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Home My WebLink About12 - Withdrawal of the Appeal of the Denial of AutoNation Porsche Newport Beach Project, 320-600 West Coast Highway (PA2015-095) - AppealAppeal Application City Clerk's Office 100 Civic Center Drive / P.O. Box 1768 Newport Beach, CA 92658-8915 949-644-3005 Appeal the Decision of: ❑ Hearing Officer - NBMC §20.64 ❑ Operator License - NBMC §5.25.060 Attention: City Manager) EKPlanning Commission - NBMC §20.64 ❑ Zoning Administrator - NBMC §20.64 and 15.45.080 F ❑ Other Appellant Information: Clerk's Date & Time Stamp Applicable Appeal Fees Pursuan tto =_ 4 Master Fee Schedule adopted 9-22-15: Hearing Officer- $1,506.00 Operator License - $692.00 Planning Commission - $1,506.00 Zoning Administrator - $1,506.00 Other - $ Name(s): AutoNation / Attn: David Serra / CAA Planning, Inc. / Attn: Shawna Schaffer Address: 201 SW 1st Avenue / 65 Enterprise, Suite 130 City/State/Zip: Ft. Lauderdale, FL 33301 / Aliso Vieio, CA 92656 Phone: (954) 769-4068 Fax: Email: serrad@autonation.com (949) 581-2888 sschaffner@caaplanning.com Appealing Application Regarding: Name of Applicant(s): Same Date of Decision: October 6, 2016 Project No.: PA 2015-095 Activity No.: Site Address: 600 West Coast Highway Description of application: Applicant's appeal of the Planning Commission action denying the project application via a 5-1 vote for an auto dealership with a vehicle service component The application includes a Conditional Use Permit and a Site Development Review. Reason(s) for Appeal (attach a separate sheet if necessary): See attached detail information. Signature of Appellant: Ax L--- Date: October 10, 2016 ,/S awna Sc a ner, ,Kut orize'gent FOR OFFICE USE ONLY: Date Appeal filed and Administrative Fee received City Clerk cc: Department Director, Deputy Director, Staff, File F:IUserslClerklSharedlFormslAppeal Application Updated 2-23-16 AUTONATION APPEAL On October 6, 2016, the AutoNation project (PA 2015-095) was denied by the Planning Commission. The project is consistent with the General Plan and zoning; no variance is required. The Project Applicant hereby appeals the Planning Commission action per the Newport Beach Municipal Code Chapter 20.64 - Appeals and requests a hearing by the Newport Beach City Council. This Appeal is based on the following. The project was first submitted to the City in May 2015 following several meetings between the City of Newport Beach Planning Division Staff and the project Architect, Larry Tidball. The original application included a request for a Conditional Use Permit to allow for an auto dealer with a vehicle service component, a Site Development Review permit to increase the allowable height from 26' to 35', and a variance to allow for the auto lift elevator shaft to exceed the 35' height limit by 5'-4" (40'-5" overall height above base elevation). The project would remove six existing structures, which were the subject of potential City condemnation efforts prior to the current property owner purchasing the site. The existing structures are aging and there is no cohesive design or layout to the site. There are six distinct buildings, and four driveways with several unconnected parking lots. The businesses include a used car dealership (European Collectibles), Just Food For Dogs which manufactures and packages fresh dog food on-site, Delux Luxury Consignment and several other small businesses. To the north are residences on King's Road and to the south is the Bayshores community. To the east is the Mariner's Pointe project and to the west is a McDonald's drive-thru restaurant. At the time of submittal, the project components included a two story showroom and sales office at the west side of the site, an enclosed service center with 28 service bays on the east side of the site, with parking on the second level atop the service area and roof top parking screened by a trellis structure and landscaping. Three curb cuts were proposed on Coast Highway and dedication of right of way for future City -widening was planned. Following the initial City submittal in May 2015, the project plans were revised significantly to address concerns from City Staff and to provide a more sensitive design related to the residential dwellings, located north of the site along Kings Road. Plan revisions were submitted to the City in December 2015, May 2016, July 2016 and September 2016. Major changes are summarized as follows: - Change in requirement related to Right of Way from Dedication -only, to dedication, design, permitting, and physical widening in front of the project site and off-site to the east and west. - Reduction in planned driveways from three to two (overall reduction from existing four to two). 1 October 10, 2016 - Comprehensive redesign of structure which resulted in the removal of the variance request, a change in orientation of building with the taller service side being relocated to the west side of the site where the residents to the north are located at a substantially higher elevation compared to the east side of the site. - Increased front setback from Coast Highway to 51'4" on the east and 45'6" on the west (as measured after widening completed). - Increased rear setbacks from 6' on the east and 12' on the west to 11' on the east and 35' on the west. Reduction in service bays from 28 to 10. - Creation of car carrier loading and unloading area outside the drive aisles and off of Coast Highway. - Relocation of prominent autolift from southeast corner of building to northwest corner of building to de-emphasize appearance and bulk - Replacement of roof top trellis and landscaping with continuous canopy (including acoustical liner for noise reduction) covering all parked cars. - Reduction of surface parking lot light standards from 20' to 12' in height. - Change in building materials to increase neutral colors and provide increased accent components. Change in service operation Monday to Friday to open at 7:30 AM instead of 7:00 AM, and on Saturday from 8 AM to 4 PM to no Sunday service. The proposed project is consistent with the General Plan and Zoning designations for the site and satisfies many of the goals in the General Plan including reduction of driveways on Coast Highway, consolidation of lots from 11 to one, and right of way dedication and widening of Coast Highway. In addition, the project will result in the relocation of the existing Porsche dealership from the Newport Auto Center, which is heavily impacted by three dealerships. By reducing the number of dealerships at the Newport Auto Center from three to two, it is anticipated that site operations will be significantly enhanced. In voting to deny the project, the Planning Commission noted concerns related to vehicle service, and building height. Approximately 70% of the project is less than 26' in height, including the covered rooftop parking. In addition, the canopy structure is under the 26' height limit as measured from the base elevation. Portions of the parapet, the car elevator at the northwest corner of the site and very small portions of the other two elevators exceed the 26' height limit, and are within the 35' height limit. The project is compatible in terms of bulk, scale and aesthetic treatment of structures on the site and adjacent developments and public areas due to substantial compliance with the 26' height. As detailed in the project plans, the height exceedance relates to the front parapet wall that screens the cars on the roof. The parapet at the showroom is approximately two feet higher than the 26' height limit. In order to provide building articulation at the building front and as 2 October 10, 2016 encouraged in the Zoning Code, parts of the parapet are taller. However, the main part of the parapet is 2.5' to 3.5' above the 26' limit. The architectural design of the project provides visual interest with building articulation, varied roof planes and heights and is in substantial conformance with height limits excepting rooftop treatments and front parapet screening, which responds to public concerns and provides five -sided architecture. During the October Planning Commission hearing, Commissioners expressed an opinion that the increase in height from 26' to 35' was related to, or would result in granting additional floor area. This is not the case. The project proposes an FAR of 0.487, which is less than the allowable 0.5. As detailed in the project plans, the parking garage, roof and second level above the service area are not calculated as floor area. The requested height increase (for approximately 30% of the building) relates to the parapet and auto lift elevator, none of which are counted as floor area. There is no increase in floor area as a result of the project specific height increase. Therefore, the structure will have no additional floor area resulting from granting of the height increase. Additionally all required project parking is provided within the 26' height envelope. Related to vehicle service, the project has been significantly redesigned to minimize service by reducing the number of service bays from 28 to 10 and the hours of service were reduced so that there will be no service on Sundays. In addition, only basic vehicle services would be provided including: - Oil changes - Air conditioning repairs - Brakes and wheel alignment - Interior trim adjustment - Electrical and electronics The following services, which are more labor and space intensive, would not be performed: - Body work and painting - Engine repairs and overhaul - Transmission repair - Exhaust system repair We appreciate the opportunity to clarify this information and look forward to working with Staff in bringing an appeal to the City Council. As stated above, the project is consistent with the General Plan and zoning, and no variance is required. Newport Beach residents make up Porsche's top customer base as depicted on the attached graph. The loss of Porsche in the Newport Beach market would impact legions of Newport Beach residents and would result in the loss of substantial tax revenues paid to the City. The application presents a meritorious project which has been well designed to minimize impacts to nearby residential areas, and warrants City Council consideration. October 10, 2016 10-6-2016 Customer Analysis by Zip code Porsche Newport Beach- Newport Auto Center as of August 2016 926601 Newport 6eaoh 926511 Laguna 6eaoh 62657 1 Newport Coast 62625 1 Corona Del Mar 62663 1 Newport 6eaoh 92677 1 Laguna Niguel 62603 1 Irvine 62620 1 Irvine 02676 1 Trabuoo Canyon 62616 1 Irvine 62646 1 Huntington 6eaoh 62626 1 Dana Poi rd 62612 1 Irvine 6260. 1 Ladera Ranoh 02602 1 Irvine 0 200 400 600 800 1000 Total Customers in Database by Zip Code AutoNation April 21, 2015 Ms. Brenda Wisneski, Deputy Director, Community Development City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: AutoNation — Site Development Review/Conditional Use Permit Dear Ms. Wisneski: AutoNation, Inc. 200 S.W. I" Avenue Suite 1400 Ft. Lauderdale, FL 33301 Please be advised that CAA Planning, Inc. (CAA) is authorized to represent AutoNation in securing a Site Development Review and Conditional Use Permit for the construction of a car dealership on Pacific Coast Highway in Mariner's Mile. CAA is authorized to execute take delivery, request and take necessary action on behalf of AutoNation pertinent to obtaining said Site Development Review/Conditional Use Permit from the City of Newport Beach. Sincerely, Z C.f Clare Brophy Bellendir Senior Real Estate Manager AutoNation cc: Shawna Schaffner 200 S.W. I" Avenue, Suite 1500, Ft. Lauderdale, Florida 33301 (954) 769-7000 J 1 1 Q L CHASE � 1 CAA PLANNING INC. JPMorgan Chase Bank, N.A. 65 ENTERPRISE STE 130 www.Chase.com ALISO VIEJO, CA 92656 90-7162-3222 October 10, 2016 a PAY TO THE c 0 .3 ORDER OF City of Newport Beach 1,506.00 One Thousand Five Hundred Six and No/100's MEMO AutoNation Appeal O , rr 005LL92no 1:32227L62?1: 9923000 1 211' DOLLARS U N ca rn L City of Newport Beach Revenue . 100.Civic Centex Dr. Newport Beach, CA 92669 949-644-3141 Welcome 000707-0002 Bryan B. 10/12/2016 05:50PM MISCELLANEOUS CDD004 ZONING & SUBDIVISION FEES 2017 Item: CDD004 1 @ 1,506.00 CD0004 ZONING & SUBDIVISION FEES 1,506.00 -------------- 1,506.00 Subtotal 1,506.00 Total 1,506.00 CHECK 1,506.00 Check Number 51192 -------------- Change due 0.00 Paid by: CAA PLANNIN INC. Thank you for your payment CUSTOMER COPY