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HomeMy WebLinkAbout8.1 PCSR Buick/GMC CUP&SDR or LD STAFF REPORT sz� PLANNING COMMISSION ��LIFOR�1� DATE: November 12, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING — PLPA-2013-00049 & 00050 Buick/GMC Conditional Use Permit and Site Development Review Permit Report prepared by Martha Aja, Environmental Coordinator EXECUTIVE SUMMARY: The Applicant has requested approval of a Conditional Use Permit to amend the existing use permit for the site to allow a carwash and limited outdoor repair work. A Site Development Review Permit is also being requested to allow the construction of a 1,379 square foot carwash/storage building and related site improvements at the existing Buick/GMC dealership located at 4400 John Monego Court. 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; and 5) Adopt a Resolution approving a Conditional Use Permit to allow a carwash and limited outdoor repair work and a Site Development Review Permit to construct a carwash building and related site improvements to the Buick/GMC Dealership located at 4400 John Monego Court. Submitted By 'Reii&Wed By Environmental Coordinator Planning Manager COPIES TO: File Property Owner ITEM NO.: Page 1 of 6 G:IPA#120131PLPA-2013-00049 Buick GMC Car WashlPlanning Commission 11.12.131PC Staff Report 11.12.13.doc DESCRIPTION: Vicinity Map Project Location The project site is located at 4400 John Monego Court and consists of the existing Project Site,Parcel Buick/GMC dealership building, which includes a showroom, service reception, offices, parts storage and service area. This site has a General Plan and Eastern Dublin Specific Plan land use designation of General Commercial. The project site is zoned PD, Planned Development. Car dealerships are a conditionally permitted use in the PD. There is an existing Parcel B Conditional Use Permit for the dealership, which permits vehicle sales and indoor repairs. Parcel C Surrounding Uses The location of the project site is shown on the vicinity map to the left. The Kia Dealership is located south of the project site. Residential development is located north of the project site across Dublin Boulevard. 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 (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 allows up to 120,902 square feet of development across the three parcels. In 1998 the Planning Commission approved a Conditional Use Permit, Site Development Review and Tentative Parcel Map for the General Motors Auto Mall that led to the construction of the 25,645 square foot Dublin Buick/GMC dealership building on the project site (Parcel A). In 2000 the City Council approved a Planned Development Zoning District amendment that realigned the three parcels and reassigned building densities on the parcels. 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 2004 the Planning Commission approved a Conditional Use Permit and Site Development Review for the development of a 23,108 square foot addition to the Buick/GMC dealership building. The expansion was to add a substantial service area to the existing sales and service facility and to allow the dealership to expand from Parcel A onto Parcel B. The Conditional Use Permit amended the PD to again transfer densities across Parcels A, B and C. The Site Development Review for the Buick/GMC expansion expired and the Applicant never moved forward with the proposed expansion. In 2012 the Planning Commission approved a Site Development Review Permit to allow fagade modifications and related site improvements to the existing Buick/GMC dealership building located at 4400 John Monego Court. 2 of 6 In April 2013, the Planning Commission approved a Conditional Use Permit and Site Development Review Permit for the Fiat Dealership (Parcel B). That approval included a Conditional Use Permit to Amend the PD for the General Motor Auto Mall to transfer 5,000 square feet of allowable development from Parcel C (Chevy/Cadillac) to Parcels A (Project site) and B (Kia). Consequently, there is adequate development potential on the project site to accommodate the proposed carwash/storage building. Project Description The Applicant is currently requesting approval of a Conditional Use Permit to allow a carwash at the dealership and limited outdoor repair work. Additionally, the Applicant is requesting a Site Development Review Permit to allow the construction of a carwash/storage building and related site improvements to the existing Buick/GMC dealership located at 4400 John Monego Court. ANALYSIS: The following is an analysis of the proposed project. 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 dealership is surrounded by an auto dealership to the south, residential to the north (across Dublin Blvd.), an office complex to the east and a stream corridor to the west. There is an existing Conditional Use Permit to allow automobile sales and indoor repair work at the project site. The current request includes a Conditional Use Permit is to modify the existing use permit for the dealership to allow a carwash and limited outdoor repair work. The proposed carwash is an ancillary use to the existing dealership and it will be used solely by employees to wash the cars at the GM Automall. The carwash will utilize recycled water and it will be plumbed to the sanitary sewer. There is a code enforcement case on the project site for a carwash installed within the detailing area (shown as existing wash bays on the project plans) of the building without the necessary permits. A condition of approval has been placed on the project that prohibits the washing of vehicles in the detailing area following completion of the carwash (Attachment 1, Condition No. 18). The only activities that will be permitted in this area include car detailing and/or vacuuming. There is currently an unpermitted outdoor service lift located to the west of the service portion of the building. The amendment to the existing Conditional Use Permit will allow for limited outdoor repair work. The outdoor lift is used approximately once per month and it services large trucks (greater than 35,000 pounds) that are too large to fit inside the service building. A condition of approval has been placed on the project stating that the outdoor lift is permitted to be used solely for large trucks that do not fit inside the service building (Attachment 1, Condition No. 22). Additionally, a Condition of Approval has been added that requires Best Management Practices (BMPs) be used to minimize the potential of stormwater pollution occurring as result of the outdoor lift (Attachment 1, Condition No. 19). The Applicant will also be adding a filter to the adjacent drain inlet that will prevent any accidental spills from reaching the City's storm drain system. 3of6 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 project site was improved with the original construction of the dealership buildings (Exhibit A to Attachment 1, Sheet Cl). Access to the site is provided from an existing driveway on John Monego Court. The Applicant is proposing to make minor site improvements to accommodate the carwash/storage building, including removal of an existing landscape island. Additionally, the Applicant will be demolishing sections of the existing asphalt to make necessary site modifications (drainage and electrical modifications). There are currently four storage containers on the southwesterly portion of the Buick/GMC project site that were discovered during a site inspection. Storage containers require a Temporary Use Permit and are allowed for up to one year. The Applicant subsequently applied for, and received approval of, a Temporary Use Permit to allow the storage containers for up to one year. The Applicant has indicated that the contents of the storage containers will be moved to the proposed storage building following its construction. Parking The proposed carwash is an ancillary use to the dealership building and it will be used solely by employees to wash cars at the GM Automall; therefore, the carwash does not require additional parking. The applicant is proposing to remove 11 inventory parking stalls to accommodate the new carwash/storage building. Approximately half of these parking stalls are not currently being used for inventory parking because the storage containers are being stored in this area. The inventory parking stalls that will be removed are not included in the number of required parking stalls for the project site. Landscape A Condition of Approval for the Site Development Review permit for the Buick/GMC fagade remodel (approved by the Planning Commission in 2012) required that the applicant refresh the landscaping at the intersection of Dublin Boulevard/John Monego Court, along the John Monego frontage and the landscaping median on John Monego Court. The applicant has not yet completed these landscaping improvements. Prior to the Planning Department signing off on the Building Permit for the fagade remodel, the Applicant will be required to complete the landscaping improvements. The addition of the carwash/storage building will result in the removal of an existing landscape island and several trees. There is a Condition of Approval that requires the Applicant to re-plant two trees elsewhere on the site for every tree removed (Attachment 1, Condition No. 23). These trees will be planted when the landscaping improvements noted above are completed. Architecture The existing Buick/GMC dealership building is constructed primarily of split-face masonry block and aluminum composite material. The building ranges from 20 to 24 feet in height. 4of6 The proposed carwash is 764 square feet and the storage area is 615 square feet for a total of 1,379 square feet. The proposed building is 15' 8" tall. The building materials consist of split- face masonry block painted white to match the existing dealership building. The building includes a roll-up door on the south elevation. The roll-up door and service doors will be painted white to match the existing building. The proposed carwash/storage building will be slightly visible from Dublin Boulevard. Please refer to sheet Al for the elevations and sketch-up model of the carwash/storage building. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site has a General Plan land use designation of General Commercial. An auto dealership is consistent with that land use. The proposed project is consistent with the Community Design and Sustainability Element in that the project includes a new building which uses materials consistent with the existing dealership building. The project site is zoned PD, Planned Development. Car dealerships are a conditionally permitted use in the PD. The proposed project includes an amendment to the Conditional Use Permit to allow a carwash and limited outdoor repair work. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department and Dublin San Ramon Services District have reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. The Applicant has reviewed and agreed to these Conditions of Approval for the Conditional Use Permit/Site Development Review (Attachment 1). 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. A copy of this Staff Report was provided to the Applicant. 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 Planning Commission find this project exempt from CEQA pursuant to Section 15301 (Existing Facilities). ATTACHMENTS: 1) Resolution approving a Conditional Use Permit to allow a carwash and limited outdoor repair work and a Site Development Review Permit to construct a carwash building and related site improvements to the Buick/GMC dealership located at 4400 John Monego Court with the project plans attached as Exhibit A. 5 of 6 GENERAL INFORMATION: PROPERTY OWNER/: Inder Dosanjh, APPLICANT Dublin Real Estate, LLC 4200 John Monego Court Dublin, CA 94568 LOCATION: 4400 John Monego Court GENERALPLAN LAND USE DESIGNATION: General Commercial ZONING: PD (Planned Development) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Propert Site PD (Planned General Commercial Automobile Development) Dealership North PD (Planned Medium Density Residential Residential Development South PD (Planned General Commercial Automobile Development) Dealership East PD (Planned Stream Corridor Tassajara Creek Development) West PD (Planned Campus Office Koll Center Development) 6of6