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HomeMy WebLinkAbout8.3 PA 09-040 Nissan Dealer SDR&CUPSTAFF REPORT PLANNING COMMISSION DATE: TO: March 9, 2010 Planning Commission SUBJECT: PUBLIC HEARING - PA 09-040 Nissan Dealership Site Development Review and Conditional Use Permit (Adjudicatory Action) Report prepared by Erica Fraser, Senior Planner EXECUTIVE SUMMARY: The Applicant has requested approval of a Site Development Review to allow the construction of a 26,375 square foot automobile dealership building, customer and inventory parking lots, and related improvements located at 6363 Scarlett Court and minor modifications to 6382 Scarlett Court to add an inventory lot to the existing dealership. The Applicant has also requested approval of a Conditional Use Permit to allow an Automobile/Vehicle Sales and Service facility (Nissan Dealership) to operate on the site and for a parking reduction for off-site parking. 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 the public hearing and deliberate; 5) Adopt a Resolution approving a Site Development Review for the Nissan Dealership located at 6363 Scarlett Court and for minor modifications to the Honda Dealership located at 6382 Scarlett Court; and 6) Adopt a Resolution approving a request for a Conditional Use Permit to operate an Automobile/Vehicle Sales and Service Facility (Nissan Dealership) at 6363 Scarlett Court and a parking reduction for off-site parking located at 6382 Scarlett Court in the M-1 (Light Industrial) Zoning District. Submitted By Senior Planner COPIES TO: File Property Owner R wed By Planning Manager ITEM NO.: sts Page 1 of 8 G: TA#120091PA 09-040 Nissan at HondalPC Staff Report 3.9.10.doc DESCRIPTION: Project Description The Applicant is requesting approval of a Site Development Review to construct a 26,375 square foot automobile dealership located at 6363 Scarlett Court. The dealership includes an indoor showroom, outdoor displays, parts storage, lobby, sales offices and a service facility with 17 automobile bays. The project also includes a minor modification to the Honda Dealership, located at 6382 Scarlett Court to incorporate the vacated right-of-way of Scarlett Court into the site and for use of this area as inventory parking. The request also includes a Conditional Use Permit for off-site parking located at 6382 Scarlett Court, and a Conditional Use Permit to operate an AutomobileNehicle Sales and Service facility in the Light Industrial (M-1) Zoning District. Project Location The proposed Nissan Dealership will be located at 6363 Scarlett Court. The project site consists of a portion of the existing Honda dealership site and recently abandoned Scarlett Court right-of-way, and the Gill property (see Figure 1 below). This site is zoned M-1, Light Industrial, and has a General Plan land use designation of Business Park/industrial and Outdoor Storage. The abandoned portion of Scarlett Court does not currently have General Plan or Zoning designations. However, a proposal will go before the City Council in April 2010 to provide a General Plan Land Use designation of Business Park/industrial and Outdoor Storage and M-1 Zoning. The Nissan Dealership currently operates at 5510 Scarlett Court in a 23,000 square foot dealership that was approved by the Planning Commission in 2000. The owners of the Nissan Dealership do not own the property that the Nissan Dealership is currently located on and are moving the Nissan Dealership from the existing site into a new facility on land that they currently own. The location of the existing and proposed Nissan Dealership sites is shown on Figure 2 below. Figure 1: Existing and Proposed Nissan Dealerships >_ _ • s ,. `:?t?c""?.:, x„',??a?f ,., . - ITV B L 4.4. C i 2 of 8 Project History On February 22, 2005, the Planning Commission approved a Site Development Review, Conditional Use Permit and Negative Declaration for the construction of a 53,860 square foot auto sales and service establishment located on three parcels in Scarlett Court. The Project site is located at 6363 Scarlett Court and a portion of the site is currently developed with a parking lot which is used for the storage of for-sale vehicles for the Honda Dealership. The current layout of the site is shown on Figure 2 below. Figure 2: Existing Site Configuration w,u Honda Dealership '??i/-?L41f?flRP-IF11111illlliilidllfltlllR r}-j ?-X ?Illllllll?i IIIIIIIII illli - t ? - P +?+N ; S_ Proposed Nissan Dealership Site On May 1, 2007 the City Council adopted Resolution No. 54-07 approving the Scarlett Court Design Guidelines for the Scarlett Court area which includes the subject property. The Guidelines include requirements for architecture, signage, layout and landscaping. On November 17, 2009, the City Council adopted Resolution 165-09 vacating the westernmost portion of Scarlett Court. The owners and the City have entered into a Purchase and Sale Agreement for this area, which will be incorporated into the Project site. The site also encompasses the former Gill Auto Body site which has also been purchased by the property owners (please refer to the site plan on Sheet A1.0 for the layout of the site). On December 15, 2009, the City Council approved Resolution 190-09 authorizing Staff to study a General Plan Amendment to designate the westernmost portion of the vacated right-of-way of Scarlett Court in the General Plan. On January 12, 2010, the Planning Commission adopted Resolutions 10-02 and 10-03 recommending that the City Council amend the General Plan to designate the westernmost portion of Scarlett Court as Business Park/industrial and Outdoor Storage and zone the property as Light Industrial (M-1). The City Council will need to designate the vacated right-of-way of Scarlett Court in the General Plan and zone the property before the requested entitlements 3 of 8 become effective. It is anticipated that the City Council will review the General Plan and zoning designation during a public hearing in April. ANALYSIS: Site Layout Access to the site will be taken off the new terminus of Scarlett Court. The vacated portion of Scarlett Court will be incorporated into the site and will be modified so that the area can be used for automobile storage, truck access and parking (on both the Honda and Nissan sites). Vehicles will be stored adjacent to Dougherty Road (in the area marked for outdoor inventory display on Sheet A1.0 of the project plans) and adjacent to the eastern property line. At the rear of the building, a ramp will be located adjacent to the building which will provide access to the roof where inventory vehicles will also be stored. Customer parking will be distributed throughout the site. The main entrance to the building is oriented towards Dougherty Road. The service entrance is oriented towards Dougherty Road and the vacated portion of the right-of-way of Scarlett Court to allow for adequate vehicle queuing into the service facility. Vehicle deliveries will be made on site. Delivery trucks will enter into the site off of Scarlett Court and can move around the building as necessary. No deliveries or loading/unloading will be made on Scarlett Court. Two vehicle displays will be located on the site. One display will be located on a paved area adjacent to the building. This display is sized to accommodate up to two cars. A second display will be located on bioswale grasses near the terminus of Scarlett Court. This display will also be able to accommodate up to two vehicles. Architecture Overall, the proposed building design is modern, with metal accents, simple lines and gray colors. The overall design includes varying roof heights and wall projections which is consistent with the Scarlett Court Design Guidelines. The building will feature several materials which include silver walls with a stucco covering, red metal entry element, silver aluminum composite panels and metallic gray ribbed steel panels. A color and material board will be available for review during the Planning Commission meeting. A photo-simulation of the building can be found on the last two pages of the project plans (Exhibit A of Attachment 1). As previously discussed, the main entrance to the building is oriented towards Dougherty Road. The elevation that faces Dougherty Road has extensive storefront glass. Although visible on this elevation, the service roll-up doors are set back from the main wall of the elevation. This elevation has varying heights and projections to break up the massing of the building. The building will be a maximum of 27 feet in height on this elevation. Three different types of building materials will be used on this elevation. The Scarlett Court (Southern) elevation will be set back a minimum of 65 feet from the property line. Views of this elevation will be partially obscured by the landscaping at the terminus of Scarlett Court. This elevation also features varying roof heights and wall projections to break up the massing of the building. Three different types of materials will be used on the face of the building. The north and east elevations face the adjacent properties and function as the rear of the building. These elevations are not visible from the public right-of-way. The design of these elevations is simple and is similar to that of the surrounding light industrial buildings. These 4of8 elevations serve a more functional purpose for the dealership and feature roll-up doors and the vehicle ramp to the roof deck. Colors and materials on these elevations match the materials used throughout the building. The Applicant is proposing to utilize the roof of the building as a parking deck for the storage of inventory vehicles. Access to the roof area will be provided via a ramp on the east elevation (at the rear of the building). Parking will occur on a portion of the roof, furthest away from Dougherty Road. The vehicles will be screened by a parapet which will vary in height from 2' 6" to 3'. As shown in the building photo-simulations included as Attachment 3, the vehicles will not be visible from Dougherty Road, due to their location on the roof and height of the parapet. Staff has also included Condition of Approval Number 19 in Attachment 2 which prohibits the operators from parking large vehicles or trucks (that are visible) on top of the roof. Landscaping New landscaping will be provided throughout the site. A new 10 foot wide landscape buffer will be planted adjacent to Dougherty Road. This buffer will include a mixture of shrubs and groundcover to adequately screen the vehicles as required by the adopted Scarlett Court Design Guidelines. The existing landscape buffer adjacent to the northern and eastern property line, which includes groundcover and trees, will be preserved. Additional landscaping will be planted throughout the site. The proposed landscaping meets the requirements of the Zoning Ordinance and the Scarlett Court Design Guidelines. Parking Parking requirements for the dealership can be found in Section 8.76.080.D of the Zoning Ordinance. The parking requirements for the site vary based on use. The following table illustrates the number of parking stalls that are required to support the proposed facility. Table 1: Required Parking Use Parking Requirement Total Area Required Number of Parkin Stalls Indoor/Outdoor Display 1 per 1,000 sq. ft. 5,725 sq. ft. 6 Service Area 1 per 400 sq. ft. plus one per service bay 11,580 sq. ft. and 16 service bays 45 Office 1 per 250 square feet 8,155 sq. ft. 33 Total Stalls Required 84 Less 10% Reduction 76 As shown on the above Table, a total of 84 parking stalls are required by the Zoning Ordinance for employees and visitors. Based on the nature of the site, the layout and hours of operation of each of the uses (sales and service), Staff is recommending a 10% parking reduction in accordance with Section 8.76.050.D. With the 10% reduction, the site will be required to provide a total of 76 parking spaces. The Applicant is proposing to provide 141 parking stalls on the site. Of these stalls, 57 parking stalls will be designated for employee and visitor parking and the remaining spaces will be used for inventory parking. As required by Condition of Approval Number 21 in Attachment 2, the Applicant will be required to label the 57 parking stalls as parking for employees and visitors only. This will ensure that these parking spaces are dedicated for use by employees and visitors and will not be used for vehicle storage. 5 of 8 The Applicants are requesting approval of a Conditional Use Permit for a parking reduction for off-site parking in accordance with Chapter 8.76.050.C of the Zoning Ordinance. The Applicants are proposing to use 24 parking spaces on the adjacent Honda Dealership site to satisfy the parking requirements of the Zoning Ordinance. The Applicants have entered into an Agreement with the property owners of the Honda site (Attachment 4) which authorizes them to use 24 parking spaces on the site. The spaces on the Honda site are currently used for inventory parking and adequate parking, based on the requirements of the Zoning Ordinance, will continue to be provided for employees and visitors at the Honda Dealership. Based on the existing configuration of the lot and the need for storage spaces for the Nissan vehicle inventory, if the Applicants were to locate all of the stalls on the site, they would lose most of their inventory parking which is necessary to support the dealership. The location of the off-site parking stalls are shown in Figure 3 below. As required by the Conditions of Approval, these stalls will be utilized for employee parking only. Figure 3: Off-Site Parking Location Honda - Off-Site Dealership -:? Parking 7L__ __ ?_ I i i ,l i Ul -1d, 11 11:11 1111111-1", 1 is - - LL - 7 r Access to Nissan Dealership Nissan site With the provision of 57 on-site and 24 off-site parking spaces, Nissan will provide total of 81 parking spaces which is 5 more stalls than what is required (with the approval of the 10% parking reduction). The additional stalls can be used to support the site if any on-site stalls are required to be converted at a later date. Based on the close proximity of the stalls to the site, the use of the stalls for employees and the Parking Agreement entered into by both property owners, Staff is recommending that the Planning Commission approve the parking reduction for off-site parking. Conditional Use The operation of an AutomobileNehicle Sales and Service facility requires a Conditional Use Permit in the Light Industrial Zoning District. As previously discussed, a dealership will operate on the site and includes automobile repairs (service). The service facility will be located in a portion of the new dealership building and all service work will be conducted inside the building. The sales portion of the dealership is anticipated to be open seven days a week from 9:00 am to 9:00 pm. The service department is anticipated to operate Monday through Saturday from 7:00 am to 6:00 pm. 6of8 Conditions of Approval have been included in the Conditional Use Permit to ensure that the operation of this facility is compatible with the surrounding area. The Conditions of Approval can be found on pages 3-5 of the Resolution included as Attachment 2. CONSISTENCY WITH THE GENERAL PLAN, SCARLETT COURT DESIGN GUIDELINES AND ZONING ORDINANCE: The construction of an automobile dealership on this site is consistent with the conditional uses in the M-1 (Light Industrial) Zoning District. The relocation of this dealership to the proposed Project site will keep an existing automobile dealership in Dublin and will allow for freeway visibility as recommended in the General Plan. The design, layout and landscaping of the proposed dealership is consistent with the Scarlett Court Design Guidelines. The development of the vacated right-of-way of Scarlett Court will be consistent with the proposed General Plan land use designation of Business Park/Industrial and Outdoor Storage and the proposed zoning designation of Light Industrial. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Project be found Categorically Exempt from the California Environmental Quality Act (CEQA), pursuant to Section 15332, In-Fill Development, because the project site is less than 5 acres in size, the site is currently developed with a parking lot and other improvements and the site is in an urbanized area surrounded by commercial development. ATTACHMENTS: 1) Resolution approving a Site Development Review for the Nissan Dealership located at 6363 Scarlett Court and for minor modifications to the Honda Dealership located at 6382 Scarlett Court with the project plans attached as Exhibit A. 2) Resolution approving a request for a Conditional Use Permit to operate an Automobile/Vehicle Sales and Service Facility (Nissan Dealership) and a parking reduction for off-site parking located at 6363 Scarlett Court in the M-1 (Light Industrial) Zoning District. 3) Photo-simulation of dealership and rooftop area. 4) Parking Agreement for Off-Site Parking. 7 of 8 GENERAL INFORMATION: PROPERTY OWNER: KBH Investments, LLC 6300 Dublin Boulevard Dublin, CA 94568 APPLICANT: Chatfield Construction Inc. 710 S. Beckman Road Suite C Lodi, CA 95240 LOCATION: GENERAL PLAN LAND USE DESIGNATION: ZONING: SURROUNDING USES: 6363 and 6382 Scarlett Court Business Park/Industrial and Outdoor Storage M-1 (Light Industrial) Location Zoning General Plan Land Use Current Use of Property M-1 (Light Industrial) Business Park/Industrial and Vehicle storage Outdoor Storage North M-1 (Light Industrial) Business Park/Industrial and Honda Dealership and C-2 (General Outdoor Storage (sales and service) Commercial South None None Scarlett Court and 1- 580 Freeway East M-1 (Light Industrial) Business Park/industrial and Light Industrial and Outdoor Storage Automobile related services West M-1, Light Industrial Retail/Office and Automotive Gas Station and Equipment Rental 8 of 8