planning commission agenda report … approximately 67 acres, and it traces its project history back...

PLANNING COMMISSION AGENDA REPORT JANUARY 7, 2016

TO: Members of the Planning Commission FROM: Isidro Figueroa, Planner FILE NO.: 140000937 PROPOSAL: A request for a Site Plan Review and Conditional Use

Permit Amendment for the construction of an attached three-story, 51-room Calabasas-LEED “Silver” (Green Building Council’s LEED Rating System Version 2.0) wing addition to be built on the west end of an existing three-story, 142-room hotel (Calabasas Hilton Garden Inn); and a Conditional Use Permit requesting a 20% off-street parking reduction pursuant to Calabasas Municipal Code Section 17.28.050 to a property located within the Commercial, Mixed Use (CMU) zoning district, and Calabasas Park Centre at 24150 Park Sorrento (A.P.N. 2068-030-016).

APPLICANT: Shawn Nichols OWNER: Mian Horizon Financial Corporation STAFF RECOMMENDATION: Staff recommends the Planning Commission adopt Resolution No. 2016-607 recommending to the City Council adoption of a Final Initial Study and Mitigated Negative Declaration in conformance to the California Environmental Quality Act and approving File No. 140000937. REVIEW AUTHORITY: Pursuant to Calabasas Municipal Code, (CMC) Sections 17.62.020 (Site Plan Review) and 17.62.060 (Conditional Use Permit) shall be reviewed and approved by the Planning Commission. The project is also requesting an amendment to a previously approved Conditional Use Permit 2000-618 and Site Plan Review 96-08. In accordance to CMC Section 17.64.060, changes to a previously approved project shall only be approved by the original review authority through a new permit application. In this case, the construction of a 142-room, three-story hotel was

Planning Commission Staff Report File No.: 140000937 Date: January 7, 2016

previously reviewed and approved by the City Council. A Conditional Use Permit amendment and new Site Plan Review are required for the requested expansion of the hotel. Per Section 17.60.020, the final authority to approve, conditionally approve, or deny an application ordinarily subject to the decision of a lower review authority shall be the higher review authority, if the application is filed concurrently with an application subject to the decision of a higher review authority. Consequently, with both applications having been filed concurrently, the higher review authority is the City Council, and the role of the Planning Commission is a recommendation to the Council for this project BACKGROUND: The Calabasas Park Centre Master Plan Area (Master Plan Area) project area encompasses approximately 67 acres, and it traces its project history back to when the City of Calabasas was part of unincorporated Los Angeles County. In March of 1989, the County of Los Angeles approved a development project encompassing a total of 1,445,000 gross square feet of commercial office space and 50,000 square feet of commercial retail space to be housed in a total of 12 buildings ranging from 3 to 6 stories with above-grade parking structures. Since the City incorporated in April of 1991, there have been many revisions to the project from its original approval by the County of Los Angeles in 1986. In June of 1995, the City Council approved a new project that entailed developing the Calabasas Park Centre project area with 200,000 square feet of retail uses (The Commons at Calabasas) and 1,095,000 square feet of office uses through a Master Conditional Use Permit (MCUP). On October of 1997, the City Council amended the MCUP to allow for a mixed use development encompassing a maximum of 900,000 square feet. On November of 1997, the City Council amended Master Conditional Use Permit 97-12 and approved Site Plan Review 97-475 allowing the construction of a 63,441 square-foot, three-story, and a 140-room business lodging facility (hotel). On April 5, 2000, the City Council amended the previously approved Master Conditional Use Permit 97-12 and Site Plan Review 97-475 by allowing the floor area of the hotel to increase from 63,441 to 74,950 square feet and increasing the total number of rooms from 140 to 142. The construction of the hotel was completed in a year. On August 7, 2014, Shawn Nichols, on behalf of the property owner, Mian Horizon Financial Corp., submitted a request for a Site Plan Review and Conditional Use Permit Amendment for the construction of a detached three-story, 51-room structure proposed to be built behind the existing three-story, 142-room Calabasas Hilton Garden Inn; and a Conditional Use Permit requesting a 21% off-street parking reduction pursuant to Calabasas Municipal Code Section 17.28.050.


The project was reviewed by the Development Review Committee (DRC) on September 2, 2014. At the meeting, staff suggested to the applicant and the project’s architect that they consider redesigning the project by attaching the new wing addition to the west end of the existing hotel instead of constructing a detached three-story structure to the rear of the property. Staff’s rational was that the redesigned concept would eliminate massive hillside grading, removal of mature vegetation and landscaping, reduce potential impacts to existing oak trees, and avoid building in close proximity to designated open space. On September 26, 2014, the project architect informed staff that the Hilton Corporation had reviewed the proposed hotel expansion and required the hotel owner and operator to redesign the expansion to be attached to the existing hotel. On March 12, 2015 the applicant resubmitted plans requesting for an attached three-story, 51-room wing addition to be built on the west end of an existing three-story, 142-room hotel. This project is now the one in consideration. The project was reviewed by DRC on April 7, 2015. STAFF ANALYSIS: A. Site Design/Building Layout: The proposed project involves an addition to the

Calabasas Hilton Garden Inn (hotel) within the hotel’s approximately 4.42-acre property. The hotel is located east of the Parkway Calabasas and Park Sorrento intersection and is part of the Calabasas Park Centre Master Plan Area that includes Calabasas City Hall, Calabasas Library, commercial office space, and The Commons at Calabasas shopping center. The project site is designated as a Mixed Use 0.95 land use in the City’s General Plan and has a Commercial, Mixed Use (CMU) zoning designation. Access to the project is provided via Park Sorrento that intersects with Parkway Calabasas. The project site is currently improved with a three-story (43’-11”), 74,132 square-foot hotel and attendant parking. The existing building is roughly placed at the center of the lot. The existing parking is located directly in front, rear and side (west) of the building. A 24,342 square-foot, 51-room wing addition is proposed to be attached to the west end of the existing hotel. The proposed 51-room wing addition will maintain a 40-foot front yard setback and will be setback from the west side property line (Parkway Calabasas) 40 feet. The east side yard setback is approximately 76’-8” and the rear setback is approximately 150’, which complies with the 20’ minimum required rear setback on all CMU zoned properties. The existing square footage of the hotel is 74,132 square feet, which equates to a legal non-conforming floor area ratio of 0.37. The allowable floor area ratio (FAR) for a CMU zoned property is a range between a minimum of 0.6 and a maximum of 0.95. The proposed 24,342 square-foot, 51-room wing addition


would bring the total square footage of the existing hotel to 98,474 square feet, which equates to a floor area ratio of approximately 0.49, or just over half of the allowable FAR. The proposed floor area ratio of 0.49 does not conform to the required minimum floor are ratio of 0.6, but it is much closer to the required floor area ratio than the existing legal nonconforming floor area ratio of 0.37. The proposed site coverage of the hotel and 51-room addition will be approximately 16.7%, which complies and is well within the maximum allowed of 62% of the net site area. The proposed pervious surface will decrease from 56% to 49% primarily because the project will be partially constructed upon existing landscaping surfaces to accommodate for the 51-room wing addition and fire access road way. The 49% pervious surface is more than the minimum allowed for a CMU zone property of 38%. The project design is intended to meet or exceed the Leadership in Energy and Environmental Design (LEED) Silver status, consistent with CMC Chapter 17.34. Staff’s conclusion is that the project meets all required development standards established by Chapter 17 of the Land Use and Development Code, with the exception of FAR, where the existing hotel has a legal non-conforming FAR condition and the addition will improve but still fall short of minimum coverage standards.


B. Calabasas Park Centre Development and Design Guidelines Site: The project site is located within the November 1997 Calabasas Park Centre Master Plan area (Master Plan Area). The Master Plan Area is comprised of 8 individual parcels referred to as zones. The image below illustrates the Master Plan Area. The Calabasas Hilton Garden Inn is located in Zone 4.

As part of a Master Conditional Use Permit (MCUP) for the entire complex, the City Council and the project developer agreed to enter into a master planning process. In June of 1995 the Calabasas Park Centre Task Force (Task Force) was appointed by the City Council create a framework to encourage public participation and to develop a framework to define the vision for the development of the Calabasas Park Centre project area. That community’s vision of the development of the Calabasas Park Centre was defined in the creation of the Calabasas Park Centre Project Development and Design Guidelines (Development and Design Guidelines). The Development and Design Guidelines is a document meant to ensure that the Master Plan Area will be developed in an orderly and cohesive manner to ensure that development will provide a significant, long-term source and variety of employment opportunities, housing resources, retail, personal and professional


services to the surrounding neighborhood the community as a whole. The Development and Design Guidelines were also developed with an objective to provide a government and technical framework to maintain necessary control over land use and development policy, while facilitating development of the Master Plan Area that will be sensitive to the community, will generate a wide range and balance of direct and indirect financial and related public benefits, and be a source of community pride. The Development and Design Guidelines established a set of standards that addresses, but is not limited to: 1. Provide goals and objectives of the Master Plan Area; 2. Project-wide Development Guidelines; 3. Project specific site design guidelines; 4. Shared parking among the Master Plan Area; 5. Project specific architectural design guidelines; 6. Landscaping; 7. Design guidelines for signs; and 8. Development standards for geographic-based planning zones.

The Master Conditional Use Permit (MCUP) was approved by the City Council on October 22, 1997. The standards and policies contained within the Development and Design Guidelines were implemented in the approval of the MCUP and all subsequent projects thereafter, including the hotel on December 17, 1997 and the revised hotel design on April 5, 2000. The Development and Design Guidelines have specific development standards for each zone and general policies applicable to the entire Master Plan Area. As previously mentioned, the hotel is located in Zone 4. Some of the development standards identified for each zone differ from those allowed under the Land Use and Development Code for similar zoned CMU properties. The CMU zone is characterized for allowing an array of land uses. However, the land uses available to Zone 4 are limited to office, overnight accommodations (hotel), parking (surface) and open space. The existing hotel land use is consistent with the allowed land uses in the zone. Another characteristic for CMU zoned properties is that there are no setback requirements. The setback requirements for Zone 4 are as follows: 40 feet to Park Sorrento (front property line) and 40 feet to Parkway Calabasas (side property line). The proposed 51-wing addition will be setback 40’ from Park Sorrento and Parkway Calabasas as required by the Zone 4 setback requirements.


The maximum height allowed in the CMU zone is 35’ but additional height may be authorized through a Development Plan. The maximum height allowed in Zone 4 is 80 feet (5 stories) for an office use and 45 feet (3 stories) for overnight accommodations. The proposed addition is designed with a height of 43’-11, consistent with the existing hotel, and the proposed tower feature will reach a maximum height of approximately 47’-9” (architectural features such as towers are allowed to exceed the maximum allowed height pursuant to CMC Section 17.20.180(E)(1)). Consequently, the proposed 51-room addition will be consistent with the Zone 4 height requirements and the existing hotel height. The proposed 51-room addition is designed to match the existing architectural style and height of the hotel. The Development and Design Guidelines stipulate that an architectural theme be carried out through the entire project site. The three story, contemporary Mediterranean-style architecture of the addition is consistent with the existing hotel and the architectural style of the four story Kilroy office buildings located across the street. The project is proposing to enhance the perimeter landscaping located along Parkway Calabasas and Park Sorrento to screen the addition, which is consistent with the landscaping requirements identified in the Development and Design Guidelines. The project is also proposing to include new shrubs and trees along the driveway on Park Sorrento to emphasize the hotel’s entry point as stipulated by the Development and Design Guidelines. The Calabasas Park Centre Development and Design Guidelines can be accessed through the following link: http://www.cityofcalabasas.com/departments/planning/pdf/calabasas-park-centre-project-guidelines.pdf Staff’s analysis is that the proposed additional meets all requirements established in the Calabasas Park Center Development and Design Guidelines.

C. Architecture: The proposed design of the 51-room addition is designed to match

the existing contemporary Mediterranean-style architecture which was found to be consistent with the design criteria used when the City Council approved the Master Conditional Use Permit. In addition, the proposed three-story, 51-room wing has been designed to be consistent with the similar contemporary Mediterranean-style architecture displayed by the existing four-story Kilroy office buildings located across the street. By designing the 51-room wing with three floors (existing hotel is three floors) and matching the architectural style of the existing hotel and Kilroy office buildings, the project ensures that it is in conformance with the Development and Design Guidelines that stipulate that buildings within the master plan project area shall adhere to a common

http://www.cityofcalabasas.com/departments/planning/pdf/calabasas-park-centre-project-guidelines.pdf

http://www.cityofcalabasas.com/departments/planning/pdf/calabasas-park-centre-project-guidelines.pdf


architectural theme, which in this case is a contemporary Mediterranean-style architecture of at least three floors. The use of multi-color earth tone colors, tile elements, wrought iron railings, and clay roof tile along all portions of the new addition allows for a consistent appearance of the building from all angles and assists in differentiating among all floors. The integration of additional landscaping to the existing landscaping perimeter along Parkway Calabasas and the landscaping berm located along Park Sorrento will buffer the majority of the addition from street view level, which is primarily the case with the existing hotel. Additionally, the proposed 51-room wing is sited on the west end of the hotel which is approximately 8 feet below street level. The submerged building pad will lower the profile of the building along the two intersections. Please see Exhibit D for an architectural color rendering. The project went before the Architectural Review Panel (Panel) on three occasions. The first meeting took place on April 24, 2015. The Panel appreciated the effort made to make the proposed addition compatible with the existing hotel. There were concerns expressed by members of the Panel about the massing of the project and potential visual impact of the project from Parkway Calabasas. The Panel suggested that the applicant study the possibility of removing the fire lane along Parkway Calabasas by adding a hammerhead turnaround for the fire department in the rear lot. Some of the Panel members suggested that the orientation and massing of the proposed addition could be greatly improved by stepping the design and rotating the structure so that it was not parallel to Parkway (zig-zag design). The project architect offered to create photo simulations showing the proposed structure seen from both directions on Parkway Calabasas and from the intersection of Park Sorrento looking east. The Panel recommended that the Architect address all issues identified during the meeting and bring the project back to the Panel for further review. The project went before the Panel on a second occasion on June 12, 2015 where the Panel reviewed plans reflecting several modifications resulting from the project’s first ARP review on April 24, 2015. The modifications made to the resubmitted plans consisted of a driveway realignment and a reconfigured loop driveway all the way around the building, which was deemed necessary to meet fire access requirements. The plans also indicated the use of permeable interlocking pavers to be used for the new driveway entrance. The Panel noted that the design of the proposed 51-room addition had not changed appreciably since the last meeting. The project architect responded that Los Angeles County Fire Department access requirements associated with the driveway created severe limitations to the Panel’s suggested design options. The project architect demonstrated photo simulations to the Panel from two viewpoints (corner of


Parkway Calabasas and Park Sorrento and along Parkway Calabasas facing north) and the project landscape architect presented landscaping plans demonstrating how they intended to use additional landscaping to screen the project. The Panel suggested that the applicant consider lowering the roofline by eliminating the third floor on the 51-room addition, or at least a portion of the third floor. The Panel also suggested that the driveway be redesigned to create a wider landscape area (at least 10 to 12 feet wide) along the west façade of the addition. Additionally, the Panel suggested the applicant consider examining a stepped plan approach in order to accommodate possible addition of specimen trees to the landscape plan. The Panel also requested the ‘Smoking Shelter’ be relocated to a less visible area on the site. The Panel expressed consensus that the submitted design was not at a point where the Panel could support it, and that in the event the applicant would consider moving forward to the Planning Commission with the current design, the Panel would not recommend approval. The project was reviewed for a third time on August 28, 2015. The project architect highlighted that the revised plans included changes made to the driveway that were consistent with the suggestions made by the Panel on the previous review. Additionally, the project architect also mentioned that the ‘smoking shelter’ had been relocated per the Panel’s suggestion to a site less visible. The Panel expressed their disappointment that the revised plans did not address their previously mentioned concerns with regards to the overall massing and height of the addition. The project architect responded to the Panel’s comments regarding the height and massing by indicating that the financial viability of the project could not support the removal of the entire third floor so emphasis was made to incorporate all other architectural features suggested by the Panel. The Panel was unable to reach a consensus for support regarding the design, but recommended that the project move forward to the Planning Commission. The Calabasas Land Use and Development Code does not have architectural standards for commercial buildings. Through the MCUP review process, the City Council approved the architecture and massing of the existing hotel and deemed it consistent with the Development and Design Guidelines, and compatible with the architectural theme of the Master Plan Area. Additionally, the project site is not located within a designated Scenic Corridor or a mapped significant ridgeline. The hotel addition has been designed to be setback 40 feet from Parkway Calabasas and Park Sorrento as required by the Development and Design Guidelines. The Land Use and Development Code and the Development and Design Guidelines do not contain any provisions protecting any views from Parkway Calabasas or the Master Plan Area. The proposed addition is designed


with a height of 43’-11, which is lower than the maximum allowed height for a hotel located in Zone 4 (45 feet maximum allowed) as stipulated in the Development and Design Guidelines. The height of the hotel is also lower than the Kilroy office buildings located directly across the street from the project site.

Staff analysis of the project’s architecture is that there are no General Plan, Land Use and Development Code architectural standards or requirements that would serve as basis for a recommendation of denial. The project is consistent with the architectural theme approved by City Council through the MCUP process for the Master Plan Area and the architectural guidelines identified in the Development and Design Guidelines. The minutes for the April 24th, June 12th and August 28th, 2015 ARP meetings are attached as Exhibit F.

D. Access/Circulation: The project site is located east of the Parkway Calabasas and Park Sorrento intersection and is part of the Master Plan Area that includes Calabasas City Hall, Calabasas Library, commercial office space, and the Commons at Calabasas shopping center. Access to the project site is provided via Park Sorrento that intersects with Parkway Calabasas. A traffic, circulation and parking study (study) was prepared for this project by Associated Transportation Engineers (ATE). Trip generation estimates were developed utilizing trip generation rates and equations from Trip Generation, 9th Edition (Institute of Transportation Engineers, 2012). The study-area network extends from the U.S. 101 Southbound ramps at Calabasas Road on the west to Park Granada on the east, and from Ventura Boulevard on the north to Calabasas Road on the south. Regional access to the site is provided by U.S. 101 via the interchanges at Calabasas Road and Parkway Calabasas. The primary arterials in the study-area include Calabasas Road and Parkway Calabasas which serve the predominately commercial areas in the vicinity of the project site. The study determined the anticipated levels of service (LOS) at each intersection during A.M and P.M. peak hours. The data indicates that all intersections are forecasted to operate at level LOS C or better during A.M. and P.M. peak hours. According to the study, development of the proposed project would not exceed the City of Calabasas impact thresholds at any of the analyzed intersections. According to the transportation study, the completed project will generate 417 daily vehicle trips per day; 27 trips during the morning peak hour and 31 trips during the afternoon peak hour.


The transportation study determined that no significant negative impacts will occur at the study intersections during the weekday peak hours as a result of the completed project. The City’s Traffic and Transportation Engineer has reviewed the project and the associated transportation study. As a result of his review, he has determined that the report accurately identifies the existing conditions and future traffic impacts. Since no negative impacts are anticipated, the project requires no mitigation measures. Parking: The City Council approved the MCUP with the provision that shared parking would be available to all uses within the Master Plan Area. The provision was made due to the nature of overlapping parking demands that were anticipated to be generated by the mixture of individual land uses that will be developed over time by the Master Plan Area. As such, each use located within the Master Plan Area has an entitlement to seek a reduction of the off-street requirement through the shared parking conditions contained in the MCUP. Based on the parking requirements set forth by CMC Section 17.028.040, the 142-room hotel is required to have 156 spaces. The hotel has a legal nonconforming inventory of 153 parking spaces. The proposed addition will require the hotel to provide 212 parking spaces. The Master Conditional Use Permit was approved by the City Council to include a shared parking agreement to be used among all uses within the Master Plan Area. CMC Section 17.28.050 (A), allows shared parking reduction in number of off-street parking spaces required by Section 17.028.040 and in compliance with section 17.62.050 (Conditional Use Permit). As such, the project is proposing to provide 171 parking spaces to serve the hotel and expansion (20% reduction). In order to grant a parking reduction, the Calabasas Municipal Code stipulates that the applicant shall provide evidence to demonstrate, to the satisfaction of the Director and City Engineer, that any requested reduction is necessary for the efficient operation of the subject use and will not result in a parking deficiency. A parking study which was prepared for this project by Associated Transportation Engineers (ATE). The study identified that the lowest period of hotel parking demand coincided with the peak parking demand for the overall Master Plan Area at 2:00 p.m., when 693 of the 814 available spaces were occupied. The data included in the parking analysis concluded that the proposed 20% parking reduction could be supported and fulfill the parking requirement pursuant to CMC17.28.040 and in compliance with CMC 17.62.050. A general parking reduction would also assist the project in meeting the City’s development code requirement for LEED Silver. According to the LEED rating system, points can be earned through the reduction of pollution and land


development impacts from automobile use by having parking capacity not exceed the minimum local zoning requirements.

Staff’s conclusion is that the parking study is consistent with known conditions in the area, which is ample parking availability along Park Sorrento between 5 pm and 8 am daily. The Community Development and Public Works Directors concur in their support for a parking reduction based on the land use and shared parking MCUP, as well as date form the parking analysis. The Study is available on file and contained within the project MND (Appendix C) attached to the staff report as Exhibit G.

E. LEED Silver: The construction, demolition, and operation of buildings in the

United States greatly contribute to the consumption of energy, water, and raw materials. Development and operation of buildings also generates great quantities of greenhouse gasses such as carbon dioxide and airborne pollutants such as sulfur dioxide, nitrogen oxide and fine particulates. In recognition of these trends, the City of Calabasas adopted Ordinance 2003-185 on January 7, 2004 to help mitigate these local, regional and global impacts by requiring sustainable development practices for all new non-residential development. Ordinance 2003-185 requires all new or reconstructed non-residential development to meet the LEED (Leadership in Environmental and Energy Design) (version 2.0) standards..

• Indoor Environmental Quality • Innovation and Design

Under CMC Section 17.34.010 (B,) the development of non-residential structures exceeding 5,000 square-feet shall be subject to the Calabasas-LEED System and shall be required to achieve at least a ”Silver” rating. The design of the building was devised based on the principal of achieving the required “Silver” status, and applicant’s architect and LEED consultant have developed a LEED program and matrix evaluation to demonstrate the feasibility of achieving the required “Silver” rating. Please refer to Exhibit H for the proposed project’s LEED narrative and project scorecard. Some of the more notable LEED project components are:

1. Development Density and Community Connectivity 2. Alternative Transportation 3. Water Efficient Landscaping 4. Recycled Content 5. Construction waste Management


Staff’s analysis of the submitted scorecard indicates that the project can achieve LEED Silver standards as required under CMC 17.34.010

F. Landscaping: Per the landscape plan, (Exhibit D), the project proposes to address the ARP request and Civic Center Design and Development Guidelines by incorporate additional landscaping to assist screening the addition from Parkway Calabasas and Park Sorrento intersection. The plan calls for the existing oak trees planted on the existing landscape berm located on the corner of Parkway Calabasas and Park Sorrento to remain with the incorporation of medium size evergreens to help screen the addition. The landscape plan also identifies replacing existing ground cover and shrubs with new specimens. Additionally, the landscape plan identifies the planting of additional evergreens on the south end of the property along Parkway Calabasas to help screen the addition. Currently, the four-story Kilroy office building located across the street from the hotel dominates the view from that location. The photo simulations provided by the applicant demonstrate current conditions, the addition without the proposed landscaping incorporated and the proposed addition with additional landscaping. Please see Exhibit E to review the photo simulations. The landscape plan was designed to recognize the natural topography of the site, existing landscaping berm along the Parkway Calabasas and Park Sorrento intersection, and the existing landscaping along Parkway Calabasas, which comply with guidelines in CMC Chapters 12.26 (Landscape) and 17.28 (Parking) and the Calabasas Park Centre Development and Design Guidelines. The landscape plan also identifies the planting of small accent flowering trees along the corners of the new addition, new narrow upright trees along the side of the addition to provide buffering and compliment the architecture and new groundcover and shrubs along the foundation of the addition. The minimum required permeable surface for properties located in the CMU zone is 32%. The project will provide 49% permeable surfaces. The applicant is incorporating decorative pavers along the driveway and color paving to complement the proposed landscaping and natural color of the proposed buildings. The proposed project will be conditioned to conform to all landscaping regulations and parking landscape regulations set forth in CMC Chapter 17.28. The Landscaping District Division of the Public Works Department has reviewed the proposed landscaping and has determined that it is consistent with the existing perimeter landscaping found in the Master Plan Area. Additionally, the Landscape District Division has determined that the proposed landscaping will be compatible with the landscaping along the newly improved Parkway Calabasas median improvements.


G. Geology: Leighton Consulting Inc., prepared a Geotechnical Site Investigation for the proposed new building. The Geotechnical Site Investigation, dated March 20, 2013 and subsequent addendum dated April 3, 2015, included archival research, field exploration, laboratory testing, and engineering analyses. In the revised materials, the applicant’s consultant provided suitable discussion, data and analysis to support the findings that the site is feasible for development. Studies for the project consisted of a series of drill holes; shear strength tests, compiled data from the adjacent sites, and extensive geologic and engineering analysis for the site and surrounding area.

The report was conceptually approved by the Public Works Department on April 3, 2015. Conditions of approval related to geology and soils can be found in Resolution No. 2016-607 attached as Exhibit A. The Geotechnical Report is on file with the Planning Division, and is available for review. The Geotechnical Report feasibility approval letter is attached as Exhibit I.

H. Arts in Public Places: Pursuant to CMC Chapter 17.24, the hotel expansion is

required to provide permanent art work or pay an in lieu fee of 1% of the building valuation or the maximum fee of $150,000 as dictated in CMC Section 17.24.020 (B). The applicant is currently working with an artist to develop an art piece that is reflective of the company’s image and commitment to the City. As stipulated in CMC Section 17.24.040, the applicant will submit an application to the Art in Public Places Advisory Committee to review the proposed artwork and forward a recommendation to the City Council.

REQUIRED FINDINGS: The findings required in Section 17.62.020(D) of the Calabasas Municipal Code for Site Plan Reviews are contained in resolution No. 2016-607 attached as Exhibit A. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration has been prepared for the project, which indicates that the environmental impacts of the project have been mitigated to a level of less than significant. The Notice of Availability and Notice of Intent to adopt the Mitigated Negative Declaration were circulated to commence the public review period on October 23, 2015 and closed on November 23, 2015. The MND is attached as Exhibit G. CONDITIONS OF APPROVAL: See conditions contained in resolution No. 2016-607 attached as Exhibit A.


PREVIOUS REVIEWS: Development Review Committee (DRC):

September 2, 2014

March 13, 2015

Project Review. Project plans were reviewed and numerous comments were made by members of the DRC, which included: consider relocating detached addition from rear of property to be attached to west end of existing hotel; CEQA; LEED requirements; traffic and circulation/parking analysis; Fire Department regulations, and grading and drainage.

Applicant resubmitted plans with addition attached to west end of existing hotel. Other comments made by DRC members included: CEQA review; Fire Department review and traffic and circulation/parking analysis.

Architectural Review Panel (ARP):

The minutes for the April 24th, June 12th and August 28th, 2015 ARP meetings are attached as Exhibit F.

ATTACHMENTS: Exhibit A: Planning Commission Resolution No. 2016-607 Exhibit B: City Council Resolution No. 2016-1489 Exhibit C: City Council Resolution No. 2016-1490 Exhibit D: Project and Landscaping Plans Exhibit E: Photo Simulations Exhibit F: ARP Minutes for April 24th, June 12th, August 28th, 2015 Exhibit G: Final Mitigated Negative Declaration Exhibit H: LEED “Silver” project scorecard and narrative Exhibit I: Geotechnical Report feasibility approval letter dated April 3, 2015


Technical Appendix

CMU/ Calabasas Park Centre Master Plan Area Development Standard

Code Requirement Proposed Meets Code

Floor Area Ratio (FAR) 0.60 min/1.0 max 0.49

NO* Hotel currently is legal non-conforming and additional square footage will make the

project closer to conformity.

Site Coverage 62% maximum 16.7% YES

Setbacks:

Front (Park Sorrento) 40' 40’ YES

Side (Parkway Calabasas) 40' 40' YES

Side(east) None 76’-8”

Rear None 150’ YES

Height

45'- Calabasas Park Centre

Master Plan Area allows up to 45’ 43’-11” YES

Landscape/Pervious Surface 32% 49% YES

Surrounding Properties:

Existing Land Use Zoning General Plan Designation

Site Hotel CMU MU 0.95

West Open Space- Resource Protection

OS-DR OS-RP

East Parking (Surface) CMU MU 0.95

North Mixed Use CMU MU 0.95

South Open Space- Resource Protection

CMU/OS-DR OS-RP


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