HomeMy WebLinkAboutItem 2 - Staff Report
Item: __2___
Meeting Date: 1/23/18
ITEM TITLE: A. Public Hearing: DR17-0031; Design Review consideration of a two-
story, 37,600 sq. ft. building for a BMW auto dealership with auto
repair/service and associated carwash on approximately 4.2 acres located
at 670 Main Street. Applicant: Sunroad Chula Vista Land, Inc.
Resolution of the City of Chula Vista Planning Commission approving a
Design Review Permit, DR17-0031 to construct a two-story, 37,600 sq. ft.
building for a BMW auto dealership with auto repair/service and
associated carwash on approximately 4.2 acres located at 670 Main Street.
B. Public Hearing: PSP18-0004; Consideration of a Planned Sign Program
for new wall signs, pole sign, directional sign, and a tower sign for a
BMW Dealership on approximately 4.2 acres located at 670 Main Street.
Applicant: Sunroad Chula Vista Land, Inc.
Resolution of the City of Chula Vista Planning Commission approving a
Planned Sign Program for new wall signs, pole sign, directional sign, and a
tower sign for a BMW Dealership on approximately 4.2 acres located at
670 Main Street.
SUBMITTED BY: Caroline Young, Associate Planner
REVIEWED BY: Kelly Broughton, Director of Development Services
INTRODUCTION
On August 14, 2017, the Applicant submitted a Design Review permit and Planned Sign
Program for approval of the noted BMW auto dealership project and associated signage. The use,
as proposed, will serve a regional market demand in addition to the demand of visitors to the
Chula Vista area. The site is currently vacant (see Locator Map, Attachment 1).
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed project for compliance with the
California Environmental Quality Act (CEQA) and has determined that the project was
adequately covered in previously adopted Mitigated Negative Declaration (IS-02-010), for the
Chula Vista Auto Park East Specific Plan. Thus, no further environmental review is required.
DR17-0031/PSP18-0004 Page No. 2
RECOMMENDATION:
That the Planning Commission adopt Resolution DR17-0031 and Resolution PSP18-0004
approving the project, based on the findings and subject to the conditions contained therein.
DISCUSSION:
Project Site Characteristics:
The 4.2-acre project site is located in the southwestern portion of Chula Vista. The site is
relatively flat with a steep slope at the rear of the property adjacent to the City of Chula Vista’s
Otay River Valley preserve area. The site is surrounded by commercial retail to the north, west,
east (vacant parcel), and the City of Chula Vista’s preserve to the south (Attachment 1, Locator
Map).
Summary of Surrounding Land Uses
General Plan Zoning Current Land Use
Site: Limited Industrial Limited Industrial, ILP Vacant
South: Limited Industrial Limited Industrial, ILP Chula Vista Preserve
North: Limited Industrial Industrial, IP Mossy Nissan/Vacant
East: Limited Industrial Limited Industrial, ILP Vacant
West: Limited Industrial Limited Industrial, ILP Toyota Dealership
Project Description
The proposal includes the construction of a two-story, 37,600 sq. ft. building for the BMW auto
dealership with auto repair/service and associated carwash. The first floor includes an interior
vehicle display area, offices, parts storage, service reception, service bays, tire storage and other
associated amenities. The second floor includes additional administration offices, training room,
breakroom, and a parts storage area. The carwash building, located adjacent to the service area,
is 1,000 square-feet and will be used to wash the vehicles for sale or vehicles in for service. The
carwash tunnel itself is one-story, however, the tower signage is attached to the building with a
total height of 85-ft.
The overall planned sign program proposal consists of adding new wall signs, pole sign,
directional sign, and a tower sign, located throughout the project site. The different proposed
sign types are shown in Attachment 5 Project Plans, and listed below:
Four (4) wall signs
One (1) pole sign
One (1) directional sign
One (1) tower sign
The wall signs are located on the north, east, and west elevations with the name of the company
along with the logo. The 25-ft. tall pylon sign is located at the main entrance along Main Street
within the landscape island. The 7-ft. tall directional sign is located adjacent to the customer
parking area near the building entrance. The 85-ft. tall tower sign is located on top of the
carwash building within the southeastern portion of the project site.
DR17-0031/PSP18-0004 Page No. 3
Architecture
The modern style architecture incorporates textural and natural materials with a combination of
stucco, split-face concrete masonry walls, and glass. The color of the stucco and masonry wall is
a “Pure White” paint color. The glass area is a sterling gray storefront with clear glazing that
extends from floor to ceiling along the front and a portion of the sides of the building. Other
materials include a flat roof, roll up glass doors for the service reception area, and metal roll up
doors for the service area.
Pedestrian/Vehicle Access
There are several vehicle and pedestrian access ways on and off the site. The main pedestrian
link is provided off of Main Street at the Project’s main entrance. Another pedestrian link is
provided via an internal driveway between the BMW Dealership and the Toyota Dealership.
Enhanced paving is provided at the main entrance along Main Street. Vehicles can access the site
through two driveways: one along Main Street; and one via the internal driveway.
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the Applicant’s
proposal to meet said requirements:
Assessor’s Parcel Number: 644-040-95-00
Current Zoning: Limited Industrial (ILP)
General Plan Designation: Limited Industrial
Lot Area: 4.2 acres
PARKING REQUIRED: PARKING PROPOSED:
Parking spaces, broken down as follows:
Commercial: Commercial:
1 per 400 sq. ft. Handicapped= 2 spaces
Auto Sales 14,580 sq. ft./400 sq. ft.=37 Regular=96 spaces
Auto Repair/Service
23,020 sq. ft./400 sq. ft.=58
Total: 95 parking spaces Total: 98 parking spaces
SETBACKS/HEIGHT REQUIRED: SETBACKS/HEIGHT PROPOSED:
Front: 30 feet 142 feet
Side: 10 feet 30 & 154 feet
Rear: 30 36 feet
Height: 45 feet 30 feet
ANALYSIS:
Compliance with Chula Vista Municipal Code and Chula Vista Design Manual
Site Planning and Building Placement/Orientation
The Chula Vista Municipal Code (CVMC) includes guidelines and standards for commercial
uses. The guidelines promote site building placement, access, site design, sitting and orientation,
DR17-0031/PSP18-0004 Page No. 4
setbacks, and enhanced building elevations. The proposed features throughout the site meet the
intent of the Commercial Design Guidelines as described below.
The Project provides a building that is setback from Main Street and provides an enhanced
landscape buffer. The front of the building with floor to ceiling glass faces Main Street. The
building architecture complements the adjacent auto dealerships within the area for a cohesive
design.
While pedestrian access is a design feature in the Chula Vista Commercial Design Guidelines,
increased vehicular access is also important in order to offer a variety of ways to access different
areas. Dispersion of automobile traffic also has the effect of making areas more pedestrian
friendly as cars and pedestrians have less direct interaction. The project provides two vehicular
access points to the site. The main pedestrian path is located at the main entrance along
Broadway with a secondary one via an internal driveway between the project site and the Toyota
Dealership. The purpose of this driveway is to provide internal access between the different auto
dealership without having to access each parcel off of Main Street.
Building Design
The Chula Vista Commercial Design Guidelines promote: A high quality innovative and
imaginative architecture. Buildings should be designed to employ variations in form, building
details and siting in order to create visual interest.
The project’s architecture is consistent with the policies of the Chula Vista Commercial Design
Guidelines. The proposed modern style architecture includes light colored stucco and split-face
concrete masonry walls, a flat roof, and floor to cleating glass along the front and a portion of the
sides of the building.
According to the Chula Vista Design Guidelines, enhanced elevations should include: Varying
building elements, roof pitches, and setbacks to avoid monotony. Distinctive building elements
shall be oriented toward the street intersection. Street facing facades are required to incorporate
a range of scale-defining elements that relate larger building masses to the scale of the
pedestrian. Entrances to buildings shall be enhanced.
For the proposed project, the roofline various and setbacks are provided throughout the building
to provide a visual interest. The floor to ceiling glass provides an enhanced front entrance to the
building.
Parking
The CVMC requires 1 space per 400 square-feet. With a 14,580 square-feet automotive sales
area and 23,020 square-feet for automotive repair/service, a total of 95 parking spaces are
required. The Applicant has proposed 96 open parking spaces and 2 handicapped spaces. The
project exceeds the required parking and does not propose any compact parking.
Signage
As described below, the proposed signs are not in compliance with the City’s sign regulations in
regard to the size, height, location, and number of signs. In addition, CVMC Chapter 19.60 does
not address directional signs. However, per CVMC Section 19.60.050J, a Planned Sign Program
DR17-0031/PSP18-0004 Page No. 5
can be submitted for review and approval by the Planning Commission to allow deviations to the
sign regulations. The following summarizes the Planned Sign Program proposed variation from
the sign code for each type of proposed signage.
Four (4) wall signs
One (1) pole signs
One (1) directional signs
One (1) tower sign
Wall Signs
Pursuant to CVMC Section 19.60.540 each establishment shall be allowed a combined sign area
of one square-foot per lineal foot of building frontage facing a dedicated street or alley; however,
the sign area may be increased to a maximum of three square-feet per lineal foot of building
frontage, provided, the sign does not exceed 50 percent of the background area on which the sign
is applied, mounted or displayed. The maximum sign area shall not exceed 100 square-feet.
The Applicant is proposing four (4) primary wall signs in addition to the company logo signs
located on the north, east, and west elevation. Each wall sign exceeds the maximum 50 percent
background area as well as the total square-footage. The signs range from 51 percent to 53
percent. The total square-footage for the wall signs are 16 sq. ft., 44 sq. ft. (two of the signs), and
119 sq. ft. The wall sign located along the North Elevation, with a total of 119 sq. ft., exceeds the
maximum requirement of 100 sq. ft.
The proposed signs are in compliance with the Design Guidelines. In accordance with the Design
Guidelines: The materials and colors of the signs shall be compatible with the other sign colors
throughout the site. The proposed signage provides the same color and design as other signs on
the site. The signs should be consistent with the proportion and scale of building elements within
the facade. The overall size of the wall signs are in proportion to the large scale of the building
that is situated on an approximately 4.2 acre site. Staff recommends the additional sign area as
proposed be allowed, and that the signage locations be approved as depicted in the sign program.
Directional Sign
CVMC Section 19.60.540 does not have regulations for directional signs. The 7-ft. tall
directional sign, with a total of 25 square-feet, is located adjacent to the customer parking area
near the building entrance. The addition of a directional sign will help vehicular traffic and
pedestrians find the sales and service area.
The proposed sign is in compliance with the Design Guidelines, whereas, the placement of this
sign would provide visual directional clues as to the location of the sales and service area. In
accordance with the Design Guidelines, signs should be consistent with the proportion and scale
of building elements within the facade. The sign is in proportion to the large scale of the
building. Staff recommends the directional sign be allowed, and that the signage location be
approved as depicted in the sign program.
DR17-0031/PSP18-0004 Page No. 6
Pole (Pylon) Sign/Tower Sign
Pursuant to the CVMC Section 19.60.540 each establishment shall be allowed one freestanding
sign that shall not exceed the height of 35-ft., minimum ground clearance of 8-ft., and may
contain one square foot of area for each lineal foot of street frontage but shall not exceed 150
square feet.
The Applicant is proposing one (1) pole (pylon) signs and one (1) tower sign, which exceed the
number of pole signs allowed on site. The 25-ft. tall pole (pylon) sign is 187 square-feet and
located at the main entrance along Main Street within the landscape island. The height of the
pole (pylon) sign does not exceed the code requirements; however, the total square footage of the
sign does exceed the code requirements.
The 85-ft. tall tower sign is located on top of the carwash building within the southeastern
portion of the project site. The top of the tower sign will have the BMW company logo placed on
it. The total height of the tower sign does exceed the maximum height requirement.
In accordance with the Design Guidelines, signs should be consistent with the proportion and
scale of building elements within the facade. The signs are in proportion to the large scale of the
building and are similar in size and location of other pole (pylon) and tower signs located on
adjacent sites. Staff recommends the pole (pylon) and tower sign be allowed, and that the
signage location be approved as depicted in the sign program.
CONCLUSION
The proposed two-story, 37,600 sq. ft. building for the BMW auto dealership with auto repair/
service, associated carwash and signage is a permitted land use in the Limited Industrial Zone.
The proposal complies with the policies, guidelines and design standards for the Auto Park East
Specific Plan, CVMC, Design Manual as well as the Landscape Manual. Therefore, staff
recommends the Planning Commission approve Design Review Permit, DR17-0031 and Planned
Sign Program, PSP18-0004 subject to the conditions listed in the attached Resolutions.
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 500 feet of the boundaries of the property which is the subject of this
action. Consequently, this item does not present a disqualifying real property-related financial
conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11), for
purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware, and has not been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision maker conflict of interest in
this matter.
FISCAL IMPACT
The application fees and processing costs are borne by the Applicant, resulting in no net fiscal
impact to the General Fund or the Development Services Fund.
DR17-0031/PSP18-0004 Page No. 7
Attachments
1. Locator Map
2. Planning Commission Resolution DR17-0031
3. Planning Commission Resolution PSP18-0004
4. Disclosure Statement
5. Project Plan
J:\\Planning\\Caroline\\Discretionary Permits\\BMW\\DR17-0031,PSP18-0004 PC Staff report