title
Conditional Use Permit, P2015-0100-CUP, for the construction of a new automated drive-through carwash, associated with an existing fueling station (Shell) at 11224 Venice Boulevard in the Commercial Neighborhood (CN) Zone
body
Contact Person/Dept: Gabriela Silva - Associate Planner
Phone Number: (310) 253-5736
Fiscal Impact: Yes [] No [] General Fund: Yes [] No []
Public Hearing: [X] Action Item: [] Attachments: [X]
Public Notification: On November 18, 2015, a notice was mailed to all property owners and occupants within a 500-foot radius and various block extensions from the site, and to other interested persons. The notice was also emailed to the Master Notification List on November 18, 2015
Department Approval: Sol Blumenfeld-Community Development Director (12/2/2015)
Planning Approval - Thomas Gorham-Planning Manager (12/2/2015)
____________________________________________________________________________
RECOMMENDATION:
That the Planning Commission:
1. Adopt a Negative Declaration based on the Initial Study finding that the project will not have a significant adverse impact on the environment (Attachment No. 5).
2. Approve Conditional Use Permit, P2015-0100-CUP, subject to the Conditions of Approval as stated in Resolution No. 2015-P006 (Attachment No. 1).
PROCEDURES:
1. Chair calls on staff for a brief staff report and Planning Commission poses questions to staff as desired.
2. Chair opens the public hearing, providing the applicant the first opportunity to speak, followed by the general public.
3. Chair seeks a motion to close the public hearing after all testimony has been presented.
4. Commission discusses the matter and arrives at its decision.
BACKGROUND:
Request
On September 25, 2015, an application was submitted for a Conditional Use Permit to allow the construction and operation of a new 864 square foot carwash in association with an existing vehicle fueling station (Shell) located at 11224 Venice Boulevard and 3801 Sepulveda Boulevard. In addition to the new car wash, the existing vehicle fueling station site will be upgraded by adding a new convenience store, new fueling pumps and replacing the existing hexagon-shaped canopy with a new rectangular canopy of the same height, as well as the construction of various site improvements such as off-street parking and landscaping.
Existing Conditions
The site is located on the south side of Venice Boulevard, and is bound by Tuller Avenue and the I-405 freeway to the west, Sepulveda Boulevard on the east, and a twenty (20) foot wide public alley on the south, as outlined in the Vicinity Map (Attachment No. 2). The project site is comprised of four (4) parcels, which total approximately 23,490 square feet. The portion of the site closest to Sepulveda Boulevard is addressed 3801 Sepulveda Boulevard and is developed with an existing four (4) pump Shell fueling station and three (3) small supporting structures used for storage, vending machine enclosure and payment and snack kiosk, while the portion of the site closest to Tuller Avenue is addressed 11224 Venice Boulevard and is mostly vacant, minimally improved with paving and remnants of a hydrogen fueling station that was approved by Administrative Site Plan Review ASPR P2008033 and then demolished and decommissioned in June 2012. The fueling station site is also improved with three (3) off-street parking spaces, site lighting, and perimeter landscaping. Access to the site is provided by various existing driveways on various sides of the site. Two (2) driveways along Sepulveda Boulevard, two (2) along Venice Boulevard, an existing public alley along the north perimeter, and one (1) existing driveway on Tuller Avenue, that was installed for use by the previous hydrogen fueling station use. The portion of the site previously used as a hydrogen fueling station is secured by an existing wrought iron fence, while the Shell fueling station area is not enclosed by any perimeter walls or fences.
The Land Use Element of the City's General Plan designates the entire site as General Corridor and the portion of the site with the existing fueling station (3801 Sepulveda Boulevard) is zoned Commercial General (CG) and the portion of the site that is vacant (11224 Venice Boulevard) is zoned Commercial Neighborhood (CN). Surrounding properties to the east and south are zoned Commercial General (CG); to the west the site abuts Tuller Avenue and the I-405 freeway; and to the north, across Venice Boulevard, properties are within the boundaries of the City of Los Angeles, and are zoned C2-1 ("Commercial Zone). The surrounding land uses are commercial including an appliance store, general office, and convenience store to the north across Venice Boulevard; a vehicle service and repair center to the south; vacant land and a fast food restaurant to the east; and vacant land that was former Shell hydrogen fueling station to the west where the proposed car wash will be located.
Project Description
The proposed project (See Attachment No. 4 - Project Plans) will consist of the construction of a new 864 square foot automated drive-through carwash, attached to a new 2,372 square foot convenience store built on the existing vacant parcel. The existing payment kiosk, which currently also sells packaged snacks and beverages, and the vending machine building will be demolished, as will the existing wrought iron fence on the perimeter of the subject parcel. The applicant proposes to provide additional off-street parking with new lighting and landscaping in the portion of the site where the carwash/convenience store structure will be constructed. The existing landscape planters along the perimeter of the existing fueling station will remain, and will be replanted with landscape to match the new drought tolerant planting palette. The project includes the construction of one new building with a maximum height of 22 feet - 8 inches, and is designed to be oriented towards Sepulveda Boulevard and Venice Boulevard; the carwash will be housed in the southerly portion of the building and the convenience store will occupy the northerly portion of the building, with the main entry facing Sepulveda Boulevard and additional storefront windows facing Venice Boulevard. The entry to the carwash will be closest to Venice Boulevard and existing driveway access, with the exit closest to the existing public alley along the southerly end of the site. The existing fueling station operates daily, twenty-four (24) hours a day; the applicant proposes the new automated drive-through carwash service and convenience store to match the current hours of operation.
The project also includes improvements to the existing Shell fueling station, including the installation of four (4) additional pumps, which will provide eight (8) new additional dispensers to the eight currently existing, for a total of sixteen (16) dispensers; no new or replacement underground tanks are proposed. In addition, the existing hexagon-shaped canopy over the existing fueling area will be removed and replaced with a new rectangular canopy; there will be no change to the height of the fueling area canopy. Minor improvements such as new planters and site striping are proposed throughout the site, which will improve onsite circulation by directing ingress and egress more clearly along the northerly edge of the site. No new points of vehicular or pedestrian access to the site are proposed; the driveway along Tuller Avenue, previously serving the hydrogen fueling station, will be replaced with sidewalk, curb and gutter. The site will be designed to include a total of fifteen (15) on-site parking spaces, consistent with the Zoning Code required number of parking stalls for the project.
ANALYSIS/DISCUSSION:
Land Use Regulations
Vehicle car washes are conditionally permitted uses in the CN zone therefore this component of the project requires approval of a CUP by the Planning Commission. Vehicle fueling stations are principally permitted use in the CG zone and therefore no discretionary action is required for the proposed upgrades to the fueling pumps and canopy and they are not subject to the CUP application. Convenience stores are principally permitted uses in the CN Zone and therefore is not subject to the Cup application. As illustrated in the Project Summary (Attachment No. 3), the proposed development conforms to all development regulations of the CN Zone.
Architectural Design
The proposed building will create significant enhancements to the existing appearance of the site and surrounding streetscape. The proposed building fa?ades are designed to have a contemporary architectural style, including flat roof lines of varying heights, and the use of metal, stucco, and glass as primary materials. The existing structures are highly utilitarian and will be demolished; the fueling area canopy will be replaced with a rectangular-shaped canopy to be consistent with the colors and design of the new structure. The building layout is proposed in a manner whereby the carwash portion of the building is offset from the convenience store portion, such that the building itself does not have a monotonous symmetry, but rather creates different building lengths and widths and variation in the building planes. The building fa?ades incorporate primarily scored stucco walls with silver aluminum panels and ornamental features, including aluminum awnings and stucco pop-outs and projections; spandrel glass is proposed for the storefront doors and windows, as well as for the carwash entry and exit, which will be equipped with doors to secure the space when needed. The northerly and easterly building fa?ades will consist of the primary building fa?ades communicating with the street and, thus, have the most variation in building material and ornamental features, while the fa?ade abutting the alley will be the most simplistic with regard to materials but still being broken up by the variation in the building plane. The use of various materials, textures, decorative architectural features, and variation in the building height allows the already small building mass to be appropriately articulated. Staff worked with the applicant to refine the building fa?ade design to be more compatible with the newer commercial development in the surrounding neighborhood. Overall, the design of the proposed project is compatible with surrounding commercial structures and the building height and massing is consistent with zoning standards.
Landscaping
As required by the Zoning Code, all setback and open space areas not occupied by driveways, parking areas, walkways, building projections and approved hardscape areas, as well as all perimeter areas between the onsite parking area and the public right-of-way will be landscaped. The existing fueling station has a large amount of paving with landscaped areas limited to planters along the portions of the site perimeter where there are no driveways. This existing condition is due to the nature of the use, which necessitates paving over the underground storage tanks and a large amount of vehicle maneuvering area for patrons as well for vendors delivering fuel in large tank trucks. Similarly, the area of the proposed building is currently primarily paved with perimeter landscape along Venice Boulevard and the portions of Tuller Avenue where there is no driveway. The proposed building will utilize a large portion of the paved open space, while leaving a queuing/circulation lane for the carwash, and allowing enhancements in the perimeter landscape. The new planter along Venice Boulevard will be wider and will extend across the full length of Tuller Avenue, except a small break for pedestrian access, and along portions of the southerly alley, including along an area of the fueling station. New perimeter planters and required planter fingers will have a minimum width of five (5) feet, consistent with the minimum Zoning Code requirement. The existing landscaped planters within the fueling station area will remain as is, and will be replanted to maintain a consistent landscape palette throughout the site.
The proposed landscaping will incorporate a combination of trees and shrubs in order to soften the appearance of the building fa?ade and site paving, as well as to screen the carwash queuing lane, and enhance the street view aesthetics of the site. Proposed landscaping will complement the building and enhance the aesthetic appearance of the site. Preliminary landscape plans are included in the preliminary development plans made part of the application; complete landscape and irrigation plans shall be submitted for review and approval by all applicable divisions/departments prior to installation and final inspection.
Lighting
The site is currently equipped with exterior lighting throughout the fueling station area and the area of the decommissioned hydrogen fueling station, where the proposed carwash and convenience store building is proposed, in the form of freestanding light poles. The lighting fixtures in the proposed building area will be removed; new proposed freestanding light poles will match the design of the existing fueling station and will not exceed the maximum height allowed by the Zoning Code of eighteen (18) feet for freestanding light poles and luminaires. The proposed lighting fixtures will be energy efficient and will conform to the requirements of the Zoning Code, with regard to orientation and design in order to confine glare and reflections within the boundaries of the site.
Noise
The project site is located at the intersection of two major commercial corridors, in an area of the City with an elevated amount of ambient and operational noise, generated by the operation of various commercial uses along these corridors, as well as by vehicular traffic traveling along these corridors and the adjacent I-405 freeway. There are no sensitive receptors, such as residences or schools, in the immediate vicinity of the site. Noise generation from the proposed project will likely and primarily result from the operation of the carwash dryer/blower equipment at the end of the cycle and vacuums. The applicant specified the proposed dryer equipment type proposed for the project, which utilizes an insulation mechanism to minimize noise production from the carwash dryer equipment. The decibel reading information provided by the applicant identified the amount of noise generated by carwash operation will reach a maximum of 81 dB at five (5) feet from the carwash exit and lowers to 75 dB at twenty (20) feet from the exit, consistent with the existing noise levels in the surrounding area. In addition, this maximum noise level generation is short, approximately one minute for typical automated drive-through carwash operation, and intermittent. Table N-3 of the Noise Element of the City's General Plan, specifies there is no applicable standard for limitations on exterior and interior noise levels to 45 dB for commercial uses such as the proposed operation, except if adjacent to residential, which is not the case for this project. Therefore, the proposed use will not be in conflict with the General Plan or any established noise threshold.
Parking
The existing development provides a total of three (3) on-site parking stalls for the existing fueling station. The proposed project is an automated drive-through carwash, and will also include a new 2,372 square foot convenience store, both of which will be associated with the existing Shell fueling station. Pursuant to Zoning Code Section 17.320.020.H, Table 3-3B, an automated carwash requires a minimum of four (4) off-street parking spaces, plus three (3) queuing spaces, while the fueling station (inclusive of the convenience store) requires one (1) space per 225 sq. ft., with an allowance to count half of the parking at the pump islands for parking required above a minimum of three (3) stalls. As illustrated in the summary table below, the proposed project will conform to the current Zoning Code requirement with regard to the provision of off-street parking at the site.
Table 1: Required Parking for 11224 Venice Blvd/3801 Sepulveda Boulevard
Use
Code Requirement
Sq. Ft./Required
Automated Carwash - Accessory to Fueling Station
Four (4) spaces plus queuing area ahead of the wash lane (in addition to parking required for fueling station)
4 parking spaces
3 queuing spaces
Fueling Station Convenience Store
One (1) space per 225 sq. ft. (includes convenience store), with a minimum of 3 spaces. For parking required above the minimum of 3, half of the parking provided at pump islands may be credited towards meeting parking requirements.
2,372 ? 225 =
11 parking spaces
Parking Required
15 parking spaces
3 queuing spaces
Parking Proposed
7 parking spaces
8 pump island parking = (i.e. half of 16)
3 queuing spaces
Total Parking Provided
15 spaces
3 queuing spaces
All new parking spaces drive aisles are in conformance with the minimum required stall dimensions, backup and circulation aisle widths. In fact, in various cases the proposed backup/drive aisles exceed the minimum required twenty-four (24) feet in width for two-way due to the existing layout needed for the unique circulation needs of the fueling station, in particular for fuel truck maneuverability.
Traffic and Circulation
Vehicular access to the site is provided by means of existing driveways along Sepulveda Boulevard and Venice Boulevard, which are existing 95 and 170 feet wide public right-of-ways, respectively. Both are identified as a Primary Artery in the Culver City General Plan Circulation Element, with Venice Boulevard also identified as a Fixed Guideway Corridor. There are five (5) existing vehicular ingress/egress points to the site: two (2) at Sepulveda Boulevard, two (2) at Venice Boulevard, and one (1) at Tuller Avenue; the existing public alley also allows access to the site along the entire southerly edge of the site. The access driveway along Tuller Avenue will be removed as the new configuration will no longer necessitate this access point; no new access points are proposed. The new planter that will replace an existing planter abutting Venice Boulevard near the driveway located at approximately the midpoint of the site is designed with a gradual curve in order to allow smooth maneuvering into the proposed carwash queuing/drive aisle as vehicles enter from the existing driveway on Venice Boulevard. A new planter along the southerly property line of the site, in combination with new directional striping, will also serve to better organize vehicular circulation entering and exiting the site from the abutting public alley. In addition, the City's Traffic Engineer has conditioned that the access for the northerly driveway on Sepulveda Boulevard shall be restricted to right turns only, and shall be controlled by on-site signs or other necessary measures as determined by the Engineering Division and Planning Manager.
A Trip Generation Analysis was prepared for the proposed project by Kimley Horn, dated October 22, 2015 (Attachment No. 6). The trip generation analysis was reviewed and accepted by the City's Traffic Engineer. The analysis examined the trip generation of the existing conditions and of the proposed project using the Institute of Transportation Engineers (ITE) Trip Generation Manual (9th Edition). Trip generation for the project is based upon the additional trips that will be generated by drive-through carwash and the additional convenience market square footage. The analysis concluded that the proposed project would result in 31 more trips in the morning peak hour and 34 more trips in the evening peak hour. This number of additional peak hour trips is below City 50 trip thresholds of significance; further, the proposed drive-thru car wash and convenience store will not result in significant impacts on any of the surrounding right-of-ways with regard to traffic.
The Engineering Division has required a number of right-of-way improvements to address any existing deficiencies. Existing non-ADA compliant sidewalks along the project's frontage with Sepulveda Boulevard and Venice Boulevard, and all existing drive approaches that are not ADA accessible, shall be reconstructed, and drive approaches shall be constructed to Culver City's "high speed" design standard. In addition, the existing curb ramps at the corners of Venice Boulevard/ Sepulveda Boulevard and Venice Boulevard/Tuller Avenue shall be reconstructed to current ADA standards. Pedestrian access to the proposed convenience store building is provided by means of a four (4) foot walkway connecting the front entrance of the building with Venice Boulevard, a secondary exit from the building is provided at the rear of the building connecting with Tuller Avenue. Pedestrian walkways and connections between the parking areas and Washington Boulevard are sufficiently provided, and will be decoratively paved.
Neighborhood Compatibility
The existing site development is a vehicle-oriented, fueling station, located at the intersection of Venice Boulevard and Sepulveda Boulevard, two major commercial corridors developed with varying types of commercial uses, including similar vehicle-oriented businesses. The existing use serves both local residents as well as regional visitors in the form of pass-through drivers and daytime employee population. The land uses surrounding the subject site include vacant land, an appliance store, and general office to the north; a convenience store to the northeast; vacant paved land to the east; a multi-tenant vehicle service and repair center to the south; and Tuller Avenue and I-405 freeway to the west. The proposed automated carwash and convenience store will operate as an additional service of the existing fueling station. The proposed use will be complementary to the existing fueling station; thereby conserving the neighborhood compatibility along the surrounding commercial corridors. There are no residential uses in the immediate vicinity, or other light commercial uses that might be incompatible or negatively impacted by the proposed carwash use. The site and building design is proposed in conformance with applicable Zoning Code requirements and will serve to improve the site and surrounding area, including the circulation in the abutting public alley to the south. The building is a one-story structure consistent with buildings in the immediate vicinity, and, thus, will not be out of scale with the surrounding neighborhood.
CONCLUSION/SUMMARY:
Staff has worked with the applicant to refine the project plans to meet all City requirements, improve existing conditions related to access and circulation. The building design has been crafted to break up the bulk and mass of the building with varying building materials and heights, as well as to the site design to improve the appearance of the streetscape. Furthermore, the project will result in changes that will improve the current condition of the property and surrounding neighborhood, without significant impacts to traffic or noise. Based on the proposed preliminary development plans and recommended conditions of approval, staff considers the project to be compatible with the surrounding neighborhood, providing a layout, architectural design, access, on-site parking and landscape, consistent with applicable standards, with adequate public facilities, and consistent with the Culver City General Plan and the requirements of the Zoning Ordinance. Staff believes the findings for Conditional Use Permit, P-2015-0100-CUP, can be made as outlined in Resolution No. 2015-P006 (Attachment No. 1).
ENVIRONMENTAL DETERMINATION:
Pursuant to the California Environmental Quality Act (CEQA) guidelines, a Negative Declaration has been prepared. The project has been determined to have less than significant impacts on the environment without any mitigations being necessary.
ALTERNATIVE OPTIONS:
The following alternative actions may be considered by the Planning Commission:
1. Approve the proposed project with the recommended conditions of approval if the applications are deemed to meet the required findings.
2. Approve the proposed project with additional and/or different conditions of approval if deemed necessary to meet the required findings and mitigate any new project impacts identified at the meeting.
3. Disapprove the proposed project if the applications do not meet the required findings.
ATTACHMENTS:
1. Draft Resolution No. 2015-P006
2. Vicinity Map
3. Project Summary
4. Preliminary Development Plans dated November 20, 2015 [10 Sheets]
5. Negative Declaration
6. Trip Generation Analysis, prepared by Kimley Horn, dated October 22, 2015
7. Public Correspondence