HomeMy WebLinkAbout8.1 PCSR PH Fiat Dealership SDR & CUP f
STAFF REPORT
1. 82 PLANNING COMMISSION
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DATE: April 9, 2013
TO: Planning Commission
SUBJECT: PUBLIC HEARING — PLPA-2012-00057 Fiat Dealership Site
Development Review & Conditional Use Permit
Report prepared by Martha Aja, Environmental Coordinator
EXECUTIVE SUMMARY:
The Planning Commission will consider an application request for a Site Development Review
Permit to allow the construction of a 13,130 square-foot auto dealership and service building
with related site improvements at 4300 John Monego Court. The project would be located on the
same site as the Kia dealership. The application also includes a Conditional Use Permit to
amend the Development Plan for the General Motors Auto Mall to transfer available
development capacity (square footage) from Parcel C (Chevrolet/Cadillac) to Parcels A & B and
a Conditional Use Permit to allow an Automobile/Vehicle Sales and Service facility (Fiat
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 request for a Conditional Use Permit to
amend the Planned Development Zoning District to transfer development capacity from Parcel
C to Parcels A & B of the General Motors Auto Mall; 6) Adopt a Resolution approving a request
for a Conditional Use Permit to operate an Automobile/Vehicle Sales and Service Facility (Fiat
Dealership) at 4300 John Monego Court; and 7) Adopt a Resolution approving a Site
Development Review Permit for the Fiat Dealership located at 4300 John Monego Court.
Submitted By Reviewed By
Environmental Coordinator Assistant Community Development Director
COPIES TO: File
Property Owner
ITEM NO.: Flo
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GAPAM20121PLPA-2012-00057 Dublin FiatlPlanning Commission 4.9.131PC Staff Report 4.9.13.doc
DESCRIPTION:
Vicinitv Map
Parcel A Project Location
The proposed Fiat Dealership will be
located at 4300 John Monego Court.
This site has a General Plan and
Eastern Dublin Specific Plan land use
designation of General Commercial.
Project Site, Parcel B 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 Fiat
Dealership site is shown on the vicinity
map to the left. Existing automobile
dealerships are located to the north
Parcel C and south of the project site. The
Tassajara Creek is located to the west
and the Dublin Corporate Center is
t ;« located to the east.
Project History
In 1998 the City Council approved a Planned Development (PD) 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 PD allowed development of up to 120,902 square feet of building area
across the three parcels.
In 2000, the City Council approved an amendment to the PD that realigned the three parcels and
reassigned building densities. There was no net change in the allowable building area for the GM
Auto Mall, just some adjustments to the amount of development that takes place on each parcel.
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 PD 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 the size 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.
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On October 11, 2011, the Planning Commission approved a Site Development Review Permit
and Conditional Use Permit to allow construction and operation of a 13,720 square foot
automobile dealership (Kia) on Parcel B located at 4300 John Monego Court. Construction of
the Kia Dealership has been completed and the dealership is open for business.
Project Description
The Applicant is currently requesting approval of a Conditional Use Permit to amend the PD for
the General Motors Auto Mall to transfer available square footage from Parcel C to Parcels A &
B and to allow an AutomobileNehicle Sales and Service facility (Fiat Dealership) to operate on
the site. The Applicant is also requesting approval of a Site Development Review Permit to
construct a 13,130 square foot automobile dealership located on Parcel B at 4300 John Monego
Court (Parcel B). The dealership includes showroom, parts storage, lobby, sales offices, outdoor
display and a service facility with 7 automobile bays.
ANALYSIS:
The following is a discussion of the proposed project.
Site Development Review Permit
The Zoning Ordinance requires Site Development Review for all new principal structures,
including 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
The proposed Fiat dealership will be located on the same site as the existing Kia dealership.
The existing site will be modified to accommodate the new dealership buildings. The existing Kia
dealership building is located in the southeastern portion of the project site. The Fiat dealership
building will be located immediately to the north of the Kia building.
Access to the site is provided from two existing driveways on John Monego Court, which also
provide access to the adjacent Kia dealership. There are two existing vehicular access points on
the northern and southern portions of the site, which connect the project site to the dealerships
that are located to the north and south. Existing tandem vehicle display parking exists along the
frontage to John Monego Court. The vehicle display area is separated from the sidewalk by ten
feet of landscape area. These spaces are for display vehicles and are not be used by
customers.
The Applicant proposes an outdoor showroom area for the Fiat dealership adjacent to the east
elevation of the building (Exhibit A of Attachment 3, Sheet S-1).
The western portion of the site will continue to be used primarily for vehicle inventory (Exhibit A
of Attachment 3, Sheet A.1). There is an existing 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.
Customer parking stalls will be provided in front of the Fiat showroom building. The Applicant is
proposing to locate the employee parking just south of the Fiat showroom adjacent to the
existing Kia showroom and behind the Fiat building adjacent to the service area. In-service
parking stalls are proposed west of the service bays. The in-service parking stalls will be utilized
by the service department as a designated area to store cars that have already been serviced
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and have not yet been picked up, in addition to cars that are waiting to be serviced. An analysis
of the parking requirements for the dealership is provided in the parking section below.
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 project site includes bioretention planters
along the southern and western property boundaries. The bioretention planters were installed
during the construction of the Kia Dealership building. These bioretention planters have been
incorporated into the overall landscape design (Exhibit A of Attachment 3, Sheet L-1). The
applicant is not proposing any modifications to these existing improvements. Additionally,
permeable pavers are being proposed along the northern property boundary.
Parking
Parking requirements for the proposed dealership are regulated by the City of Dublin Zoning
Ordinance (Section 8.76.080.D). Since there is an existing car dealership on the site, the
required number of parking for the site includes the existing Kia dealership and the proposed
Fiat dealership. The parking requirements for the project are the sum of the different uses. The
following tables illustrate the number of parking stalls that are required to support the proposed
facility.
Table 1: Required Parking (Existing Kia)
Use Parking Requirement Total Area Required Number of
Parking Stalls
Indoor/Outdoor Display 1 per 1,000 sq. ft. 6,700 sq. ft. 7
Service Area 1 per 400 sq. ft. plus 3,190 sq. ft. and 8 16
one per service bay service bays
Office 1 per 250 square feet 2,560 sq. ft. 10
Total Stalls Required 33
Table 2: Required Parking (Fiat)
Use Parking Requirement Total Area Required Number of
Parking Stalls
Indoor/Outdoor Display 1 per 1,000 sq. ft. 7,000 sq. ft. 7
Service Area 1 per 400 sq. ft. plus 4,600 sq. ft. and 7 19
one per service bay service bays
Office 1 per 250 square feet 2,100 sq. ft. 8
Total Stalls Required 34
As shown on the above Tables, a combined total of 67 parking stalls (33 + 34 = 67) are required
by the Zoning Ordinance.
The Applicant is proposing to provide 217 parking stalls on the site, which does not include the
cars on the display pad in front of the building. Of these stalls, 72 parking stalls will be
designated for employees, visitors and service vehicles. The remaining spaces will be used for
display and inventory parking. The Conditional Use Permit for the site requires that the parking
stalls be labeled 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.
Architecture
Overall, the proposed building design is modern, with metal accents and simple lines consistent
with the adjacent Kia dealership building. The building will feature a variety of materials. These
materials include concrete masonry block, fiber cement panels, aluminum panels, and storefront
glass. The building will be a maximum of 26 feet in height. A color and material board will be
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available for review during the Planning Commission meeting. The colored elevations are
included as Attachment 4.
The main entrance to the building faces east and is oriented towards John Monego Court. This
elevation has extensive storefront glass. The east elevation will be set back more than 100 feet
from the property line. Although visible on this elevation, the car delivery is set back from the
main wall of the elevation. This elevation includes red aluminum panel accents.
The north elevation includes glass storefront, fiber cement panel and dark grey concrete block.
The north elevation features the service reception and also has one roll-up door which provides
access to the service area. 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 is not visible from the public right-of-way. This
elevation consists of the dark grey concrete block.
Landscaping
The existing Landscaping was approved by the Planning Commission for the Kia dealership
SDR. These improvements were installed when the Kia dealership building was constructed.
The existing landscaping is consistent with the landscaping that has been approved for the
adjacent dealerships. There are an existing 13 trees along the frontage to John Monego Court
(Exhibit A of Attachment 3, Sheet L-1). The existing street trees and site trees match the
dealerships on either side. There is limited tree planting in the inventory parking lot as is typical
of other dealerships in the City. There are bioretention planters along southern and western
property boundaries. The bioretention planters include "no mow fescue" which matches the use
of it on the dealership to the south. The landscaping meets the requirements of the Zoning
Ordinance. The applicant proposes to modify the landscaping on the northern boundary by
replacing the existing no mow fescue with permeable pavers. The pavers are being proposed to
provide more room in the drive isle. The pavers are permeable which allow water to infiltrate into
the ground.
Conditional Use Permit
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 used 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 west elevation 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 No. 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. The proposed
hours are consistent with the Kia Dealership.
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
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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.
Conditional Use Permit
The proposed project includes a request to amend the PD for the General Motors Auto Mall to
transfer allowable development from Parcel C (Chevy/Cadillac) to Parcels A & B. The existing
PD for the GM Automall allows a total of 120,902 square feet of development across 3 parcels.
The Development Plan for the General Motors Auto Mall currently allows for
Parcel A & B: 48,753 square feet building area
Parcel C: 72,149 square feet building area
Total: 120,902 square feet of building area
The table below illustrates the existing and proposed development on each of the three parcels.
As shown in the table below, the total proposed development on Parcels A & B exceeds what is
allowed in the PD Zoning by 3,742 square feet. To allow for potential modifications during final
building design the applicant is requesting to transfer 5,000 square feet from Parcel C to Parcels
A & B.
Table 3: General Motors Auto Mall Existing & Proposed Development
Parcel Existing Proposed Total Development
Development Development Development Allowed by PD
Zoning
Parcel A 25,645 SF N/A
(Buick/GMC) 52,495 48,753
Parcel B 13,720 SF (Kia) 13,130 (Fiat)
(Kia/Fiat)
Parcel C 40,115 SF N/A 40,115 SF 72,149
(Chevy/Cadilalc)
The proposed amendment to the Development Plan includes:
Section 5 of the Development Plan shall be revised to read:
Parcel A & B: 53,753 square feet building area
Parcel C: 67,149 square feet building area
Total: 120,902 square feet of building area
The Planning Commission may approve minor amendments to PD zoning by means of a
Conditional Use Permit if it can be found that the amendment substantially complies with and
does not materially change the provisions or intent of the Planned Development Zoning
Ordinance for the site. Because the proposed amendment does not change the overall density
or intensity of development on the site, but simply moves the density around within the greater
General Motors Auto Mall project area, Staff believes that the provisions and intent of the
Zoning Ordinance are unaffected by the proposed amendment.
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CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE:
Auto uses are consistent with the site's General Commercial General Plan land use designation.
The addition of the Fiat 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 which will create dimension and visual interest. Auto uses are conditionally permitted
in the PD zoning district. The PD also includes development capacity within the three parcels of
the General Motors Auto Mall. The project is consistent with the PD Zoning with approval of a
Conditional Use Permit to allow operation of an auto dealership and transfer of development
capacity from Parcel C to Parcel A & B.
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. Staff recommends that this project be found within the scope of the
Program EIR and further environmental analysis is unnecessary.
ATTACHMENTS:
1) Resolution approving a Conditional Use Permit to
amend the PD for the General Motors Auto Mall to
transfer square footage from Parcel C to Parcels A & B.
2) Resolution approving a Conditional Use Permit to
operate an Automobile/Vehicle Sales and Service
Facility (Fiat Dealership) at 4300 John Monego Court in
the PD (Planned Development) Zoning District.
3) Resolution approving a Site Development Review
Permit for the Fiat Dealership located at 4300 John
Monego Court, with the project plans attached as
Exhibit A.
4) Colored Elevations.
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GENERAL INFORMATION:
PROPERTY OWNER/: Inder Dosanjh,
APPLICANT Dublin Real Estate, LLC
4200 John Monego Court
Dublin, CA 94568
LOCATION: 4300 John Monego Court
GENERALPLAN
LAND USE DESIGNATION: General Commercial
ZONING: Planned Development
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of
Property
Site Planned Development General Commercial Kia Dealership
(PD)
North PD General Commercial GMC/Buick
Dealership
South PD General Commercial Chevrolet/Cadillac
Dealership
East PD Stream Corridor Tassajara Creek
West PD Campus Office Koll Center
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