HomeMy WebLinkAboutPA2023-0094_20230427_Planning Application Submittal Letter
30900 Rancho Viejo Road Ste 285 • San Juan Capistrano, California 92675 • (949) 581-2888 • Fax (949) 581-3599
April 27, 2023 Mr. Jim Campbell, Deputy Director
Community Development Department
City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660
Subject: US Auto Trust, Genesis Motors America, Minor Site Development Review/Minor
Use Permit Application Dear Mr. Campbell:
On behalf of US Auto Trust, CAA Planning, Inc. (“CAA”) is pleased to submit an application for
a minor Site Development Review for non-residential construction and a Minor Use Permit for the construction and operation of a limited sales and repair automobile dealership at 400 West Coast Highway (“WCH”). The project site is currently developed with six buildings and surface parking lots across 11 lots, served by four vehicular driveways.
US Auto Trust has secured a long-term lease of site from the property owner of record, Russell Fluter, for the construction and operation of a limited-service automobile dealership. A tentative parcel map will be prepared for the consolidation of parcels, and submitted under separate cover.
Project Site and Surrounding Uses
The project site is located on WCH near the intersection of Dover Drive. The site is made up of 11 parcels occupied by six one and two-story commercial buildings totaling approximately 14,000 square feet. The project will include the demolition of the existing structures and the reduction of four vehicular driveways to three vehicular driveways along WCH.
The surrounding uses include single family residences along Kings Road to the north, a commercial shopping center (Mariner’s Pointe) to the east, the Bayshores residential community across WCH to the south, and a McDonalds drive-thru restaurant to the west. Additional uses in the area include highway-oriented retail establishments, automobile dealerships, restaurants and general commercial uses.
Proposed Project
The project proposes a Genesis Motors America (Genesis) automobile dealership with associated surface parking and at-grade structured parking. Genesis is a luxury automotive brand, specializing
in well-built and creatively designed vehicles that are affordable compared to their same class
peers. Starting in 2025, all new Genesis vehicles will be purely electric, and by the year 2030, Genesis will be a 100 percent zero emission brand. The proposed dealership will include
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automotive sales and electric vehicle (EV) service. The EV service will be provided in a fully enclosed environment. Building and Site Design
The proposed project includes construction of a 19,982 square foot building including 16,997
square feet on the ground level and a 2,985 square foot mezzanine. The building will include a showroom, sales offices, parts storage, and an EV lab on the first floor, with additional offices, breakroom, and multi-purpose room on the mezzanine level. Parking will be provided via surface parking spaces and in an attached at-grade parking structure at the rear of the site, as shown on the
Proposed Floor Plans.
The building would be constructed of basalt grey and matte black aluminum composite metal with a multi-pane glass frontage. The Project site is within the non-residential shoreline height limit area which has a base building height of 26 feet for flat roofs. The proposed building has a
maximum height of 25 feet and is within the maximum height limit as shown on the Proposed Building Elevations Plan. Building and site details are included in the following table:
SITE RECAP
Gross Lot Area 1.79 acres
BUILDING AREA RECAP
Showroom (4 cars) 7,855 sf Parts Storage 778 sf
EV Lab (8 bays) 6,289 sf
EV Reception (2 cars) 1,831 sf Breakroom/Office/Administration 3,229 sf
Total Area 19,982 sf (0.256 FAR)
PARKING SUMMARY
Required (1 per 300 sf) 67 spaces
Proposed Parking 77 (including 3 ADA)
Site Plan and Circulation
The project proposes the demolition of six buildings and the consolidation of 11 parcels into a single parcel with a single 19,982 square foot building and an at-grade parking structure. The building will occupy the north-eastern corner of the property, located in a manner to reduce
potential visual impacts from homes on the slope above the site (Kings Road) and to maximize
onsite circulation. The EV service portion of the building will be located closest to the eastern property line with the sales office and showroom located adjacent to the parking area.
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The site will be accessed by three driveways. The main driveway will be located at the center of the site and will provide direct in and out access to the surface customer parking area and parking structure. The driveway located at the western end of the site will also provide in and out access directly to the customer parking area. Onsite circulation between these two driveways will be
maintained by a 26-foot-wide drive aisle. The third driveway will be located at the eastern end of
the property. This driveway will provide direct ingress-only access to the EV lab service area where vehicles pull in to be received by the EV service team. Vehicle service will be provided in the enclosed EV lab portion of the building. Once service is complete, or while waiting for service, vehicles will be parked in the at-grade parking structure through an internal access point in the
building. Several EV charging stations will be located onsite for inventory vehicles and vehicles
being serviced; two additional EV charging stations will be provided for customer use. Project Operations
Genesis will employ approximately 20 full-time employees, with approximately 15-16 employees
at peak periods. Hours of operation for sales will be from 9:00 am to 8:00 pm Monday through
Friday, 9:00 am to 7:00 pm on Saturday, and 10:00 am to 6:00 pm on Sunday. Hours of operation for service in the EV lab will be from 8:00 am to 6:00 pm Monday through Friday with limited hours of service on Saturdays and no service on Sundays.
The EV lab will be 2,500 square feet and will include eight service areas, a parts storage room, a
general storage room, a breakroom, and restroom/locker rooms. The EV Service will be conducted
in a fully enclosed setting, utilizing the most modern methods for EV Service and operation. The project will not include pneumatic lifts and will not include heavy repair such as bodywork or painting. EV batteries will not be stored on-site but will be brought to the site on an as-needed basis in connection with corresponding appointments for battery replacement.
Traffic Trips
Based on the Institute of Traffic Engineers (“ITE”) land use code 840, Vehicle Sales New, the proposed project is anticipated to result in approximately 556 Average Daily Trips (“ADT”). Taking into account the existing land uses occupied on the site within the past 12 months, the
existing uses generate approximately 261 ADT. The net increase of the proposed project is 295 ADT, which is below the City’s threshold of 300 ADT in evaluating whether a new traffic study will need to be prepared. The Trip Generation worksheet is attached for review. General Plan and Zoning
The General Plan and Zoning designations are General Commercial CG, which allow for Vehicle/Equipment Sales (Limited) is a permitted use with the CG zone. Vehicle/Equipment Sales (Limited) is defined as limited to the sale of automobiles, including display, minor maintenance, and incidental rental. Does not include maintenance and/or repair requiring pneumatic lifts. Does not include boat sales. The project is consistent with the limited definition of vehicle sales in that
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the use will be the sale of automobiles, include display, minor maintenance, and incidental rental. The project will not include the sales of construction equipment, motorcycles, recreational vehicles, trucks and similar equipment, which is considered General Vehicle Sales.
Justification and Required Findings
Pursuant to 20.52.020 F., the review authority may approve or conditionally approve a Site Development Review application after first finding all of the following: 1. Allowed within the subject zoning district.
The site is designated General Commercial (CG) in the City’s General Plan, Commercial General (CG) in the City’s Zoning Code. These designations allow for limited vehicle/equipment sales including display, storage, minor maintenance, and incidental rental by right. Limited repair including minor repair of automobiles (examples of uses include brake adjustments and repairs;
installation of electronic equipment; servicing of cooling, electrical, fuel, and exhaust systems; oil and lube shops; wheel alignment and balancing) subject to approval of a Minor Use Permit. Limited vehicle/equipment sales does not include maintenance and/or repair requiring pneumatic lifts. The proposed Genesis dealership will only provide maintenance for EV, and as such, does not include the use of a pneumatic lift.
2. The use is allowed within the applicable zoning district and complies with all other
applicable provisions of this Zoning Code and the Municipal Code; The proposed project complies with the uses permitted in the CG General Plan and Zoning Code
designation. Building size, setbacks and required parking are in compliance with regulations.
3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity;
The project is located at the base of an existing landscaped slope and currently developed with single story commercial structures. Residences along Kings Road are located at the top of the slope and West Coast Highway fronts the property. The proposed building will consist of a first level and mezzanine totaling a height of 25 feet which is consistent with the maximum allowable height of 26 feet. The proposed building would be setback from West Coast Highway, adjacent to the
slope, so as to reduce visibility from both the residences on Kings Road and West Coast Highway. No views of the coast will be interrupted by the proposed project’s structures. Views from West Coast Highway will be unobstructed in either direction (oceanside or landside). The project will provide approximately 7,050 square feet of new landscaping to be primarily
located in the surface parking area. Landscaping will be limited to water efficient plants in compliance with the City’s water efficient landscaping ordinance. The project proposes a total of
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10 36-inch box screening and accent trees and 5-gallon shrub and groundcover plants along the median and frontage of the parking area. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics,
and the provision of public and emergency vehicle (e.g., fire and medical) access and public
services and utilities; and The project site is in a commercial zoning district and is currently developed with single story commercial buildings which take direct access to and from West Coast Highway via four
driveways. The proposed project would reduce the driveways to three. The driveway located at the
western boundary of the property would provide direct access in the surface parking lot where existing and potential customers and inventory will be parked. The driveway at the middle of the property will provide direct access into the service parking area which is provided within a covered parking structure. The driveway located at the eastern boundary of the property will provide a main
access point for the EV service labs and deliveries. Pedestrian circulation will be provided throughout the site and vehicular circulation will be primarily provided by the drive aisles between western and middle driveways. The eastern driveway will provide entrance into the EV service area.
The project exceeds the required 67 parking spaces by providing 77 spaces including three handicap spaces. All customer parking will be in the open parking area adjacent to West Coast Highway. Emergency vehicle access to the site includes a 26 foot accessible drive aisle. The Project proposes three access points along West Coast Highway and will, therefore, require coordination with the City and an encroachment permit from Caltrans to construct the
ingress/egress driveways.
5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the
neighborhood of the proposed use. The project will not be detrimental to the harmonious and orderly growth of the City as the site has been designated for such uses in the General Plan and Zoning Code. The project will not constitute a hazard to the public convenience, health, interest, safety or general welfare of persons
residing or working in the neighborhood of the proposed development as the project will be consistent with all regulations and policies applicable to the site and will not introduce a hazardous use or result in a safety concern on the site. California Environmental Quality Act
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The proposed project is infill development and exempt from the California Environmental Quality Act (CEQA) under Section 15332 (Class 32). The Class 32 exemption consists of projects characterized as in-fill development meeting the following conditions.
(a) The project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designation and regulations. The proposed project is consistent with the application General Plan and zoning designation and regulations. The project located in the General Commercial General Plan
and Zoning designation which allows for limited vehicle/equipment sales including
display, storage, minor maintenance, and incidental rental by right. Limited repair including minor repair of automobiles (examples of uses include brake adjustments and repairs; installation of electronic equipment; servicing of cooling, electrical, fuel, and exhaust systems; oil and lube shops; wheel alignment and balancing) subject to approval
of a Minor Use Permit.
(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The proposed project is located within the City of Newport Beach City limits on a 1.79-acre property. The proposed development is located on West Coast Highway in the Mariner’s Mile area and is surrounded by urban uses including a fast-food restaurant, automobile dealerships, and commercial, retail and office. The Bayshores gated-housing community is located across West Coast Highway and separated by a public walkway and
privacy wall. The entrance to Bayshores is located approximately 400 feet away at the intersection of Dover and West Coast Highway, across from a commercial shopping center. (c) The project site has no value as habitat for endangered, rare or threatened species.
The project site is currently development with existing structures and surface parking. The site does not contain trees, vegetation, wetlands/waters/riparian habitat that can support Special Status Species. (d) Approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality. The project would not result in any significant effects related to traffic, noise, air quality, or water quality. The project does not include roadway or transportation system changes beyond site ingress/egress. The project does not include a new stationary noise source, as
the proposed repair would be limited and does not include a pneumatic lift. The project does not include a new source of air pollutant emissions. The proposed auto dealership is
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for EV and will be zero-emission vehicles by 2030. The project would not result in changes in site drainage that cannot be addressed through best management practices (BMPs) to prevent erosion and construction pollutants from contacting stormwater. A preliminary Water Quality Management Plan (WQMP) has been prepared for the project. The project
site development with existing uses, and will continue to be adequately served by utilities.
The proposed Newport Beach Genesis location will be the closest to the company’s U.S. headquarters and will be considered their flagship store. This project represents an opportunity for reinvestment in Mariner’s Mile that is compatible with existing uses. We look forward to working
with the City to secure the Zoning Administrator Minor Site Development Review and Minor Use
Permit for the proposed project. Sincerely,
CAA PLANNING, INC.
Shawna L. Schaffner Chief Executive Officer Attachments:
Planning Permit Application Letter of Authorization Title Report Noticing Materials Project Plans
Preliminary Water Quality Management Plan Trip Comparison c: Matt Kaiser, US Auto Trust
Russ Fluter, Property Owner