor patio improvements to support the proposed exterior seating area. Conditional Use Permit to permit outdoor restaurant seating for approximately 48 persons at the westerly end of the structure. Sign Permit to allow installation of four new wall signs, one for each business façade as permitted by code. The existing monument sign fronting on Sir Francis Drake Boulevard will be removed. ENVIRONMENTAL STATUS: Categorically Exempt per Sections and of the California Environmental Quality Act (CEQA) Guidelines. BACKGROUND Site Description The proposed project would occupy a detached single story, commercial structure with approximately 4,030 sq. ft. if interior commercial space, located at the northwesterly front portion of the Bon Air Shopping Center. This building was previously occupied by Calico Corners, a retail upholstery, curtain and fabric store. The structure backs to the Sir Francis Drake Avenue street frontage and is otherwise surrounded by the existing parking lot. The Bon Air Shopping Center is governed by a Precise Plan adopted under Ordinance 691 in This Ordinance permitted the expansion of the original shopping center, and allowed a set range of retail, financial and offices uses. The permitted retail uses are those listed under the C-2 Commercial District Regulations, Sections and The C-2 District Regulations also specify retail uses shall be those listed in Section B. of the C-1 (Restricted Commercial District Regulations). This section identifies a wide range of retail oriented uses including, personal services (i.e. beauty salons, bakery, apparel stores, drug stores, food services and restaurant uses (no drive-thru). 1

2 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 Project Description Applications have been submitted in support of a propose 185 seat restaurant in the Bon Air Shopping Center. The seating breakdown would provide for 137 interior seats, including the bar, and 48 seats in an outdoor patio located at the west side of the structure. Staff notes that additional non-dining bench seating adjacent to a proposed fire pit could accommodate up to 10 additional persons. Proposed exterior improvements include, but are not necessarily limited to: Demotion of the projecting covered entry roofs and columns on the westerly and easterly ends of the structure; Relocation of the main entry to the south side (facing into the Center and parking); Installation of new decorative trellis features on the north and south elevations; Installation of new hedgerows and horizontal fencing to create an enclose patio on the west side; General exterior remodeling and paint. A detail of the proposed color scheme is provided on Sheet A801; Installation of four new business signs. The existing monument sign (now blank) will be removed. The Commission should note that the Greenbrae Property Management is currently working with Crome Architecture on a proposal to refresh of the Bon Air Center. They are exploring reconfiguration of the parking lot, public gathering areas, a new color scheme, etc. As Ordinance 693 (governing Precise Plan) requires the buildings in this center to be finished in a unified manner that presents a cohesive design, the proposed color scheme for Patxi s Pizza has been reviewed and evaluated by Crome Architecture and the Greenbrae Property Management. Staff has attached letters from both parties stating the proposed project will be compatible with the future remodeling effort. Remodeling of the building exterior is cosmetic in nature, and includes demolition of existing projecting roof forms and columns on the east and west sides, removal of awnings and the existing monument sign, installation of a new primary entry on the south elevation, and decorative trellises on the north and south elevations. Existing wood siding and plaster wall finishes will be retained and repainted in compliance with the pallet provided on Sheet A801. Additional, landscaping improvements around the south, east and west sides of the building are proposed to accommodate the building changes and outdoor dining area. The outdoor dining area would be enclosed with a combination of a vegetative hedge row and 5-foot 1-inch tall horizontal wood fencing. Although a portion of the horizontal wood fencing will be visible from Sir Francis Drake Boulevard, the fence material will remain natural with a clear finish, and will partially obscured by existing landscaping and shrubbery located in the landscape buffer between the building and the roadway. Proposed colors are as follows: Location/Feature Color Horizontal Wood Walls and inset Stucoo walls: Ashland Grey Projecting Stucco Walls at West Side: Audubon Russet Trellising: Audubon Russet Trim Color: Fairview Taupe Horizontal Wood Fencing: 2 Natural Wood with Clear Finish

3 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 The project plans also propose to remove the existing double faced monument sign and replace it with four new wall signs, one on each business façade. The size of each sign and number of signs proposed are permitted by code, and under the master Sign Program for the Bon Air Shopping Center. The Commission should note that the original plan submittal proposed the outdoor dining off the south elevation. The applicant later revised the design to propose the outdoor dining off the west elevation. Captions for the pictures provided on Sheet G003 were not amended and incorrectly identify the south elevation as the area for the proposed patio. DISCUSSION Conditional Use Permit The proposed restaurant would occupy a 4,030 sq. ft. building within an approved retail shopping center. The center is located in the PD (Planned Development) Zoning District, and designated under the General Plan as Commercial. Both the zoning, as adopted by Ordinance 693, and the General Plan designations, envision a variety of retail and service activities that will serve the local and regional needs of Larkspur and the surrounding community. Permitted uses include, a variety of retail, office, personal services, such as hair and nail salons, grocery and drug stores, retail food services (deli, bagel shop and bakery) and sit down restaurants. Conditionally permitted uses include outdoor dining for a restaurant to allow the City to insure it can be offered safely in the proposed location, and in compliance with applicable zoning and noise regulations. As proposed, the project plans include an outdoor dining area with seating for 48 persons. In addition, the dining area includes a fire pit and bench seating for the enjoyment of the patrons. Based upon the dimensions of the benches, this area could comfortably seat approximately 10 persons (assuming 20 inches of bench per person). Issues that can arise relative to outdoor dining at restaurants include, proximity of the dining area to adjacent uses, additional parking demand and noise. Proximity to other Uses The proposed building is a detached individual structure that is placed on the far north side of the parking lot. The proposed outdoor dining area is immediately adjacent to the structure, and distanced from the Greenbrae residential subdivision by Sir Francis Drake Boulevard, a four lane road with a central landscaped median. Additionally, the closest residences in this section of the Greenbrae subdivision are set back and uphill from the street an additional 50 feet or more. Therefore, it is not anticipated that the location will negatively impact other users of the center or the residential neighborhood. Parking The Bon Air Shopping Center is notable in that the supply of on-site parking exceeds the minimum required under the Precise Plan approval. The center is well established, and interior vehicular circulation, as well as the driveway entries and existing, appear to function reasonably well. The proposed outdoor dining will occupy an existing entry patio and will not impact available on-site parking or circulation. Therefore, the existing parking and circulation is adequate to support the proposed change of use from a retail fabric/upholstery store to a 185 seat restaurant with outdoor dining. 3

4 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 Noise As outdoor dining can add to the existing ambient noise levels, and a residential neighborhood is located across Sir Francis Drake Boulevard from this project, the applicant has submitted an Environmental Noise Assessment prepared by Illingworth and Rodkin, Inc. (see attached). The submitted report evaluates the existing conditions and noise levels around this site, and the potential noise impacts of the 48 seat outdoor dining area. Generally the report has concluded that, due to the existing high ambient noise levels from Sir Francis Drake Boulevard, and the large distance between the outdoor dining area and the closest residences, located across the four lane boulevard and uphill, noise levels will not result in a significant impact on the residential neighborhood. Further, noise readings around the site, and for a related outdoor event, were evaluated and the consultant has concluded that the anticipated noise levels associated with the outdoor dining area will comply with the City s noise regulations provided under Chapter 9.54 of the Larkspur Municipal Code. Conclusion Based upon the above, staff has concluded that the operation of the proposed restaurant and 48 seat outdoor dining area is consistent with the intent and purpose of Ordinance 693 (Precise Plan) and the Larkspur General Plan. Further, based upon the site conditions, location of the outdoor seating area, and submitted Environmental Noise Assessment, the use will not result in an activity that will be detrimental to the health, safety, comfort and convenience, or general welfare of persons working or residing in the neighborhood. Staff has included conditions of approval requiring continued compliance with the proposed number of outdoor seats and noise regulations of the Larkspur Municipal Code. Design Review and Signage As there are no proposed additions, or substantive alterations to the existing single story structure, staff finds that the height, elevations, and placement of the building will continue to be compatible with the character, scale and pattern of development of the Bon Air Shopping Center and surrounding commercial and residential neighborhoods. Proposed modifications offer an attractive, updated façade that will not result in any additional bulk. New exterior features and finishes, including the installation of a new south facing front entry, decorative wood trellising, re-painting of the structure with a combination of muted warm wall colors and brighter rust colored accents, new landscaping and horizontal wood fencing at the outdoor patio combine together into an attractive presentation that will compliment the building, the aesthetic character of the shopping center, and the surrounding neighborhood. Proposed signage would consist of four signs, one on each business façade. Sign construction is of individual, pin mounted and backlit, steel lettering. As presented, the backlighting plan should result in a soft glow around each letter and will not create glare, or otherwise interfere with vehicular traffic on Sir Francis Drake Boulevard. Staff notes that the sign design, including lettering, material and lighting, are all consistent, and compatible with, the Master Sign Program approved for the Bon Air Shopping Center. Although the overall color scheme is somewhat different from the remainder of the center, the muted wall coloring, proposed on the majority of the building, will allow this building to remain compatible with the center as a whole. Further, as previously discussed, the Bon Air Shopping 4

5 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 Center is currently putting together an application for exterior renovations and a new color pallet. The project Architect and property management have submitted written confirmation that the proposed project will be compatible with their future proposal. Circulation Assessment Permit Per Chapter of the Larkspur Municipal Code, the reuse of existing structures with a new use shall be considered a project under this chapter and the potential trip generation rates must be evaluated. Additionally, as amended on March 3, 1992, General Plan Policy C states projects located north of Corte Madera Creek, that generate one or more additional weekday PM peak hour trip, beyond the prior use, are subject to a Circulation Assessment Permit (CAP). Since the approval of the Bon Air Center expansion, and adoption of Ordinance 693 in 1983, the primary anchor tenants within the Bon Air Shopping Center have remained consistent, and tenant turnover has been limited to smaller retail uses throughout the center. The proposal for a new restaurant use within a 4,000 square foot space previously occupied by Calico Corners, a retail upholstery, curtain and fabric store, represented a change in use by ITE (Institute of Traffic Engineers) standards and required evaluation to determine if a CAP was required. The proposed use is located within an approved shopping center with multiple structures and businesses. Therefore, City staff and the City s traffic consultant determined the existing weekday PM peak hour trip generation rate for the entire center should be established so the proposed new use, and its trip generation rate, can then be evaluated in relation to the trip generation rates permitted for the shopping center as a whole. To facilitate this effort, traffic counts were taken by transportation consultants TJKM and the results were provided in the attached report, dated October 16, Based upon the traffic study, the PM peak hour for the Bon Air Center was determined to fall between the hours of 4:00 to 6:00 PM. Additionally, it was determined that the Center produces an overall weekday PM peak hour trip generation rate of 9.77 trips per 1,000 sq. ft. of gross leasable area (GLA). It was noted that the center was at 87% occupancy when the traffic counts were taken. The trip generation rates for the occupied space was applied to the vacant spaces to establish: 1) The total number of permitted PM peak hour trips for the center as a whole, including the unoccupied tenant spaces is 1,632 trips. 2) The permitted number of PM peak hour trips available for the unoccupied spaces is 215 trips. An additional study of existing Patx s Pizza establishments was also conducted by Parisi Transportation Consultants. The study compared PM peak hour trip generation rates for the typical Patxi s Pizza restaurant with the trip rate established for the Bon Air Center (see attached report dated October 29, 2014). Based upon this evaluation, it was determined that during the PM Peak hour established for the Bon Air Center and Sir Francis Drake Boulevard, the Paxti s Pizza trip generation rate is lower (6.4 per 1,000 gross sq. ft.) than the PM peak rate of the Center (9.77 per gross 1,000 sq. ft.). The trip rates for the restaurant do increase after the PM peak hour, however, trips are only limited by code, and General Plan Policy C, during the PM peak hour itself. 5

6 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 The above reports and trip rates were reviewed and evaluated for consistency with the City s Circulation Assessment Permit regulations and General Plan Policy C, by the City s transportation consultant RLH Transportation (see attached) who generally concluded: A retail restaurant such as Patxi s Pizza would be a permitted use within the approved development at the Bon Air Shopping center; and The project would generate trips within the maximum permitted PM peak hour trip generation at the Center. Further, Patxi s Pizza would only use 29 PM Peak hour trips, or 13% of the available 215 PM peak hour trips permitted for the unoccupied tenant spaces within the Center. (Note: The proposed 4,030 sq. ft. restaurant constitutes 18% of the unoccupied floor area at the time of the traffic counts.) A permitted use at the Bon Air Center has a right to use a portion of the available 215 trips. Thus the project would not be subject to other regulations such as the Circulation Assessment Permit (CAP) or Traffic Impact Fees (TIF) Ordinance. Based upon the submitted traffic studies and conclusions of the City s traffic consultant, staff determined that this project is not subject to a Circulation Assessment Permit per Section C. and D of the LMC. Staff will continue to monitor compliance with the 1,632 PM Peak Hour Trip Cap as uses change and/or the center approaches full occupancy. STAFF RECOMMENDATIONS/COURSE OF ACTION Based upon the above, staff recommends approval of application DR/UP/SIGN subject to the conditions of approval outlined below. OPTIONS, INCLUDING THE PROPOSED ACTION 1. Approve the application as proposed. 2. Approve the application subject to modifications imposed as a condition of approval. 3. Deny the application with, or without, prejudice. CONDITIONS OF APPROVAL All conditions of approval shall be printed on the cover sheet of plans submitted for building permit. Project Approval 1. Project Approval. Application DR 14-15, shall be limited to, and remain in substantial conformance with the approved plans, entitled Patxi s Pizza, 340 Bon Air Center, Larkspur, CA, prepared by DMHA Associates, and received on October 22 nd and December 1, This approval permits the renovation and remodeling of an existing 4,000+ sq. ft. building located in the Bon Air Shopping Center, and operation of a 185 seat restaurant with 48 of the permitted seats provided in an outdoor dining patio. 6

7 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 2. Permitted Seating. The proposed permit permits an outdoor dining area with a maximum of 48 individual dining seats, and a fire pit with wooden bench for use by patrons. Total permitted seating, excluding the fire place bench, shall not exceed Payment of Processing Fees. Approval of applications DR/UP shall not be considered valid until any and all outstanding application processing fees are paid in full to the City of Larkspur. This condition is not intended to extend or abrogate the time periods established under Section of the Larkspur Municipal Code. 4. Revocation of Use Permit. Per Section of the Larkspur Municipal Code, this conditional use permit may be revoked if it is determined the business is operating in violation of the above listed conditions of approval. If this business is determined to be operating in violation of this conditional use permit, the business operator and property owner will be duly noticed of the violation. If the violation is not corrected, a public hearing will be scheduled before the Larkspur Planning Commission to consider revocation of the conditional use permit. 5. Noise Regulations. All exterior dining activities shall be operated in compliance with Chapter 9.54 of the Larkspur Municipal Code. Live amplified music is specifically not permitted under this permit. Any use of pre-recorded music, either inside or outside of the structure, must be limited in volume to comply with applicable noise regulations. Prior to Issuance of a Building Permit 6. Minor Modifications. The Planning Director is authorized to approve minor modifications to the project. 7. Demolition Plan. Building Permit submittal shall include a detailed demolition plan for review and approval of the Planning and Building Department. Demolition of existing structures and improvements shall generally not exceed that necessary to achieve compliance with the approved project plans, identified above under condition No Title Report Required. Unless waived by the Department of Public Works, a Preliminary Title Report must be provided with submittal of the building permit application and plans. Document must include the grant deed and title items. 9. Building Permit Site Plan. Site plan shall depict all existing utilities, site drainage, encumbrances and easement as provided in the title report. 10. Utility Plan. The project will require a Utility Plan (if not shown on the Site Plan) showing the existing site utilities and their alignment and locations, along with any proposed new locations or alignments for sewer, water, irrigation, gas, electrical, telephone, cable TV, etc Engineer Stamp Required. A registered Architect or Engineer s stamp and signature must be placed on all plan pages. 7

8 340 Bon Air Center PC Meeting: 12/09/14 Item No.: Plans Must Comply with Applicable Codes. All construction and construction related activities shall be in conformance with the 2013 California Building, Residential, Electrical, Mechanical, Energy, Fire, Green Building, Larkspur Municipal Codes. 13. Roof Material. Class A roofing materials are required for all new roofs, and for reroofs and additions exceeding 25% of the existing roof area. LMC The project is required to comply with the CalGreen at the Mandatory Measure level. Worksheets are available on the City website and must be printed on the plan sheets, in the building permit plan set. 15. Site Drainage and Compliance with MCSTOPP. The project will require a detailed Grading Plan & Drainage Plan showing cut and fill earth volumes. Said plans shall incorporate, as appropriate, the MCSTOPPP Guidance for Applicants: Stormwater Quality Manual for Development Project in Marin County. This can be found at the following website: ( tments/pw/mcstoppp/guidanceforapplicantsv_2508.pdf). 16. Erosion Control Required. The project will require an Erosion Control Plan incorporating, as appropriate, the MCSTOPPP Minimum Erosion/Sediment Control Measures for Small Construction Projects. ( tments/pw/mcstoppp/development/mecm_final_2009.pdf) 17. Encroachment Permit or Encroachment License Agreement. An encroachment permit or license agreement is required for all improvements, work activities, and staging or storage of equipment and materials within the public right of way, subject to approval of the Director of Public Works. 18. Plans Required for Building Permit Submittal. Applicant shall provide five copies of the required architectural and structural plans, details, and calculations, prepared and stamped by a licensed structural engineer, for the proposed residential development. 19. Construction Management Plan Required. The project will require a Construction Management Plan identifying the following: estimated project duration, construction schedule of milestones (excavation, grading, and offhaul duration; foundation work; framing; flatwork/paving; punch list/final inspection), excavation and disposal methods and equipment to be used, the site access location, materials storage location, truck loading area, and haul route. During Construction 20. Site Inspection - General. City staff and building inspector shall have the right to enter the property at all times during construction to inspect operating procedures, progress, compliance with permit, conditions of approval, and applicable codes. 8

9 340 Bon Air Center PC Meeting: 12/09/14 Item No.: Violation of Permits. Should it be it be determined at any time that the construction project has unreasonably exceeded or violated the scope of the permits, a STOPWORK order shall be issued and an independent site monitor be retained by the City, at the expense of the property owner, prior to continuance of any grading and/or construction activities. In addition to standard fines and/or appropriate remedies, the independent monitor will conduct on-site inspections on a weekly basis during the construction phase of the project, to assure continued compliance with the permit approvals until final inspection and occupancy. 22. Work Hours. Construction activities shall occur only between the hours of 7:00 a.m. and 6:00 p.m. on weekdays, and from 9:00 a.m. to 5:00 p.m. on weekends and holidays. All grading, excavation, and fill activity shall only occur between the hours of 7:00 a.m. and 6:00 p.m. on weekdays, and no such activity shall occur on weekends or holidays. 23. Sanitary Sewer Work. Work involving sanitary line connections or modifications must get approval of Sanitary District No Dust Control and Debris. Dust control shall be required as necessary on the site. All loads carried to and from the site shall be securely covered, and the public right-of-way must be kept free of dirt and debris at all times. Materials shall not be stored in the public right-of-way except as approved by encroachment permit issued by the Department of Public Works. 25. Traffic Management - Construction. Traffic management and vehicular safety is the responsibility of the applicant who shall prepared a traffic management plan and shall obtain approval of said plan from the Department of Public Works. General Project Conditions 26. Exterior Lighting. Any wall lighting installed on any exterior wall shall be low voltage and down-lit to avoid potential glare toward Sir Francis Drake Boulevard. 27. Permit Expiration. The permit approval will expire two (2) years from the effective date of this approval if construction of the proposed alterations, have not been undertaken by that date. Issuance of a building permit and active construction will extend the life of planning permits. If no building permit is issued or a permit is issued but expires for lack of construction, an extension may be applied for at the Customer Service counter before the planning permit s expiration date. FINDINGS Conditional Use Permit A. The use would be consistent with the intent and purpose stated in the sections of this title which establish the applicable zoning classification. The center is located in the PD (Planned Development) Zoning District, and designated under the General Plan as Commercial. Both the zoning, as adopted by Ordinance 693, and the 9

10 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 General Plan designations envision a variety of retail and service activities that will serve the local and regional needs of Larkspur and the surrounding community. Permitted uses include, a variety of retail, office, personal services, such as hair and nail salons, grocery and drug stores, retail food services (deli, bagel shop and bakery) and sit down restaurants. The proposed outdoor dining would support a proposed restaurant located within the existing commercial retail shopping center. Subject to the review and approval of the Planning Commission, outdoor dining was anticipated as an appropriate use of the pedestrian areas under the approved Specific Plan Ordinance 691 with the intent of creating an active, enjoyable setting within this commercial center. B. The use would be consistent with the general plan. The General Plan Commercial designation envisions a variety of retail and service activities that will serve the local and regional needs of Larkspur and the surrounding community. The proposed restaurant and outdoor seating was anticipated as an appropriate use for this commercial center. The commercial center itself and the range of permitted uses for this center have been found to be compatible with the direction and intent of the general plan. C. The use will not be detrimental to the health, safety, morals, comfort, convenience or general welfare of persons residing or working in the neighborhood of such proposed use, nor be injurious to property or improvements in the neighborhood. Subject to the conditions of approval, the proposed restaurant and placement of outdoor seating is found to be appropriate in this retail shopping center, which was designed to accommodate this type of business activity. Renovation of the restaurant site will comply with modern health and safety regulations, including Alcohol and Beverage Control requirements. The center is provided with adequate security personnel, and parking is available to support this use. Additionally, as demonstrated in the submitted Environmental Noise Assessment, prepared by Illingworth and Rodkin, Inc., the proposed outdoor dining area can be operated in compliance with applicable noise regulations of the Larkspur Municipal Code Therefore, approval of this application will not be detrimental to the health, safety, morals, comfort and convenience or general welfare of persons working in, or residing near the subject site, nor be injurious to property or improvements in the neighborhood. D. The use will not be detrimental to the general welfare. Subject to the conditions of approval, the proposed restaurant with outdoor seating is found to be an appropriate use in this retail shopping center, which was designed to accommodate this type of business activity. Renovation of the building to a restaurant with exterior seating, will be required to comply with modern health and safety regulations, including Alcohol and Beverage Control requirements. The center is provided with adequate security personnel, and parking is available to support this use. Therefore, approval of this application will not be detrimental to the general welfare. Design Review A. Criteria. The proposed structure or alteration is substantially in conformance with Section , Criteria for Approval of Applications. 10

11 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 Based upon the details provided in the submitted project plans, the proposed addition is found to substantially conform to the criteria for approval of applications. B. Compatibility with neighbors. The height, elevations, and placement on the site of the proposed structure or addition are compatible with the prevailing neighborhood character and scale and with the existing pattern of development in the neighborhood and/or commercial area. Further, the proposed structure or addition avoids significant or unreasonable loss or interference with privacy, light, solar access, and prominent scenic views (i.e., views of hillsides, Mt. Tamalpais, and San Francisco Bay from primary living areas). As proposed, exterior façade improvements, placement of the outdoor seating, and proposed signage are compatible with the character and scale of the commercial Bon Air Center development. Improvements do not expand the size of the buildings and will not have any impact on light, air, privacy or views from surrounding properties or open spaces. C. Bulk. The orientation and scale of the proposed structure or addition in relation to the immediate neighborhood minimizes the perception of excessive bulk. The proposed structure or addition employs architectural features and details, which minimize, rather than accentuate, the prominence of the structure. The proposed façade improvements, outdoor dining and signage will not impact the existing bulk or scale of the building in which this business is being located. D. Overall Design. Architectural features of multiple structures, additions, or design elements combine together in an attractive and visually cohesive manner. Further, the overall composition of the proposed structure or addition is compatible with and compliments the historic, architectural, and/or aesthetic character of the neighborhood or commercial area. These considerations include, but are not limited to, the structure s architectural style, size, design quality, use of building materials, and similar elements (e.g., relative to residential development, garage location, garage doors-number and size, window styles, front porches or entry stoops). New exterior features and finishes, including the installation of a new south facing front entry, decorative wood trellising, re-painting of the structure with a combination of muted warm wall colors and brighter rust accents, new landscaping and horizontal wood fencing at the outdoor patio combine together into an attractive presentation that will compliment the building and the aesthetic character of the shopping center and surrounding neighborhood. E. Other Plans and Regulations. The project is consistent with any applicable specific, area, or precise plans and conforms to the standards and regulations of all applicable provisions of the Larkspur Municipal Code. The proposed building and restaurant use are permitted per the governing specific plan as approved under Ordinance 691. Further, all exterior improvements including outdoor dining are found to be appropriate and compatible with the overall intent and direction of this plan. F. Public Health, Safety and Welfare. The location, size, design, and characteristics of the proposed structure(s) are compatible with an will not be detrimental to the public health, safety and welfare of the persons residing in or working in the 11

12 340 Bon Air Center PC Meeting: 12/09/14 Item No.: 3 proposed structures or in developments adjacent to the proposed project. This includes the layout of the structures, parking, circulation, pathways, landscaping and other amenities proposed for the site. Subject to the conditions of approval, the proposed restaurant is found to be an appropriate use in this retail shopping center which was designed to accommodate this type of commercial activity. Renovation of the restaurant site will comply with modern health and safety regulations, the center is provided with adequate security personnel, and parking is available to support this use. Therefore, approval of this application will not be detrimental to the health and safety of the general public or persons working in, or residing near the subject site. G. Green Building. The project design includes features that foster renewable energy and/or resource conservation, and the overall project (i.e., site design, building construction, energy efficiency, and waste reduction) meets or exceeds the applicable compliance threshold for green building as set forth by resolution of the City Council. The City has adopted green building standards based upon the California Green Building Standards Code for new construction, Green Point Rating (GPR) and minimum compliance thresholds related to the valuation and extent of residential remodels, additions, and alterations. As applicable, the project will be required to incorporate sufficient green building measures to meet or exceed the minimum requirements of the applicable State and local green building regulations as set forth by the California Green Building Standards (CALGreen) Code and LMC Chapter 15, at the time of submittal of building permits. ATTACHMENTS 1) Letter of support, Greenbrae Management, Inc. dated received October 22, ) Letter of support, Crome Architecture, dated received October 22, ) Review of Patxi s Pizza Project Potential Trip Generation, prepared by RLH Transportation Planning, dated October 31, ) Estimated Vehicle Trip Generation for Proposed Paxti s Pizza Restaurant at Bon Air Center, prepared by Parisi Transportation Consulting, dated October 29, ) PM Peak Hour Vehicle Site County and Average Trip Rate Calculation for the Bon Air Center in the City of Larkspur, prepared by TJKM Transportation Consultants, dated October 16, ) Environmental Noise Assessment, Illingworth & Rodkin, Inc 12

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