Loading...
HomeMy WebLinkAbout8.2 PH PLPA-2011-00008&00009 Kia SDRSTAFF REPORT PLANNING COMMISSION DATE: TO: June 14, 2011 Planning Commission SUBJECT: PUBLIC HEARING - PLPA-2011-00008 & 00009 Kia Dealership Site Development Review and Conditional Use Permit (Adjudicatory Action) Report prepared by Martha Aja, Environmental Specialist EXECUTIVE SUMMARY: The Applicant has requested approval of a Site Development Review Permit to allow the construction of an 11,590 square foot automobile dealership building, customer and inventory parking, and related improvements located at 4300 John Monego Court. The Applicant has also requested approval of a Conditional Use Permit to allow an Automobile/Vehicle Sales and Service facility (Kia Dealership) to operate on the site. 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 Permit for the Kia Dealership located 4300 John Monego Court; and 6) Adopt a Resolution approving a request for a Conditional Use Permit to operate an Automobile/Vehicle Sales and Service Facility (Kia Dealership) at 4300 John Monego Court in the PD (Planned Development) Zoning District. n? Submitt By Environmental Specialist c? Z e 'e ed By Planning Manager COPIES TO: File Property Owner ITEM NO.: g. a Page 1 of 7 G:1PA#120111PLPA-2011-00008 Dublin Kia1PC Meeting 6.14.111PC Staff Report 6.14.11.doc Project Location The proposed Kia Dealership will be located at 4300 John Monego Court. This site has a General Plan land use designation of General Commercial and an Eastern Dublin Specific Plan designation of General Commercial. The project site is zoned PD, Planned Development. Automobile sales and service is permitted in the PD district with approval of a Conditional Use Permit. Surrounding Uses The location of the proposed Kia Dealership site is shown on the vicinity map to the left. Existing automobile dealerships are located to the north and south of the project site. The Tassajara Creek is located to the west and the Dublin Corporate Center is located to the east. Project History In 1998 the City Council approved a Planned Development Zoning District for the entire General Motors Auto Mall site, which is comprised of three (3) parcels (Parcels A, B, and C) on nearly 13.5 acres. The Planned Development allowed development of up to 120,902 square feet of building area across the three parcels. In 2000, the City Council approved a Planned Development Zoning District amendment that realigned the three parcels and reassigned building densities. There was no net change in the allowable building area for the auto mall, just some adjustments to where the building would take place. In 2003, the Planning Commission approved a Conditional Use Permit to amend the Development Plan to again transfer densities across Parcels A, B and C. The Planned Development amendment allowed a maximum of 23,108 square feet of development on Parcel B. The Planning Commission also approved a Site Development Review Permit to allow the expansion of the Dublin Buick Pontiac GMC dealership and construction of a 23,108 square foot building on Parcel B (PA 03-053). The Site Development Review Permit expired and property owners did not proceed with the expansion of Dublin Buick Pontiac GMC. In 2005, the Planning Commission approved a Conditional Use Permit and Lot Line Adjustment (PA 04-041) to amend the Planned Development to modify acreages of parcels A, B, and C in the General Motors Auto Mall Development Plan. As a result of this amendment, the subject site (Parcel B) became 3.79 acres. 2of7 DESCRIPTION: Project Description The Applicant is currently requesting approval of a Site Development Review Permit to construct an 11,590 square foot automobile dealership located at 4300 John Monego Court (Parcel B). The dealership includes an indoor showroom, outdoor display area, parts storage, lobby, sales offices and a service facility with 7 automobile bays. The request also includes a Conditional Use Permit to operate an Automobile/Vehicle Sales and Service facility in the Planned Development (PD) Zoning District. The Applicant has subsequently submitted a separate application for a Site Development Review Permit for Parcel C for a proposed 1,840 square foot addition to the existing service and parts building to accommodate four additional service bays. The project also includes fagade modifications for the Cadillac (former Saturn showroom) and Chevrolet dealerships (former Saab showroom) located at 4200 John Monego Court. This application will be scheduled before the Planning Commission at a future hearing date. ANALYSIS: Site Development Review Permit The Zoning Ordinance requires Site Development Review for all new principal structures, including principal structures in a Planned Development Zoning District. Approval of Site Development Review is subject to findings related to compliance with General Plan policies, impacts to general safety and welfare, site layout, impacts to views, impacts to topography, architectural considerations and landscape considerations. Site Layout Access to the site will be provided from two driveways on John Monego Court, which also provides access to the adjacent dealerships in the General Motors Auto Mall. There are two vehicular access points on the northern and southern portions of the site, which connect the proposed Kia dealership to the dealerships that are located to the north and south of the project site. The Public Works Department has reviewed the site circulation for vehicle delivery trucks and the service area and has determined that adequate circulation is provided. Additionally, the City's trash provider, Amador Valley Industries, has reviewed the proposed location of the trash enclosure and determined that adequate truck access is provided to service the enclosure. Tandem vehicle display parking is proposed along the frontage to John Monego Court and is separated from the sidewalk by ten feet of landscape area. These spaces will be for display vehicles only and will not be used by customers. Vehicle display is also proposed on the southern portion of the site. The Applicant proposes an outdoor showroom area adjacent to the building (Exhibit A of Attachment 1, Sheet A-1). The northern and western portions of the site will be used primarily for vehicle inventory in the area marked for outdoor inventory display (Exhibit A of Attachment 1, Sheet A.1). The Applicant is proposing a 6 foot tall black chain link fence in the western portion of the site. The purpose of the fence is to prevent customers from accessing the inventory lot. The proposed fence will be identical to the fences used for the same purpose on the adjacent lots. Customer parking stalls will be provided around the showroom building. The Applicant is proposing to locate the employee parking just west of the showroom building in the area behind 3of7 the service bays. In-service parking stalls are proposed in the southwestern portion of the site. The in-service parking stalls will be utilized by the service department as a designated area to store cars that have already been serviced and have not yet been picked up in addition to cars that are waiting to be serviced. As required by Provision C.3 of the new Municipal Regional Permit, all stormwater runoff is required to be treated on-site. To achieve this, the Applicant is proposing bioretention planters (swales) along the northern, western and eastern property boundaries. These bioretention planters have been incorporated into the overall landscape design (Exhibit A of Attachment 1, Sheet L-1). Architecture Overall, the proposed building design is modern, with metal accents and simple lines. The building will feature a variety of materials that are used on all four sides of the building. These materials include stucco siding, a glass storefront entry element with a curved canopy, and metal panels (white, gray and black). The building will be a maximum of 26 feet in height. A color and material board will be available for review during the Planning Commission meeting. Color elevations are provided as Attachment 3. As previously discussed, the main entrance to the building faces east and is oriented towards John Monego Court. This elevation has extensive storefront glass. The John Monego Court (east) elevation will be set back more than 100 feet from the property line. Although visible on this elevation, the parts delivery is set back from the main wall of the elevation in addition there is a 6 foot tall wall that screens the parts delivery. This elevation has varying heights and projections to break up the massing of the building. The north elevation is articulated by three different wall planes for the showroom, parts and service areas of the building. This elevation includes glass storefront and a roll-up door, which is partially screened by a 6 foot tall wall. The south elevation features the service reception and includes a porte cochere for vehicle drop-off. The north and south elevations face the adjacent dealerships. These elevations have limited visibility from the public right-of-way and serve a more functional purpose for the dealership. The west elevation faces Tassajara Creek and consists of the service area of the building. This elevation, like the north and south elevation, has limited visibility from the public right-of-way. This elevation features the same materials as the other elevations of the building. Landscaping The proposed site improvements include landscaping throughout the site. The proposed landscaping is consistent with the landscaping that has been approved for the adjacent dealerships. The Applicant is proposing 13 trees along the frontage to John Monego Court. As shown on Sheet L-1 (Exhibit A to Attachment 1), the Applicant is proposing limited tree planting in the inventory parking lot as is typical of other dealerships in the City. The proposed street trees and site trees match the dealerships on either side. The bioretention planters are proposed along the northern, western and eastern property boundaries. The use of "no mow fescue" in the bio-retention areas matches the use of it on the dealership to the south. The proposed landscaping meets the requirements of the Zoning Ordinance. Parking Parking requirements for the proposed dealership are regulated by the City of Dublin Zoning Ordinance (Section 8.76.080.D). The parking requirements for the project are the sum of the 4of7 different uses. 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 s q. ft. 9,000 s q. ft. 9 Service Area 1 per 400 sq. ft. plus one per service bay 3,600 sq. ft. and 7 service bays 16 Office 1 per 250 square feet 1,600 s q. ft. 6.4 Company Vehicle 1 per company vehicle 4 company vehicles 4 Total Stalls Required 35.4 Total Stalls Provided 37 As shown on the above Table, a total of 35 parking stalls are required by the Zoning Ordinance for employees and visitors. The Applicant is proposing to provide 443 parking stalls on the site. Of these stalls, 37 parking stalls will be designated for employee and visitor parking and the remaining spaces will be used for display and inventory parking. As required by Condition of Approval Number 17 in Attachment 2, the Applicant will be required to label the required parking stalls as parking for disabled, employees and visitors. This will ensure that these parking spaces are dedicated for use by employees and visitors and will not be used for vehicle storage. Conditional Use The proposed Project is located in a Planned Development Zoning District. Automobile sales and services are permitted with the approval of a Conditional Use Permit. The Conditional Use Permit is required to ensure compatibility with surrounding land uses. The proposed dealership is surrounded by auto dealerships to the north and south, an office complex to the east and a stream corridor to the west. There is a limited potential for impacts to the surrounding land uses. The Service Department is located on the south and west elevations of the building. The service bays are located on the west elevation, which faces the stream corridor. The service bays are not visible from public view. Condition of Approval number 13 prohibits service work or repair from occurring outdoors. The sales portion of the dealership is anticipated to be open seven days a week from 9:00 am to 8:00 pm Monday-Saturday and from 10:00 am to 7:00 pm on Sundays. The service department is anticipated to operate Monday through Saturday from 7:00 am to 6:00 pm. 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. Condition of Approval No. 15 requires all vehicle deliveries to be on-site. No deliveries or loading/unloading is permitted on John Monego Court. Condition of Approval No. 11 prohibits amplified sounds, loudspeakers or music outside the building. The Conditions of Approval can be found on pages 3-6 of the Resolution included as Attachment 2. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The addition of the Kia dealership to the General Motors Auto Mall will allow for freeway visibility as recommended in the General Plan. Additionally, the proposed project is consistent with the Community Design and Sustainability Element in that the project includes a variety of materials 5 of 7 which will create dimension and visual interest. Materials include stucco siding, a glass storefront entry element with a curved canopy, and metal panels (white, gray and black). The construction of an automobile dealership on this site is consistent with the conditional uses in the PD (Planned Development) Zoning District. The Development Plan for the General Motors Auto Mall allows up to 23,108 square feet of development on the site. The Applicant is proposing to construct an 11,590 square foot automobile dealership, which is consistent with the Planned Development Zoning of the site. 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 Eastern Dublin Specific Plan/General Plan Amendment Program EIR was approved by the City Council in 1993. An Initial Study, dated June 30, 1998, was prepared for the greater General Motors Auto Mall project to determine whether there would be additional environmental impacts occurring as a result of this project beyond or different from those already addressed in the Program EIR. The Initial Study resulted in the conclusion that no additional significant impacts are expected and no new mitigation measures were needed for site-specific environmental effects. The project is within the scope of the Program EIR and further environmental analysis is unnecessary. ATTACHMENTS: 1) Resolution approving a Site Development Review Permit for the Kia Dealership located at 4300 John Monego 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 (Kia Dealership) at 4300 John Monego Court in the PD (Planned Development) Zoning District. 3) Colored Elevations. 6of7 GENERAL INFORMATION: PROPERTY OWNER/: APPLICANT LOCATION: GENERAL PLAN LAND USE DESIGNATION: ZONING: SURROUNDING USES: Inder Dosanjh, Dublin Real Estate, LLC 4200 John Monego Court Dublin, CA 94568 4300 John Monego Court General Commercial PD (Planned Development) Location Zoning General Plan Land Use Current Use of Property PD (Planned General Commercial Vacant Development) North PD (Planned General Commercial Automobile Development) Dealership South PD (Planned General Commercial Automobile Development) Dealership East PD (Planned Stream Corridor Tassajara Creek Development) West PD (Planned Campus Office Koll Center Development 7of7