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Home My WebLink About31B - 1500 AUTO MALL DRIVE REQUEST FOR COUNCIL ACTION 8 CITY COUNCIL MEETING DATE: ~ ~ CLERK OF COUNCIL USE ONLY: JUNE 7, 2004 TITLE: CONDITIONAL USE PERMIT NO. 2004-09 AND SITE PLAN REVIEW NO. 2004-02 TO ALLOW THE EXPANSION OF THE CREVIER BMW AUTO DEALERSHIP APPROVED 0 As Recommended 0 As Amended 0 Ordinance on 1" Reading 0 Ordinance on 20d Reading 0 Implementing Resolution 0 Set Public Hearing For , aAr2 CITY MANAGER CONTINUED TO FILE NUMBER RECOMMENDED ACTION Receive and file the staff report approving Conditional Use Permit No. 2004-09 and Site Plan Review No. 2004-02. PLANNING COMMISSION ACTION .After receiving public testimony, the Planning Commission on May 10, 2004, by a vote of 7: 0, adopted a resolution approving Conditional Use Permit No. 2004-09 as conditioned and Site Plan Review No. 2004-02. The project involves the expansion of the existing Crevier BMW dealership and the construction of a five level parking structure with underground tier. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A) . FISCAL IMPACT There is no fiscal impact associated with this action. S&¿t.?f£ing Executive Director Planning & Building Agency BA:rb ba\reporta2004\spr04-02cup04-9.Crevier.cc . 31 B-1 REQUEST FOR Planning Commission Action ~~ ~~ ~ PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: MAY 10, 2004 TITLE: PUBLIC HEARING - CONDITIONAL USE PERMIT NO. 2004-09 AND SITE PLAN REVIEW NO. 2004-02 TO ALLOW THE EXPANSION OF THE CREVIER BMW AUTO DEALERSHIP APPROVED 0 As Recommended 0 As Amended 0 Set Public Hearing For DENIED 0 Applicant's Request 0 Staff Recommendation CONTINUED TO Prepared by Bill Apple ~ ~~2~irector ~ning Manager RECOMMENDED ACTION 1. Adopt a resolution approving Conditional Use Permit No. 2004-09 as conditioned. 2 . Adopt a resolution approving Site Plan Review No. 2004-02. DISCUSSION Request of Applicant Don Crevier of Crevier BMW is requesting site plan review approval to add sales, service and office area to their existing dealership. A conditional use permit is also requested to construct a five-level parking structure in the SD-60 zoning district. Property Description Crevier BMW is located at 1500 Auto Mall Drive, which is the northwest corner of Edinger Avenue and Auto Mall Drive. The dealership is approximately 9.35 acres in size and is within the 50-acre Santa Ana Auto Mall. There are currently five buildings on the project site. Three buildings are used as service, sales and office space for Crevier BMW, a fourth building is occupied by two industrial users and the fifth building is occupied by the Orange County Health Department. The property has a General Plan Land Use Designation of Industrial (INO) and a zoning designation of Specific Development No. 60 (SD-60). Surrounding land uses include auto dealerships to the north; auto dealerships, a restaurant and the Costa Mesa (SR-55) freeway to the east; and industrial uses to the south and west (Exhibits 1 and 2). The property is regulated by Specific Development No. 60 which is the zoning document that governs the Auto Mall. E'MS-~ .conditional Use Permit No. 2004-09 Site Plan Review No. 2004-02 May 10, 2004 Page 2 Proiect Description Crevier BMW is proposing to construct approximately 170,066 square feet of service, sales and office space and a five-level, six tier, 738 space parking structure. The parking structure will be 58 feet high at its tallest point and be used primarily for the storage of new car inventory. The project will be built in three phases: The parking structure will be constructed in Phase I; a new show room and office area in Phase II; and the new sales, service, parts and office addition to the existing Crevier building in Phase III. The new buildings will be constructed out of concrete block with a smooth painted finish that is compatible with existing buildings on the project site. The service buildings will be constructed out of split face block material and the parking structure will utilize a combination of split face block, plaster finish and tempered glass in the show room and office . areas (Exhibit 3). The proj ect will exceed the landscape requirements outlined in SD-60. Five percent of the site is required to be landscaped, while over seven percent will be landscaped. Additionally, a 20-foot landscaped setback will be provided along Edinger Avenue, except at approved display areas. The display areas will incorporate a combination of decorative paving and landscaping. Ten feet of landscaping will also be provided at the perimeter of the new parking structure per the City's Parking Structure Standards. As part of this project, the northwest corner of Edinger Avenue and Auto Mall Drive will be reconfigured to provide new entry landscaping and signage for the Auto Mall. These landscape improvements are on the Crevier BMW project site. Eleven existing queen palms in this area will remain in place or be relocated in the immediate area to accommodate the new entry signage and right hand turn lane on Auto Mall Drive. New entry signage and landscaping will also be provided on the northeast corner of Edinger Avenue and Auto Mall Drive so that the two corners will match. There are eight existing Queen Palms near the northeast corner which will remain in place or be relocated to match the northwest corner improvements. These sign and landscape improvements have been conditioned to be completed as part of Phase II construction. Any Queen .. Palms that die or become unhealthy as the result of relocation will be replaced with Queen Palms of a similar size. 31 B-3 Conditional Use Permit No. 2004-09 Site Plan Review No. 2004-02 May 10, 2004 Page 3 Analysis of the issues On April 19, 2004 the City Council approved Amendment Application No. 2004-03 and Zoning Ordinance Amendment No. 2004-03 to expand the boundaries of the Auto Mall and amend development standards within SD- 60. This action was necessary to facilitate the proposed expansion of Crevier BMW. Because the project is located within a specific development district, site plan review approval is required by the Planning Commission. A conditional use permit is also required for the proposed five-level parking structure. The proposal has been reviewed by the Auto Mall Dealers Association, with a letter received indicating support for the proposed project as outlined in the Auto Mall Covenants, Conditions and Restrictions (CC&R's). The expansion complies with City development standards and the provisions outlined in SD-60. Other actions related to this project but not a part of this approval include the acquisition of 4.24 acres of property by the Redevelopment Agency and the merger of this property with the 5.11 acre Crevier site, and the demolition of an industrial and office building on Edinger Avenue. These actions will need to be completed prior to the issuance of building permits for the project. The proposal will provide economic benefits to the City by allowing the expansion of a successful dealership within the Auto Mall, resulting in addi tional car sales and tax revenue to the City. Increased inventory should draw more customers to the site, which will result in additional customers visiting other dealerships within the Auto Mall. Based upon the above analysis, staff recommends that the Planning Commission approve Conditional Use Permit No. 2004-09 and Site Plan Review No. 2004-02 as conditioned (Exhibits 4 and 5) . CEQA Compliance In accordance with the California Environmental Quality Act, the recommended action is exempt from further review. Categorical Exemption Environmental Review No. 2003-111 will be filed for this project. " '~ B A.-fL Bill Apple Associate Planner ..ÆA.. P vi ce Frego Senior Plan er BA:JM ba\reports2004\spr04-02cup04~09.crevier.pc 31B-4 R4 R4 8 M1 \I L - M [J M1 M1 WIL HI A i M1 WII.SHFI£»I. , AV. M1 " ! M1 M1 , , M1 EDINGER AV. PRQJEQT M1 M1 SITE --- . M I œ~~:~'" Ii SO-ß9 50-69 M1 ¡ M1 C ì I Y 'f I r y i n f SO-69 M1 M1 A 1 GENERAL AGRICULTURAL -B PARKING MODIFICATION C-SM COMMERCIAL SOUTH MAIN C1 COMMUNITY COMMERCIAL C1-MD COMM. CQMMERCIALlMUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTIST V!LLAGE C4 PLANNED SHOPPING CENTER C5 ARTERIAL COMMERCIAL CR GC M1 M2 MO 0 P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN R' RE SD SP SPR 04-2/ CUP 04-9 CREVIER BMW 1500 AUTO MALL DRIVE . A 1" = 1000 FEET P L A N N N G A .pý' - - = 500 FEET N y A D B U I EXHIBIT 1 31B-5 L D N G A G E N c BORCHARD AV. INDUSTRIAL COMMERCIAL INDUSTRIAL ~ ~ ~ " ~ U> '" " > W Q J: ~ () l- ii: INDUSTRIAL SAAS 3.99AC. SATURN 3.0AC. VOLVO 5.02 AG. ri. c > w Z rr " " Z ¡:'¡ ii)' '? fÆ "" INDUSTRIAL VWIAUDI ,Ii:: HONDA 4.08 AG. :>: ~ ',". ri. c ... ... .. :Ii g " .. 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',i - 'i! ...:t:¡:i'I¡ ':1 ..'.:rt,' ~:Ii ,i'l~ 1':,1~ .\ ~ :~ ¡ JJ :'iil\\, , , I . i :li .~ I,:";:: g 'Ii Iii ): '1' ~ I ¡i.i! ~. .1 ~l~¡ii :~ ..l-~~¡:i ¿ : ',::¡:¡ ~ : ' ~ : :Uj , : .1 . [ .~ :~ ~ ~ , ~ ,~ èf ¡,,¡,j,'íZ!' lr.-¡t: ~ ,,1 ¡:¡ '.: ~ ! ,I '1[1 , ro 'I, !CJ', i CJi D! I , ..01 , :0, j iD-e ¡dO 1: ~ ~ ¡': ffi ., I ~Oj'ßÕt~ ~ ¡" m,!! '1 !'! i;: I,' II' (H :1: :i¡ 11' ii ; ~ ;t( I.. t t ~ ;; ~ ~ ~ - ~ ~ .;: '" ;': .i: III ili :1' ¡:i ¡ ~ \ ¡:I Conditional Use May 10, 2004 Page 1 of 2 Permit No. 2004-09 Findings of Fact A. will the proposed contribute to the community? use provide a general well service or being of facility which will the neighborhood or The proposed parking structure will provide a benefit to the community by allowing an existing dealership within the Santa Ana Auto Mall to increase the number of vehicles that they can store on their site. This increased inventory will allow the dealership to sell more vehicles, which in turn will provide additional sales tax revenue to the City. This additional sales tax revenue will contribute to the general well being of the community. B. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The parking structure is a conditionally permitted use within Specific Development No. 60 and will be used primarily to store vehicles that will ultimately be sold on the project site. The storage of vehicles to increase dealer inventory is an ancillary component to the auto dealership use, which has been operating within the Auto Mall for close to 20 years. The purpose of the Auto Mall is to sell vehicles, and the purpose of the parking structure is to increase the availability of vehicles to sell. Therefore, the parking structure will not be detrimental to the health, safety or general welfare of persons residing or working in the area. C. will the stability the area? proposed use adversely affect the present economic or future economic development of properties surrounding The project will help the stability and future economic development of the area by allowing an existing dealership within the City to expand and by providing a secure place where the dealership can store additional cars to be sold. Increased inventory should draw more customers to the site, which will result in additional customers visiting other dealerships within the Auto Mall. These additional customers will aide the economic stability and future economic development of businesses in the surrounding area. 31ØiIfO 4. ~onditional Use _ay 10, 2004 Page 2 of 2 Permit No. 2004-09 D. Will the proposed use comply with the specified in Chapter 41 for such use? regulations and conditions The project will comply with all applicable city codes and standards pertaining to the parking structure use as well as the standards outlined in Specific Development No. 60, which governs development within the Auto Mall. E. Will the proposed use adversely specific plan of the City? affect the General Plan or any . There are no amendments to the General Plan proposed as part of this proj ect and therefore the operation of the parking structure on the project site will have no affect on the City's General Plan. Parking structures are permitted within the Industrial (IND) General Plan designation and are allowed with a conditional use permit in the Specific Development No. 60 (SD-60) zoning district. . 31 B-11 MAY 10, 2004 PAGE 1 OF2 Conditions for Approval Conditional Use Permit No. 2004-09 is approved subject to the reasonable satisfaction of the Planning Manager, with sections of the Santa Ana Municipal Code, the California Code, the Uniform Fire Code, the Uniform Building Code applicable regulations. compliance, to all applicable Administrative and all other The applicant must comply below prior to exercising permit. in full with each and every condition listed the rights conferred by this conditional use The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. Comply with Development Review Committee comments dated February 24, 2004 for Site Plan Review DP No. 2003-29. 2 . Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3 . The eleven existing Queen Palms that exist at the northwest corner of Auto Mall Drive and Edinger Avenue and the eight existing Queen Palms at the northeast corner shall remain in place. However, this condition recognizes that it may become necessary to temporarily remove and relocate these trees to facilitate construction of the new entry signs, right-turn lanes and other related improvements shown on the Planting Plan Phasing Plan. Accordingly, trees to be removed must be boxed and stored at a location acceptable to the City until such time that the Queen Palms can be reconfigured in the area where they previously existed to the satisfaction of the City. If any Queen Palms become unhealthy (as determined by the City), they shall be replaced in equal numbers and heights. 4. Entry signage and corner landscape improvements on northwest and northeast corner of Edinger Avenue and Auto Drive must be completed as part of Phase II construction. the Mall 3'fäI~Ti AiAY 10, 2004 ~AGE20F2 5. The nine Podocarpus proj ect entry shall Gracilior trees. Gracilior trees to be removed at the be replaced with 48-inch box Podocarpus 6. Text for the entry signage corner of Edinger Avenue proportional and centered on at the northwest and and Auto Mall Drive the monument signs. northeast shall be 7. A lot line adjustment shall be filed, approved and consolidate the project into one project site prior of building permits for phase II construction. recorded to to issuance B. Police Department 1. All parking structures shall comply with the City of Santa Ana parking structure design and security guidelines. . . 31 8-13 31 B-14