AGENDA
ITEM NO. 4
DATE: October 10, 2023
ITEM NO. 4
DATE: October 10, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
PRECISE PLAN NO. 23-06
CATEGORICAL EXEMPTION
APPLICANT: Andrew Baeza (Envision Motors)
LOCATION: 205 N. Citrus Street
REQUEST: The applicant is requesting the approval of a Precise Plan (PP) to allow for the expansion of an existing auto dealership building. The expansion will consist of a 13,130 square foot addition which will primarily consist of an expansion to the showroom, a new vehicle delivery area and new offices. The project also includes the addition of a new covered entrance.
CATEGORICAL EXEMPTION
APPLICANT: Andrew Baeza (Envision Motors)
LOCATION: 205 N. Citrus Street
REQUEST: The applicant is requesting the approval of a Precise Plan (PP) to allow for the expansion of an existing auto dealership building. The expansion will consist of a 13,130 square foot addition which will primarily consist of an expansion to the showroom, a new vehicle delivery area and new offices. The project also includes the addition of a new covered entrance.
BACKGROUND
The project site is a 229,083 square foot lot, located in the Service Commercial (S-C) Zone, previously occupied by the Nissan dealership. The project site is located north of the Interstate 10 Freeway along North Citrus Street, adjacent to both commercial and residential uses.
| ITEM | DESCRIPTION |
| Zoning & General Plan | Zoning: Service Commercial (S-C) General Plan: Commercial (C) |
| Surrounding Land Uses & Zoning | North: Service Commercial (S-C), Medium Commercial (C-2) East: Regional Commercial (R-C) South: Medium Commercial (C-2) West: City of Covina, Single Family Residences |
| Current Development | Dealership Building |
| Legal Notice | Notice of the Public Hearing has been mailed to 166 owners and occupants of properties within 300 feet of the subject site. A notice of the Public Hearing was posted on site thirty (30) days in advance. In addition, a Public Hearing notice was published in the San Gabriel Valley Tribune at least ten (10) days prior to the meeting. |
DISCUSSION
The site was previously occupied by the Nissan dealership and was used for automobile sales, repairs, storage and vehicle display. The Nissan dealership closed in 2022 and the building has been vacant since. The project would continue the automobile dealership use with incidental vehicle repairs, storage, and vehicle display. The dealership will be Envision Toyota of West Covina, which will be relocating from its current site located at 1800 E. Garvey Avenue South.
The proposed scope of work includes the demolition of existing interior non-bearing partition walls to allow for an interior tenant improvement of 18,204 square feet in order to accommodate the new dealership and meet Toyota's branding standards. The scope of work also includes a 13,130 square foot addition, which will consist of an expansion to the showroom, a new vehicle delivery area, new offices, and a new covered entrance. The first floor would consist of offices, a service reception room, service advisors, a parts retail space, a parts storage space, a customer lounge, restrooms, a showroom, and a vehicle delivery area. The second floor would consist of a training room, a parts storage room, a break room and offices. The proposed expansion complies with all setbacks, height, and building coverage requirements for the Service Commercial Zone.
The table below summarizes the existing and proposed building area expansion in comparison to code standards.
Architecture
The architectural style of the building is modern. The building will primarily be composed of aluminum composite metal panels and glass panels. The exterior of the building will include a mixture of silver, white and red from the Toyota signature color scheme. In addition to the expansion, a tower-like element will be added to the southeast side of the parking structure to reinforce Toyota's branding.
Parking and Circulation
The proposed development will be visible from the surrounding areas, which includes the Interstate 10 Freeway, single-family residences, and commercial buildings. Vehicles would be able to access the project site via N. Citrus Street and E. Garvey Avenue North. Pedestrians would be able to access the project site via N. Citrus Street. The location of the existing driveways serving the site will not change.
The WCMC requires a total of 98 parking spaces for the proposed use based on the following parking ratios:
DEVELOPMENT IMPACT FEES
The City adopted Development Impact Fees in December 2015. For this project, the applicant will be required to pay Development Impact Fees of $1.73 per square foot (or current fee).
ART IN PUBLIC PLACES
The proposed project is subject to the provisions of the Art in Public Places ordinance (WCMC Section 17-41). The applicant may elect to pay an in-lieu fee, or provide public art on site at a rate of 1% of the total project costs, excluding land.
The proposed scope of work includes the demolition of existing interior non-bearing partition walls to allow for an interior tenant improvement of 18,204 square feet in order to accommodate the new dealership and meet Toyota's branding standards. The scope of work also includes a 13,130 square foot addition, which will consist of an expansion to the showroom, a new vehicle delivery area, new offices, and a new covered entrance. The first floor would consist of offices, a service reception room, service advisors, a parts retail space, a parts storage space, a customer lounge, restrooms, a showroom, and a vehicle delivery area. The second floor would consist of a training room, a parts storage room, a break room and offices. The proposed expansion complies with all setbacks, height, and building coverage requirements for the Service Commercial Zone.
The table below summarizes the existing and proposed building area expansion in comparison to code standards.
| EXISTING | PROPOSED | STANDARD | |
| AREA | |||
|
Showroom
|
12,421 SF | 11,447 SF | --- |
| Parts Office (1st Floor) | 2,697 SF | 735 SF | --- |
| Service Space | 25,500 SF | --- | --- |
| Offices | 5,836 SF | 207 SF | --- |
| Parts Office (2nd Floor) | 2,449 SF | 741 SF | --- |
| TOTAL PROPOSED | --- | 13,130 SF | --- |
| SETBACKS East (Front) West (Rear) North (Side) South (Side) |
172'-0" 245'-0" 61'-11" 52'-0" |
122'-6" 245'-0" (No Change) 61'-11" (No Change) 89'-2" |
15'-0" Average 15'-0" 0 0 |
| HEIGHT | 38'-3" | 49'-6" (Tower Element) | No height limit when a structure is >100+ feet from R-1 |
| BUILDING COVERAGE | 0.28 | 0.33 | 0.50 |
Architecture
The architectural style of the building is modern. The building will primarily be composed of aluminum composite metal panels and glass panels. The exterior of the building will include a mixture of silver, white and red from the Toyota signature color scheme. In addition to the expansion, a tower-like element will be added to the southeast side of the parking structure to reinforce Toyota's branding.
Parking and Circulation
The proposed development will be visible from the surrounding areas, which includes the Interstate 10 Freeway, single-family residences, and commercial buildings. Vehicles would be able to access the project site via N. Citrus Street and E. Garvey Avenue North. Pedestrians would be able to access the project site via N. Citrus Street. The location of the existing driveways serving the site will not change.
The WCMC requires a total of 98 parking spaces for the proposed use based on the following parking ratios:
- Automobile Sales: One (1) parking space for each one thousand (1,000) square feet of gross land area devoted to display of such use.
- Automobile Service Stations: One (1) parking space for every two (2) employees plus one (1) parking space for each service bay
- Business Office: One (1) parking space for every three hundred fifty (300) square feet of gross floor area.
DEVELOPMENT IMPACT FEES
The City adopted Development Impact Fees in December 2015. For this project, the applicant will be required to pay Development Impact Fees of $1.73 per square foot (or current fee).
ART IN PUBLIC PLACES
The proposed project is subject to the provisions of the Art in Public Places ordinance (WCMC Section 17-41). The applicant may elect to pay an in-lieu fee, or provide public art on site at a rate of 1% of the total project costs, excluding land.
REQUIRED FINDINGS
Findings necessary for the approval of a Precise Plan are as follows:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation.
e. The architecture, site layout, location, shape, bulk, and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.
The project site is designated as "Commercial" in the City's General Plan and is consistent with the General Plan's goals. The subject property is located north of the Interstate 10 Freeway and is easily accessed via N. Citrus Street. The project site is adjacent to commercial properties to the North, East, and South and adjacent to single family residences to the West.
b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.
The project proposal is to demolish existing interior non-bearing partition walls to allow for an interior tenant improvement of 18,204 square feet in order to accommodate the new dealership and meet Toyota's branding standards, as well as a 13,130 square foot addition, which will consist of an expansion to the showroom, a new vehicle delivery area, new offices, and a new covered entrance. The proposal complies with the requirements of the "Service Commercial" (S-C) Zone.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
The proposed project is surrounded by commercial and residential uses. The location of the proposed expansion would allow for synergy between the uses. Additionally, there is already an existing dealership on the property. Therefore, granting the permit would not be detrimental to the public interest, health, safety, and welfare would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation.
The site will be physically suitable for the type, density and intensity of the development being proposed. The project site will be visible from the surrounding areas, which includes the Interstate 10 Freeway, single-family residences, and commercial buildings. Vehicles would be able to access the project site via N. Citrus Street and E. Garvey Avenue North. Pedestrians would be able to access the project site via N. Citrus Street.
e. The architecture, site layout, location, shape, bulk, and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.
The architectural style of the building is modern. The building will primarily be composed of aluminum composite metal panels and glass panels. The exterior of the building will include a mixture of silver, white and red from the Toyota signature color scheme. The use does not interfere with the orderly development in the vicinity.
GENERAL PLAN CONSISTENCY
The City's General Plan designates the subject property for Commercial Use. The project is consistent with the following General Plan policies:
- Policy 2.1: Maintain and enhance the City's current tax base.
- Policy 2.4: Building on and grow West Covina's regional appeal.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15332 (Class 32, In-Fill Development Projects) in that:
a. The project is consistent with the general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
a. The project is consistent with the general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The project site has a General Plan land use designation of Commercial (C) and a zoning designation of Service Commercial (SC) (City of West Covina, 2023). Auto dealerships are permitted by right in the SC zoning district (City of West Covina Municipal Code, Section 26-597, 2023). The project is consistent with the applicable General Plan designation and policies, and with applicable zoning designation and regulations. The proposed project would be reuse and a relatively minor expansion of a vacant auto dealership property. Therefore, the project meets this condition.
b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The project site is 2.28 acres; and is surrounded by commercial uses to the east opposite Citrus Street to the east, and to the north; a construction site to the south; and single-family residences to the west. Therefore, the project meets this condition.
c. The project site has no value, as habitat for endangered, rare or threatened species.
The entire project site is developed with a building and surface parking as part of an automotive dealership; and is in a built-out, urbanized setting. No habitat for endangered, rare, or threatened species is present onsite. The only vegetation onsite is in parking lot planters containing ornamental vegetation that is frequently disturbed by landscape maintenance activities including trimming and tree trimming. Approximately 13 mature palm trees are growing in planters in the footprint of the proposed building addition near the east side of the existing building. Project site clearance would involve removal of the 13 palm trees. The trees provide suitable nesting habitat for special-status bird species protected under the California Endangered Species Act (CESA). Therefore, a pre-construction nesting bird survey would be conducted as a project design feature to ensure that the project would not impact any unforeseen bird species. Therefore, the project meets this condition.
d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
UltraSystems has prepared a CEQA Exemption Document (Attachment No. 3), which includes traffic, noise, air quality, and water quality analysis/studies and concluded that the project would not result in any significant effects related to the study areas.
e. The site can be adequately served by all required utilities and public services.
The proposed project consists of construction and operation of an expansion to an existing vacant building on an automotive dealership property. All utilities and public services are available onsite. Therefore, the project meets this condition.
LEGAL REVIEW:
Planning Staff recommends that the Planning Commission adopt Resolution No. 23-6133 approving Precise Plan No. 23-06.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter, located at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina, CA 91790.
Submitted by:
Miriam Machado, Associate Planner
Attachments
- Attachment No. 1 - Resolution of Approval
- Attachment No. 2 - Business Operation Plan
- Attachment No. 3 - CEQA Exemption Document
- Attachment No. 4 - Staff Presentation