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HomeMy WebLinkAbout8.1 Bright Horizons Day Care Center PA09-005AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: May 26, 2009 SUBJECT: PUBLIC HEARING: PA 09-005 Bright Horizons Day Care Center - Conditional Use Permit and Site Development Review (Adjudicatory Action). Report Prepared by Jamie L. Rojo, Assistant Planner ATTACHMENTS: 1. Resolution approving a Conditior..al Use Permit to operate a Day Care Center at 7035 Dublin Boulevard and to allow Off-Site Parking at 7051 Dublin Boulevard. 2. Resolution approving a Site Development Review to modify an existing parking lot to accommodate an outdoor play area and make associated site and exterior building improvements related to the operation of a Day Care Center at 7035 Dublin Boulevard. 3. Written Statement dated received January 21, 2009. 4. Project Plans dated received April 10, 2009. 5. Rosen Goldberg Der & Lewitz, Inc. Noise Study dated April 24, 2009. 6. Traffic Assessment, prepared ty Jaimee Bourgeois, City Traffic Engineer via email, dated April 1., 2009. RECOMMENDATION: 1. Receive Staff presentation; 2. Open the public hearing; _V 3. Take testimony from the Applicart and the public; 4. Close public hearing and deliberate; 5. Adopt a Resolution approving a Conditional Use Permit to operate a Day Care Center at 7035 Dublia Boulevard and to allow Off-Site Parking at 7051 Dublin Boulevard.; and 6. Adopt a Resolution approving a ;Site Development Review to modify an existing parking lot to accommodate an outdoor play area and make associated site and exterior building improvements related to the operation of a Day Care Center at 7035 Dublin Boulevard. PROJECT DESCRIPTION: The project site is located at the northwest comer of Dublin Boulevard and Cl Avenue within an y is zoned C-2, existing 8,846 square foot building located at 7035 Dublin Boulevard. The rpert General Commercial and has a General Plan Land Use Designation of Retail/Office. Access to the project site is provided by two driveways on Clark Avenue. Surrounding uses include retail, offices, automotive repair and service, and single-family residences. See Aer:.al Map below. COPIES TO: Applicant Property Owner Page 1 of 11 ITEM NO. Cam. G: IPAM20091PA 09-005 Bright Horizons Daycare Center CUP SDRIPC_5.26091PCSR 5-26-09 Rev.aoc Off-Site Parking Project Site Bright Horizons is seeking approval of a Conditional Use Permit and Site Development Review to operate a Day Care Center for up to 126 children and to allow Off-Site Parking for up to nine parking spaces. Modifications to the site layout are also proposed and include alterations to the existing parking lot, the construction of an outdoor play area, alterations to the exterior of the existing building and the installation of new landscaping and fencing. ANALYSIS: Conditional Use Permit Day Care Center Bright Horizons is requesting approval of a Conditional Use Permit to operate an 8,846 square foot Day Care Center with an outdoor play area that will be approximately 8,300 square feet. The Day Care Center would provide child care services for up to 126 children. The Day Care Center would operate from 6:00 a.m. to 7:00 p.m. Monday through Friday with a maximum of 18 employees on-site at any one time. A maximum of 114 children would be allowed to play outdoors within a fenced in playground area between the hours of 8:00 a.m. and 6:00 p.m. The Day Care Center would be the sole occupant within an existing single story office building. There would be seven activity rooms ranging in size from approximately 488 square feet to 972 square feet. Other rooms within the building would include a kitchen, six bathrooms, storage closets, and an office (Sheet A2.1 of Attachment 4). Page 2 of 11 Figure 1. Aerial Map The City of Dublin Zoning Ordinance (Section 8.76.080) establishes parking requirements by use type. Day Care Centers have the following parking requirements: Tahlp 1 _ 7nnina nrdinnnee Parking Reauirements Parkin Requirement Number of Spaces 1 space p er employee 18 1 space p er company 0 1 loading space for every 5 children 25 Total 43 Applying these parking standards to the proposed Day Care Center, a total of 43 parking spaces would be required. A total of 34 on-site parking spaces would be provided after modifications to the parking lot are made to accommodate an outdoor play area. Based on the number of required parking spaces, the site would be deficient by 9 spaces. See Table 2 below. Tnhle 2! nav Care Center Parkiniz Deficiencv Parkin ; Spaces On-Site Parkin Spaces 34 Required Parkin Spaces 43 Deficient of Parkin Spaces -9 In order to accommodate for the 9 space deficit, Off-Site Parking was analyzed. Off-Site Parkiniz Section 8.76.050.C of the Dublin Zoning Ordinance allows for Off-Site Parking to be granted by means of a Conditional Use Permit by the Zoning Administrator subject to the following requirements: 1. The Conditional Use Permit findings can be made. 2. The most distant parking space from a non-residential use type (i.e. the proposed Day Care Center use type) is not more than 400-feet from the use. 3. Additional documents, covenants, deed restrictions or other agreements as may be deemed necessary by the Director of Community Development are executed to assure that the required parking spaces are provided to the principle use for the life of the documents, covenants, deed restrictions, or other agreements. 4. The parking lot is not located in a residential zone unless the principle use requiring the parking is also located in a residential zone. 5. The parking lot site is not within a road easement or private street. In accordance with Section 8.128.040.E of the Zoning Ordinance, the Zoning Administrator is transferring decision making authority on the issue of the request for Off-Site Parking to the Planning Commission because the Planning Commission has decision making authority over the Conditional Use Permit request for the Day Care Center use which the proposed off-si-:e parking would serve. The proposed Off-Site Parking would be located on the adjacent Dublin San Ramon Services District (DSRSD) property located at 7051 Dublin Boulevard. Bright F[orizons has entered into a license agreement with DSRSD for the use of off-site parking spaces on DSRSD's adjacent property. Page 3 of 11 In considering Bright Horizons request for Off-Site Parking, Staff reviewed the parking requirements for the DSRSD property to ensure that DSRSD would continue to have adequate parking for its use if it were to lease spaces to Bright Horizons. Under the Zoning Ordinance, DSRSD is considered a Professional Office use type and requires 1 parking space for every 300 square feet. Based on the size of the existing buildings on the DSRSD site, vehicle storage and a temporary trailer the total parking requirement for DSRSD is 87 spaces. A total of 96 parking spaces are currently available on-site leaving 9 excess parking spaces. Because DSRSD has sufficient parking to lease 9 parking spaces to Bright Horizons, the Conditional Use Permit request for Off-Site Parking can consider granting 9 off-site parking spaces to Bright Horizons. The 9 off-site parking spaces would be located approximately 30 feet to the immediate west of the building where the proposed Day Care Center would be located (see Figure 2 below). Vehicular access to the nine off-site parking spaces would be provided by an existing driveway off of Dublin Boulevard. The nine off-site parking spaces would be designated for employees of Bright Horizons in order to allow parents to park on-site (See Attachment 1, Condition of Approval No. 12). Pedestrian access from the off-site parking spaces to the Day Care Center would be provided by an existing walkway that connects the off-site parking spaces to the building where the proposed Day Care Center would be located. Figure 2. Off-Site Parking Designation SITE PLAN X11 ?" 20, 10' o' - A51 NOFIH CRAPIiICSE: 'a-0 ^?CALN? Noise The Dublin General Plan Noise Element includes policies regarding noise and the location of land uses. An acoustical report was prepared by Rosen Goldberg Der & Leewitz, Inc. to evaluate potential noise Page 4 of 11 9 off-site parking spaces on DSRSD property impacts from the Day Care Center's outdoor play area on adjacent single-family residences to the north of the project (Attachment 5). In order to quantify the existing ambient noise levels at the project site, a series of measurements were taken adjacent to the backyards of the existing single family homes which front Maple Drive. The major source of noise during the ambient measurements was traffic and the Community Noise Exposure Level (CNEL) recorded was approximately 60 decibels at the property line adjacent to the south face of the existing 5-foot masonry wall separating the Day Care from the adjacent residential homes. To quantify noise levels that would be generated by the use of an outdoor play area, noise measurements were conducted at a similar facility, KinderCare Learning Center, located at 11925 Amador Valley Court. Projected noise level for the Bright Horizons Day Care Center was calculated based on the noise measurements taken at the KinderCare Learning Center. Adjustments were made for the number of children and the distance between the play areas and property lines. The predicted noise level for a maximum of 114 children in the outdoor play area is 58 decibels. Combined with the existing ambient noise levels from traffic, the projected noise levels with the addition of the outdoor play area would be 61-62 decibels. The existing 5 -foot masonry wall along the north property line separating the site from adjacent residential homes would provide an estimated 5 decibel reduction in noise levels. Therefore, the resulting noise levels with the addition of an outdoor play area would not exceed the "normally acceptable" level of 60 decibels fc r residential uses established in the General Plan. To further ensure that noise associated with the outdoor play area is :minimized, a Condition of Approval has been applied to the project limiting the use of the outdoor play area to between the hours of 8:00 a.m. and 6:00 p.m. and limiting the number of children within the outdoor play area to no more than 114 at any given time (Attachment 1, Condition of Approval No. 10). Site Development Review The project includes modifications to the existing site layout to improve vehicular access and circulation, accommodate an outdoor play area, provide additional landscaping arLd a new trash enclosure, and modify the exterior of the building to provide additional doors/windows in response to changes in the floor plan layout for the proposed Day Care Center. Access and Circulation Vehicular access to the project site would be provided off of Clark Avenue (see Figure 3 below). Two existing driveways along Clark Avenue would be modified to meet current standards for commercial driveways. The northern driveway (farthest from Dublin Boulevard) would provide both ingress and egress while the southern driveway (closest to Dublin Boulevard) would be an exit only. Restricting the southern driveway to an exit only requires that parents use the driveway furthest from Dublin Boulevard to prevent potential stacking on Clark Avenue to Dublin Boulevard during peak drop-off and pick-up times and would facilitate better on- and off-site access and circulation. Additionally, a portion of the existing curb along Clark Avenue would be designated a No Parking Zone to facilitate emergency access and visibility at the driveway locations (See Attachment 2, Condition of Approval No. 50). Page 5 of 11 Figure 3. Site Plan %11 PLAN 20' 10' o' ' - A51 ?M MMSI. , N 4 The existing parking lot would be reconfigured to provide perpendicular parking stalls rather than angled parking stalls. Existing driveways and drive aisles would also be modified to improve access and circulation and to conform to the requirements set forth in Chapter 8.76 Off-Street Parking and Loading Regulations of the Zoning Ordinance. Existing one-way drive aisles would become two-way, 25-foot wide drive aisles and all parking spaces would be upgraded to meet current standards (Attachment 4, Sheet AS 1). The revised parking and circulation layout has been reviewed by the City's Traffic Engineer and the proposed changes were found to be appropriate for the Day Care Center and would not result in any negative impacts to the site or adjacent properties. The City's Traffic Engineer has assessed the need for a traffic study and determined that the project's anticipated trip generation would not result in any impacts. Therefore, a traffic study was not deemed necessary for the proposed project (See Attachment 6). Outdoor PlU Area An outdoor play area is proposed to be constructed along the western property line adjacent to the existing building and within a portion of the existing parking lot (See Figure 4 below). The outdoor play area would total approximately 8,300 square feet and would be enclosed with a 6-foot high fence. The fence would be constructed of decorative steel or similar durable materials. A vinyl mesh fabric would be applied to the south and west elevations of the fence in order to limit visual accessibility to the outdoor play area from the public right-of-way. The outdoor play area would be divided into three sections by age group; each section would include age- appropriate playground equipment with the tallest piece of equipment being 13-feet in height (Attachment Page 6 of 11 4, Sheet AS2). A walkway from the building to the outdoor play area would provide a safe path of travel for children who would be escorted to and from the play area. A series of gates along the eastern side of the outdoor play area would provide access to each of the respective sections. PLAN X11 ?"" zo• ,o• a' Landscaniniz and Trash Enclosure The fencing along the north, south and east edges of the outdoor play area would be softened with a continuous planting strip of evergreen shrubs, flowering accent plants and trees. Landscaping along the northern edge of the play area has been designed to serve as a buffer between the outdoor play area and existing single family homes to the north and would include evergreen trees (Attachment 4, Sheet L-1). An existing 5-foot high masonry wall located along the northern property line would remain and serve to buffer the Day Care Center from the adjacent single family residences. Landscaping along the eastern edge of the play area has been designed to provide a shaded walkway to and from the play area and to serve as a visual buffer between the outdoor play area and the parking lot. The plant palette in this area includes 24-inch box Honey Locust trees as well as numerous shrubs and groundcover. Three additional Honey Locust trees would be planted within the parking lot (Attachment 4, Sheet L-1). Existing perimeter landscaping along Dublin Boulevard and Clark Avenue would remain. See Figure 4 below. A new trash enclosure is also proposed and would be located north of the building and adjacent to the outdoor play area. The trash enclosure has been designed with colors and materials that would be compatible with the existing building. The walls of the enclosure would have a stucco finish and the roof of the enclosure would be covered with concrete tiles. Gates constructed of metal panels, powder coated and painted to match the stucco color of the enclosure walls would screen the waste receptacles stored inside the enclosure (Attachment 4, Sheet A4.1). Page 7 of 11 Figure 4. Outdoor Play Area Layout Figure 4. Preliminary Landscape Plan Trash Enclosure Exterior Building Modifications Outdoor Storage N+ In order to meet Building Code exiting requirements from the proposed activity rooms within the Day Care Center, new exterior doors are required. One new door is proposed along the south elevation facing Dublin Boulevard and one on the west elevation facing the adjacent I)SRSD property; four new doors are proposed along the north elevation facing the existing parking lot. One of the new doors along the north elevation would be for a new Fire Sprinkler Riser room (Attachment 4, Sheet A4.1). New windows are also proposed on the north, south and west elevations. These windows would provide natural light for the Day Care Center's activity rooms and kitchen (Attachment 4, Sheet A4.1). Conditions of Approval have been included in the draft Resolution (Attachment 2, Condition of Approval No. 21) requiring that the colors and materials used for all new windows and doors match existing windows and doors in order to maintain a consistent exterior appearance throughout the building. Conformance with the General Plan and Zoning Ordinance The project site is designated Retail/Office in the General Plan and is located in a C-2, General Commercial Zoning District. The C-2 District allows for the operation of Day Care Centers as a conditional use and is consistent with the Retail/Office land use designation of the General Plan. With the inclusion of the Off-Site Parking spaces on the adjacent property, the project will meet the parking requirements contained in the Zoning Ordinance. The project is also consistent with the Noise Element of the General Plan which establishes policies regarding noise and land use compatibility. A noise study was prepared and concluded that a negligible increase in noise levels associated with the outdoor play area is not expected to significantly increase the long-term average noise levels at the nearby residences. Page 8 of 11 Furthermore, Conditions of Approval have been applied to the project to ensure on-going compatibility between the Day Care Center and adjacent single family residences. Review by Applicable City Departments and Agencies The Public Works Department, Building Division, Dublin Fire Prevention, Dublin Police Services, and Dublin San Ramon Services District have all reviewed the proposed project. Conditions of Approval from these departments and agencies have been included in the proposed Resolutions (Attachments 1 and 2). Noticing In accordance with State law, a Public Notice was mailed to all property owners and occupants/residents within three hundred feet of the proposed project at 7035 Dublin Boulevard (Day Care Center) and 7051 Dublin Boulevard (Off-Site Parking) to advertise the project and the public hearing scheduled for May 26, 2009. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. ENVIRONMENTAL REVIEW: Staff is recommending that the project be found Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332, In-Fill Development Projects. The project consists of a Conditional Use Permit for the operation of a Day Care Center for up to 126 children; a Conditional Use Permit for Off-Site Parking; and Site Development Review for modifications to site layout including the construction of an outdoor play area, alterations to parking and circulation, the installation of landscaping and fencing, and modifications to the exterior of the building to provide additional doors and windows. The project is consistent with the General Plan Retail/Office land use designation and with the C-2, General Commercial zoning which allows Day Care Centers as a conditional use. The project as proposed and conditioned includes measures to provide compatibility with adjacent residential uses. These measures include retention of an existing 5' block wall along the northerly project boundary, location of the play area toward the building and away from the residences, provision of landscaping along the northerly play area boundary, and addition of a condition limiting outdoor playtime. The project is in the City limits, on an approximately 1.13 acre site that is surrounded by existing developed urban commercial and residential uses. The project site is developed with a structure and parking lot and has no habitat value. The project would not result in any significant effects relating to traffic, noise, air quality or water quality. As noted earlier in this report, the City's Traffic Engineer d-termined that the project would not result in traffic impacts. The project would not use hazardous materials or generate hazardous emissions and any wastewater would be discharged into the public sewer system for treatment and disposal. The project site is a corner lot adjacent to the DSRSD corporation yard. Both the project site and adjacent residences are already affected by traffic noise. Attenuation measures noted in the Staff Report and the added Condition of Approval would minimize project noise. The project is proposed on an existing developed lot with an existing structure; the project site has access to public streets and is served by public utilities and services. Page 9 of 11 FINDINGS: In reviewing the request for a Conditional Use Permit for the operation of a Day Care Center and for Off- Site Parking and the Site Development Review request for modifications to the site layout and alterations to the exterior of the existing building, the Required Findings for a Conditional Use Permit (Section 8.100.060 and 8.76.050.C)) and the Required Findings for a Site Development Review (Section 8.104.090) were considered to ensure that all of the findings could be. made. The draft Resolutions for a Conditional Use Permit (Attachment 1) and Site Development Review (Attachment 2) include statements affirming that the Required Findings for each approval can be made in order to approve the project. CONCLUSION: The proposed Day Care Center has been reviewed for potential impacts to adjacent businesses and residences and, as conditioned, would not have any negative impacts 1:0 the health, safety or welfare of the public. The property located at 7035 Dublin Boulevard represents an appropriate location for a Day Care Center and would serve a need in the community for child care services. Conditions of Approval have been applied to the project to ensure on-going compatibility with Surrounding uses. Additionally, the Community Development Director has the authority to require that the Conditional Use Permit for the Day Care Center and Off-Site Parking be reviewed on an annual basis to ensure on-going compliance with the Conditions of Approval. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; 5) Adopt a Resolution approving a Conditional Use Permit to operate a Day Care Center at 7035 Dublin Boulevard and to allow Off-Site Parking at 7051 Dublin Boulevard; End 6) Adopt a Resolution approving a Site Development Review to modify an existing parking lot to accommodate an outdoor play area and make associated site and exterior building improvements related to the operation of a Day Care Center at 7035 Dublin Boulevard. J Page 10 of 11 GENERAL INFORMATION: APPLICANT: Steven Geller, Bright Horizons Family Solutions, 200 Talcott Avenue, Watertown, MA 02472 PROPERTY OWNER: Ted J. Babbes, Lincoln Funding Group, 7035 Dublin Boulevard, Dublin, CA 94568 LOCATION: 7035 Dublin Boulevard (APN 941-0210-025-02) GENERAL PLAN LAND USE DESIGNATION: Retail/Office SPECIFIC PLAN/ LAND USE DESIGNATION: N/A ZONING: C-2, General Commercial SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Pro e Site C-2, General Commercial Retail/Of fice Office North R-1, Single Family Residential Single Family Single Family Residential Residences South C-2, General Commercial; C- Retail/Office, Business Offices O, Commercial Office Park/Industrial. East C-2, General Commercial Retail/Office Retail, Automobile Repair and Service West C-2, General Commercial Retail/Office Offices Page 11 of 11