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HomeMy WebLinkAboutItem 6.1 Infiniti Automobile Dealership - Design Changes (PLPA-2021-00018)STAFF REPORT Planning Commission Page 1 of 4 Agenda Item 6.1 DATE:July 26, 2022 TO:Planning Commission SUBJECT:Infiniti Automobile Dealership –Design Changes (PLPA-2021-00018)Prepared by:Amy Million,Principal Planner EXECUTIVE SUMMARY:The Planning Commission will consider modifications to an approved Site Development Review Permit for a new Infiniti automobile dealership building on 5.39 acres of the Kaiser Commercial property. The proposed modifications are limited to the architectural design of the exterior of the building. The building footprint and other site improvements remain unchanged. STAFF RECOMMENDATION:Disclose ex-parte contacts, conduct the public hearing, deliberate, and adopt the Resolutionapproving modifications to the Site Development Review Permit (Resolution No. 21-10) for the Infiniti Automobile Dealership. DESCRIPTION:BackgroundOn November 23, 2021, the Planning Commissionapproved a Site Development Review Permit (Resolution No. 21-10) to construct a 10,461-square-foot Infiniti automobile dealership on a5.39-acre parcel. The Infiniti dealership shares the parcel with the planned Nissan automobile dealership approved in 2019. The subject 5.39-acre parcel is located south of Dublin Boulevard between a water quality basin to the west, the Kaiser Dublin Medical Center to the east, Interstate 580 (I-580) to the south and undeveloped land to the north as shown in Figure 1. Additionalbackground is provided in the November 23, 2021 Planning Commission staff report included as Attachment 3. 8 Page 2 of 4 Proposed ProjectThe applicant is requesting approval to amend the approved Site Development Review Permit for a new Infiniti automobile dealership building. The proposed modifications are limited to the architectural design of the exterior of the building. The building footprint and other site improvements remain unchanged.AnalysisInfiniti has recently changed its corporate branding and as a result the applicant has requested changes to the exterior building design to reflect the latest standards. Modifications include a change in exterior color, additional storefront glass along the showroom and service drive, and the addition of an eyebrow canopy that extends across the face of the building. The proposed modifications are limited to the architectural design of the exterior of the building. The building footprint and other site improvements remain unchanged.The proposal includes changing the exterior colors and finish from earth tones to a charcoal grey metallic finish with effervescent yellow-gold crystals. The building is accented by the addition of the eyebrow canopy with a wood-like finish under the canopy and the front of the canopy painted to match the wood. The storefront glass would be modified to extend the entire length of the façade and would be accented with vertical supports. The proposed design is shown in the revised project plans on Sheets A4-1, A-4.2 and A-4.3 (Attachment 2) and Figure 2 below. Figure 3 shows the approved design for reference. The approved project plans are included for reference (Attachment 4). The proposed design changes shown in the revised project plans would replace Sheets A-4.0, A-4.1, A-4.2, A-5.0, and A-7.4 in the approved plan set. The sheets that would be replaced are marked with a red line through the sheet number on the bottom right corner. All other sheets within the approved plan set remain unchanged. Figure 2. Proposed Infiniti Design 9 Page 3 of 4 Figure 3. Approved Infiniti Design The project site is located within Planned Development Zoning District Ordinance No. 03-19, which includes the following applicable architectural standards: The architectural style is modern with clean lines and enhanced bold geometry using high-quality materials and a strong color palette. The architectural design shall reflect the following standards: Employ high quality materials to provide visual interest in the project and to complement its surroundings. The overall character and feel of the area shall use a variety of cohesive styles, materials, colors and textures. Use diversity of textures in the building finishes providing a varied and interesting base form for the buildings. The simple form of the building is enhanced by the juxtaposition of protruding planes, material textures, and colors. The design for the entries to parking lots should be articulated and detailed such that employees and visitors can easily identify pedestrian and vehicular access points Provide functional amenities and spaces where hotel guests and visitors will gather and socialize, with landscaping, outdoor seating, enhanced paving treatment, and other features to provide an appropriate urban scale for the development. Incorporate features such as different wall planes, heights, wall textures, roof elements, signs, light fixtures and landscaping to contribute layers of detail at the pedestrian level. The proposed changes to the building design and color are consistent with these standards,including the continued use of high-quality materials such as Exterior Insulation and Finish Systems (EIFS) or plaster, aluminum composite material, and an aluminum and glass storefront system that provide visual interest. The overall form of the building would continue to be simple with clean and contemporary architecture. The proposed design and color is similar to the approved Nissan dealership and would be differentiated with gold yellow-gold metallic flake. 10 Page 4 of 4 Consistency with General Plan, Specific Plans and Zoning OrdinanceThe project would be consistent with the General Plan land use designation of Medical Campus/Commercial, which allows a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments. The General Plan encourages projects to relate well to the surrounding developments, and the proposed project is compatible with the surrounding neighborhood that includes commercial, office, and residential, uses. The proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that regionally oriented commercial uses should be located south of Dublin Boulevard and near freeway interchanges where convenient vehicular access will limit traffic impacts to the rest of Dublin and the commercial center is intended to serve the community as well as the region.Review by Applicable Departments and AgenciesThe Building and Safety Division, Public Works Department, Fire Prevention Bureau, and Dublin San Ramon Services District reviewed the project as part of the review process prior to project’s approval in November 2021. Conditions of Approval were incorporated into the project’s approval to ensure the project complies with all local ordinances and regulations. All previously approved Conditions of Approval as provided in Resolution No. 21-10 remain in effect. Resolution No. 21-10 is included for reference (Attachment 5). ENVIRONMENTAL DETERMINATION:The project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities) because the proposed changes to the approved Site Development Review Permit are limited the architectural design of the building exterior and would not expand the footprint of the building or make alterations to the site. NOTICING REQUIREMENTS/PUBLIC OUTREACH:In accordance with State law, a Public Hearing Notice was mailed to all property owners and occupants within 300 feet of the proposed project. The Public Hearing Notice was also published in the East Bay Times and posted at several locations throughout the City. A copy of this Staff Report was provided to the Applicant and posted to the City’s website. ATTACHMENTS:1) Resolution Approving Modifications to the Site Development Review Permit (Resolution No. 21-10) for the Infiniti Automobile Dealership2) Exhibit A to Resolution – Revised Project Plans3) November 23, 2021 Planning Commission Staff Report without Attachments4) Approved Project Plans 5) Resolution No. 21-10 11 RESOLUTION NO. 22-XX A RESOLUTION OF THE PLANING COMMISSION OF THE CITY OF DUBLIN RESOLUTION APPROVING MODIFICATIONS TO THE SITE DEVELOPMENT REVIEW PERMIT (RESOLUTION NO. 21-10) FOR THE INFINITI AUTOMOBILE DEALERSHIP PLPA 2021-00018 (APN 985-0027-028-00) WHEREAS,on November 23, 2021, the Planning Commission adopted Resolution No. 21- 10 approving a Site Development Review Permit to allow construction of a new approximately 10,461-square-foot Infiniti automobile dealership on a 5.39-acre parcel of the Kaiser Commercial property. The proposed development and application are collectively known as the “Project;” and WHEREAS,on June 28, 2022, the applicant submitted a request to modify the exterior of the building to implement Infiniti’s latest design standards and corporate branding; and WHEREAS,the proposed modification are limited to the exterior of the building and include new showroom windows, canopy, materials and color scheme. The building footprint and other site improvements remain unchanged; and WHEREAS,the Project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities) because the proposed changes to the approved Site Development Review Permit are limited to the architectural design of the building exterior and would not expand the footprint of the building or make alterations to the site; and WHEREAS, a Staff Report for the Planning Commission, dated July 26, 2022, and incorporated herein by reference, described and analyzed the Project; and WHEREAS, on July 26, 2022, the Planning Commission held a public hearing to consider the Project at which time all interested parties had the opportunity to be heard; and WHEREAS, the Planning Commission did hear and use independent judgement and considered all said reports, recommendations, and testimony hereinabove set forth; and WHEREAS, proper notice of the public hearing was given in all respects as required by law. NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a part of this resolution. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following Site Development Review Permit findings and determinations regarding the Project: A.The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review) of the Zoning Ordinance, with the General Plan, and any applicable Specific Plans and design guidelines because: 1) the proposed Project provides an orderly, attractive and harmonious development compatible with the site’s environmental Attachment 1 12 2 constraints and with surrounding properties and development; 2) the proposed design changes use contemporary, high-quality materials and finishes in compliance with the design guidelines of the Eastern Dublin Specific Plan and Community Design and Sustainability Element of the General Plan; and 3) the proposed design changes conform to the architectural criteria as stated in the Stage 2 Development Plan as required by Dublin Municipal Code (DMC) Section 8.104.020.B. B.The proposal is consistent with the provisions of Title 8, Zoning Ordinance because:1) the architecture for the Project provides an appropriate pedestrian scale which is well- suited to the use; 2) the proposed design changes are consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the overall Project is compatible with the planned Nissan dealership on the site and consistent with the total development potential for entire Kaiser Commercial property as stated in the Stage 1 and Stage 2 Development Plan; 4) the proposed development is compatible with the General Plan land use designation of Medical Campus/Commercial which allows for automobile sales; and 5) the proposed Project meets the intent of the Dublin General Plan which discourages projects that do not relate well to the surrounding developments and the proposed Project is compatible with the surrounding neighborhood that includes office, residential and commercial uses. C.The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot(s) in which the project is proposed because:1) the proposed changes to the architecture of the Project provides an appropriate pedestrian scale which well-suited to the use; 2) the proposed design changes are consistent with the design requirements of the Stage 1 and Stage 2 Development Plan; 3) the proposed development is compatible with the General Plan land use designation of Medical Campus/Commercial which allows for automobile sales; and 4) the proposed Project meets the intent of the Dublin General Plan which discourages projects that do not relate well to the surrounding developments and the proposed Project is compatible with the surrounding neighborhood that includes office, residential, and commercial uses. D.The subject site is suitable for the type and intensity of the approved development because:1) the proposed Project does not modify the type and intensity of the previously approved project which is within the density requirements of the Planned Development Zoning District, the General Plan, and the Eastern Dublin Specific Plan; 2) the Project continues to provide for its own infrastructure and required services and is designed to include sufficient vehicular and pedestrian access, with parking to support the uses; and 3) the density of the site is consistent with the General Plan and Eastern Dublin Specific Plan. E.Impacts to existing slopes and topographic features are addressed because: 1) the proposed Project is limited to modifications to the exterior of the building which does not impact the site design, layout or other improvements; and 2) future approval of grading and improvement plans will enable the site to be modified to suit the project, which will be developed for the site in accordance with City policies and regulations. F.Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a 13 3 project that is harmonious with its surroundings and compatible with other developments in the vicinity because:1) the architectural style and materials will be consistent and compatible with the contemporary architectural style, colors, and materials being utilized on other commercial projects in the City; 2) the Project is utilizing traditional building forms with contemporary, high-quality materials and finishes in compliance with the design guidelines of the Eastern Dublin Specific Plan; and 3) the size and scale of the development will be similar to other buildings in the project vicinity. G.Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public because:1) the proposed Project is limited to architectural changes to the exterior of the building and does not modify the building footprint or other site improvements; 2) the approved landscape plan for the Project is compatible with the landscape plan approved as part of the Nissan dealership (PLPA-2019-00003) and provides additional landscape around the building and in area within the parking fields of the project building; and 3) the Project’s landscaping is consistent with other commercial development in the vicinity and conforms to the requirements of the City’s Water Efficient Landscape Ordinance. H.The site has been adequately designed to ensure the proper circulation for bicyclist, pedestrians, and automobiles because:1) the proposed Project does not alter the previously approved circulation of the site which was reviewed for conformance with City policies, regulations, and best practices and have been designed with multi-modal travel in mind; and 2) development of this Project will conform to the major public improvements already installed allowing patrons the safe and efficient use of these facilities. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve the modification to the Site Development Review Permit for exterior modifications to the Infiniti Automobile Dealership, as shown on the project plans dated July 7, 2022, and included as Exhibit A, subject to the conditions of approval in Resolution No. 21-10. PASSED, APPROVED, AND ADOPTED this 26 th day of July 2022 by the following vote: AYES: NOES: ABSENT: ABSTAIN: ______________________________ Planning Commission Chair ATTEST: ______________________________ Assistant Community Development Director 14 Attachment 2 15 16 17 18 19 20 21 22 23 24 25 STAFF REPORT Planning Commission Page 1 of 6 Agenda Item 6.1 DATE: November 23, 2021 TO: Planning Commission SUBJECT: Infiniti Automobile Dealership (PLPA-2021-00018) Prepared by: Amy Million, Principal Planner EXECUTIVE SUMMARY: The Planning Commission will consider a Site Development Review Permit to allow construction of a 10,461-square-foot Infiniti automobile dealership on a 5.39-acre parcel of the Kaiser Commercial property. The proposed dealership would share the parcel with the planned Nissan automobile dealership approved in 2019 (PLPA-2019-0003). STAFF RECOMMENDATION: Conduct the public hearing, deliberate, and adopt the Resolution approving a Site Development Review Permit for the Infiniti Automobile Dealership. DESCRIPTION: Background In 2016, the City Council approved a Planned Development Rezoning with a Stage 1 Development Plan for the subject site as part of the Kaiser Dublin Medical Center Project (Ordinance No. 07-16). The Kaiser Dublin Medical Center Project included the subject site as part of Phase 1B with the intention of it being developed with a mix of commercial uses. As part of that project, the property was given a new land use designation of Medical Campus/ Commercial. In February 2019, the Community Development Director approved Tentative Parcel Map No. 10903 to subdivide the 14.89-acre commercial property into four parcels. The subject 5.39-acre parcel is located south of Dublin Boulevard between a water quality basin to the west, the Kaiser Dublin Medical Center to the east, Interstate 580 (I-580) to the south and undeveloped land to the north as shown in Figure 1 below. Attachment 3 26 Page 2 of 6 Figure 1 Vicinity Map In April 2019, the City Council approved a Planned Development Rezoning with a Stage 2 Development Plan for Phase 1B of the Kaiser Dublin Medical Center Project and a Site Development Review Permit for a 31,840-square-foot Nissan Dealership (Ordinance No. 03-19 and Resolution No. 37-19). Proposed Project The Applicant is proposing to construct a 10,461-square-foot Infiniti automobile dealership on the 5.39-acre parcel. The proposed dealership would share the parcel with the planned Nissan automobile dealership approved in 2019. Analysis Overall Project Design The proposed project is designed with a glass showroom area as the major feature stretching across the front façade. The overall form of the building is simple with clean and contemporary architecture. The single-story building is 25 feet in height with a small service entrance area located on the east side measuring 19 feet in height. The service area is purposely simple to focus attention on the showroom. The colors of the building are neutral and include tan and white with brushed aluminum. The exterior of the showroom is clad with brushed aluminum, an insulated wall metal panel system and travertine tile. Large spandrel glass walls highlight the showroom portion of the building. Refer to Figure 2 below. 27 Page 3 of 6 Figure 2. Front Façade Site Plan, Access, Circulation, and Parking As shown in Figure 3 below and on Sheet SD-1.0 of the Project Plans (refer Attachment 2), the front of Infiniti building would be oriented towards I-580, with the remainder of the building facing the water quality basin to the west, the Nissan dealership to the east or the future commercial development to the north. The majority of on-site improvements were approved as part of the Nissan dealership project. This includes parking areas, lighting and perimeter landscaping. The area proposed for the Infiniti building was originally planned as outdoor vehicle display and storage for the Nissan dealership and, therefore, the project boundary (shown by the red dashed line in Figure 3) is only a portion of the existing site. The project boundary for the Infiniti dealership reflects the portion of the site that needs to be modified to accommodate the new building. No other changes to the site are required. Figure 3. Infiniti Site Plan Primary vehicle access into the site would be provided off Dublin Boulevard via Kaiser Road with a secondary internal access drive between the subject parcel and the adjacent parcel to 28 Page 4 of 6 the north. This internal connection will be formalized upon development of the adjacent parcel. The Stage 1 Development Plan allows up to 20% of the entire Kaiser Commercial parcel (14.89 acres) to be used for outdoor display and storage of vehicles as part of an auto dealership. More than 20% requires approval of a Conditional Use Permit. The proposed site plan shows approximately 80,000 square feet or 12% of the 14.89 acres to be used for outdoor display and storage and, therefore, a Conditional Use Permit is not required. This does not include areas used for required parking or indoor spaces. Parking Parking requirements for the proposed auto 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 different uses. The proposed building would occupy on area previously designated for inventory parking. All required parking for both dealerships would be provided. The following table illustrates the number of parking stalls that are required for the use. Table 1: Required Parking Use Parking Requirement Total Area Required Number of Parking Stalls Infiniti Indoor/ Outdoor Display 1 per 1,000 sq. ft. 11,803 sq. ft. 12 Infiniti Service Area 1 per 400 sq. ft. 6,379 sq. ft. 16 Infiniti Office 1 per 250 sq. ft. 1,639 sq. ft. 6 Nissan Indoor/ Outdoor Display 1 per 1,000 sq. ft. 19,750 sq. ft. 20 Nissan Service Area 1 per 400 sq. ft. 26,826 sq. ft. 67 Nissan Office 1 per 250 sq. ft. 1,759 sq. ft. 7 Total Stalls Required 128 Total Stalls Provided (including tandem) 185 As shown in the above Table, a total of 128 parking stalls are required for employees and visitors. The Applicant is proposing to provide 185 parking stalls on the site. Of these stalls, 128 parking stalls would be designated for employee and visitor parking and the remaining stalls would be used for display and inventory parking. Typical of an auto dealership, the proposed project would exceed the minimum parking requirement in order to accommodate vehicle inventory. The row of parking stalls along the southern boundary of the property would be located within the potential future BART right-of-way as part of the BART to Livermore Extension. Although BART has decided to not advance the BART to Livermore Extension Project, the area remains reserved for potential development in the future. With the required parking outside 29 Page 5 of 6 of this area, these spaces are for the sole purpose of display and storage. Therefore, even with the removal of these spaces, the auto dealerships would have an adequate amount of parking to meet the City’s requirements. Landscape The site was recently graded as part of the Nissan project and is currently devoid of vegetation. The preliminary landscape plan builds off the conceptual plant pallet approved as part of the Nissan Site Development Review Permit. The landscaping approved as part of the Nissan Site Development Review permit included the perimeter of the parcel as well as plantings near the Nissan building. The proposed landscaping focuses on the area immediately surrounding the proposed Infiniti building with small planter areas on each end of the parking spaces along the front of the building. The landscape concept including the planting plan and palette is provided on Sheet L1.1 with the previously approved planting plan for the Nissan project on Sheets L1.1 and L1.2 (refer to Attachment 2). Public Art Compliance The Applicant intends to satisfy the City’s public art requirement through the payment of in- lieu fees. Condition of Approval No.16 confirms this intention. Consistency with General Plan, Specific Plans and Zoning Ordinance The project would be consistent with the General Plan land use designation of Medical Campus/Commercial, which allows a range of commercial uses including regional- and community-serving retail uses, professional and administrative offices, hotel, entertainment, limited automotive sales, and eating and drinking establishments. The General Plan encourages projects to relate well to the surrounding developments, and the proposed project is compatible with the surrounding neighborhood that includes commercial, office, and residential, uses. The proposed project is consistent with the Eastern Dublin Specific Plan because the Plan states that regionally oriented commercial uses should be located south of Dublin Boulevard and near freeway interchanges where convenient vehicular access will limit traffic impacts to the rest of Dublin and the commercial center is intended to serve the community as well as the region. Review by Applicable Departments and Agencies The Building and Safety Division, Public Works Department, Fire Prevention Bureau, and Dublin Police Services reviewed the proposed project and Conditions of Approval are proposed to ensure that the project complies with all local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). 30 Page 6 of 6 ENVIRONMENTAL DETERMINATION: On September 20, 2016, the City Council certified the Kaiser Dublin Medical Center Project Environmental Impact Report (EIR), and adopted a Mitigation Monitoring and reporting Program and Statement of Overriding Considerations (Resolution No. 153-16). Pursuant to the requirements of the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15162, the proposed project was examined to determine if further environmental review is required. The proposed project is within the scope of the project analyzed in the Kaiser Dublin Medical Center EIR. The circumstances under which the project is to be undertaken have not substantially changed since the Kaiser Dublin Medical Center EIR were prepared and will not substantially change with approval of the project. As supported by the project description, Stage 1 and 2 Planned Development Plan and Site Development Review Permit plans, the EIR adequately describes the impacts of the project for the purposes of CEQA, and no mitigation measures or new alternatives are required by the project other than those previously disclosed and analyzed in the Kaiser Dublin Medical Center EIR. Approval of the project would not create any site‐specific operations giving rise to environmental effects different from those examined by the EIR or requiring the preparation of an Initial Study. The proposed project would be subject to the Kaiser Dublin Medical Center Mitigation Monitoring and Reporting Program. Consequently, pursuant to CEQA Guidelines Sections 15162 and 15168(c), the project impacts are covered by the Kaiser Dublin Medical Center EIR and no further environmental review is required for this project. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Hearing Notice was mailed to all property owners and occupants within 300 feet of the proposed project. The Public Hearing Notice was also published in the East Bay Times and posted at several locations throughout the City. A copy of this Staff Report was provided to the Applicant and posted to the City’s website. ATTACHMENTS: 1) Resolution Approving a Site Development Review Permit 2) Exhibit A to Resolution - Project Plans 31 Planning Commission November 23 ,2021 2021-00018 21-10 Attachment 4 32 KA I S E R R O A D November 23, 2021 33 November 23, 2021 34 November 23, 2021 35 November 23, 2021 36 November 23, 2021 37 November 23, 2021 38 November 23, 2021 39 November 23, 2021 40 November 23, 2021 41 INFINITI 1 2 PRELIMINARY LANDSCAPE PLAN November 23, 2021 42 PRELIMINARY LANDSCAPE PLAN 2 2 INFINITI November 23, 2021 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69