REPORT TO PLANNING COMMISSION
SUBJECT
Title
Action on a Conditional Use Permit and Architectural Review for a New Lincoln Dealership at 3155 Stevens Creek Boulevard (CEQA: Mitigated Negative Declaration)
Report
REPORT IN BRIEF
File No.: PLN21-15129
Project: Use Permit and Architectural Review to remodel an existing auto showroom and construct a new service center facility and stacker parking for a New Lincoln Dealership.
Applicant: Myron Schlager
Owner: Sorich & Lasher LLC
General Plan: Regional Commercial
Zoning: Thoroughfare Commercial (CT)
Site Area: 1.1 acres
Existing Site Conditions: The project site contains an existing two-story auto showroom and service center facility built in 2003 totaling approximately 16,354 square feet.
Surrounding Land Uses
North: Single-Family Residential
East: Commercial Retail
South: Commercial Retail in San Jose
West: Commercial Auto Retail
Issues: Consistency with the City’s General Plan and Zoning Ordinance
Staff Recommendation: Adopt the resolutions approving the Mitigated Negative Declaration (MND), Mitigation Monitoring and Reporting Program (MMRP), Use Permit, and Architectural Review to remodel an existing auto showroom and construct a new service center facility and automated stacker parking, subject to findings and conditions of approval.
BACKGROUND
The Applicant, Myron Schlager, filed an application on August 19, 2021, requesting a Use Permit (File No. PLN21-15129) and Architectural Review to renovate an existing auto showroom and construct a new service center facility and automated stacker parking for a new Lincoln automobile dealership. The current site was occupied by the former Subaru dealership that has moved to the adjacent parcel west of the subject site.
The project site is located along the City of Santa Clara’s southern City limit bordering the City of San Jose across Stevens Creek Boulevard to the south. The site is currently occupied by an auto sales dealership and surface parking. The subject property has a General Plan land use designation of Regional Commercial and is zoned CT (Thoroughfare Commercial).
According to the Santa Clara City Code (SCCC) Section 18.38.040, auto sales not contained wholly within an enclosed building require the approval of a Use Permit. Additionally, according to SCCC Section 18.76.020, the Director of Community Development (Director) may refer an Architectural Review application to the Planning Commission for a decision. Here, the Director has referred the Architectural Review to the Planning Commission for their determination.
DISCUSSION
The project proposal is a renovation and addition of the proposed Lincoln dealership auto showroom and service center. The renovation will include interior and exterior remodel of the showroom and demolition of the existing service center to construct a new 12,138 square foot service center and a new automated stacker parking system for 27 parking spaces. Site improvements include new circulation, improved landscape, and a new 10-foot sidewalk and park strip with new trees along the Stevens Creek Boulevard frontage.
Business hours of operation intended for sales are from 9:00 AM until 9:00 PM, Monday through Saturday and Sunday 10:00 AM to 8:00 PM. The service center will be open from 7:00 AM until 7:00 PM, Monday through Saturday and closed on Sundays.
Consistency with the General Plan
The land use designation for the site is Regional Commercial, which allows a mix of retail and commercial uses, including auto sales and services serving the local and regional area. The subject site is also located within the Stevens Creek Focus Area that anticipates higher intensity redevelopment of the area, but it will generally retain its auto-oriented character with improved streetscape. The proposed use is also consistent with the following General Plan policies:
Commercial Land Use Policy 5.3.3-P1. Provide a mix of retail and commercial uses to meet the needs of local customers and draw patrons from the greater region.
Stevens Creek Boulevard Focus Area Policy 5.4.4‐P12. Encourage efficient use of land for retail uses through consolidated, shared and structured parking.
Stevens Creek Boulevard Focus Area Policy 5.4.4‐P13. Provide adequate off‐street loading areas that do not conflict with bicycle, transit or automobile movements for new commercial development.
Stevens Creek Boulevard Focus Area Policy 5.4.4‐P15. Prohibit loading and unloading in residential areas and on residential streets.
Transition Policy 5.5.2‐P8. Encourage enhanced streetscape design and reduced building mass for non‐residential uses located across the street from lower‐intensity residential neighborhoods.
Transition Policy 5.5.2‐P11. Restrict loading, trash and noise‐generating activities to protect adjacent residential uses.
The proposed Use Permit and Architectural Review for this property are consistent with the site’s Regional Commercial General Plan designation and relevant General Plan policies, in that they will support the use of the property for commercial purposes, consistent with other properties on Stevens Creek Boulevard, and include stacked parking. On balance, the project is consistent with transition policy 5.5.2-P11 in that primary access to and from the site will be from Stevens Creek Boulevard with the driveway access from the adjacent neighborhood on Cecil Avenue to be used for solid waste servicing only.
Zoning ConformancePursuant to SCCC Section 18.38.040, for the CT - Thoroughfare Commercial zoning district, outdoor storage, display, and sales of vehicles are conditionally permissible uses subject to approval of a Use Permit. Section 18.110.040 of the Code identifies the findings that the Planning Commission and/or the City Council must make to approve a Conditional Use Permit. The attached resolution includes those required findings, along with the justification for how those findings can be made. The proposed service center and automated stacker parking are in conformance with the development standards for height and setbacks. The attached conditions of approval support the Planning Commission’s ability to make the required findings.
Architecture
The proposed showroom and service ride-up canopy will have new glass, metal panels, and stucco exteriors, and a full interior remodel. The service center will have concrete masonry wall with four metal roll-up doors. The modern look will be like the new Subaru site to the west. The tallest point on the proposed building is 26 feet while the 35-foot height is the maximum allowance for structures in CT Zoning Districts. As part of the Fire Department’s access requirements, the project would remove four street trees and replace them with a green wall, like the adjacent Subaru building on Cecil Avenue. This comparable design to the adjacent auto dealership is consistent with the General Plan policies for Stevens Creek Boulevard Focus Area to provide appropriate transitions between new development and adjacent uses.
Circulation and Parking
Primary access to and from the site is proposed to via a two-way driveway entrance along Stevens Creek Boulevard. The existing driveway access from Cecil Avenue will be used for solid waste servicing only. A fire door is proposed on the rear with access to Cecil Avenue to allow for emergency access. This door is conditioned to remain locked with a Knox Box for Fire Department access during an emergency.
Seventy onsite parking spaces are required for the project under the City Code. Currently, there are 52 parking spaces and Stevens Creek Lincoln has a three-year lease for off-site parking located at 3158 Stevens Creek Boulevard, San Jose which will provide 25 additional parking off-site spaces for the dealership. The permanent parking proposal will provide 43 surface parking spaces and a new automated stacker parking that will provide a 27 onsite parking spaces. The automated stacker parking is conditioned to be installed and operation prior to the end of the three-year lease of the off-site parking.
Community Meeting
The applicant held an online community meeting on September 14, 2022 to present the project and answer questions from nearby residents. There were 16 participants at the meeting, and staff was present to note community feedback. Although the design will limit access to and from Cecil Avenue, the community expressed concerns on lighting, noise, employee parking and trash service on Cecil Avenue. The automated parking stacker was incorporated in the new design in response to the community feedback on employee parking. A condition has been included that limits employee parking to the site.
Conclusion
Stevens Creek Boulevard is an auto-oriented commercial street where vehicle sales, rentals, display, and services are permitted and concentrated. With the applicant’s proposed operational restrictions and staff’s recommended conditions of approval, as detailed in this report and attachments, the proposed use would not be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use, because it will limit operational impacts to nearby residents and would operate similarly to other sales, rental and service activities that occur along Stevens Creek Boulevard. The proposed outdoor storage, display and sales of vehicles would provide a high-quality commercial use that meets the needs of local customers and patrons from the greater surrounding region. Automobile sales are an important component of the City’s fiscal health, and the proposed project provides an opportunity for an established auto dealership to substantially increase their presence in Santa Clara.
ENVIRONMENTAL REVIEW
Environmental Consultant Impact Sciences, Inc. prepared a Mitigated Negative Declaration (MND) consistent with the California Environmental Quality Act (CEQA). The MND was circulated for review on June 20, 2022 for a 30-day review period for public comment and closed on July 20, 2022, in accordance with CEQA requirements. The City received comments from the California Department of Toxic Substances Control (DTSC) on hazardous material on-site. Responses to their comments are attached to this report in Attachment 6. A Mitigation Monitoring and Reporting Program (MMRP) was prepared to address potential impacts and reduce those impacts to a level of less than significant. A condition of approval will ensure compliance with these mitigations. Links to the MND and MMRP are included in Attachment 5.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On November 22, 2023, a notice of public hearing on this item was posted in three conspicuous locations within 300 feet of the project site and mailed to property owners within 500 feet of the project site. At the time of this staff report, Planning staff has not received public comments in support or opposition to the proposed project.
RECOMMENDATION
Recommendation
1. Adopt a resolution adopting the Mitigated Negative Declaration (MND) and the Mitigation Monitoring and Reporting Program (MMRP) prepared for this project;
2. Adopt a resolution approving the Use Permit for the renovation and addition for a new Lincoln dealership with outdoor storage of vehicles for sale, subject to conditions; and
3. Adopt a resolution approving the Architectural Review of the renovation and addition for the new Lincoln dealership.
Staff
Prepared by: Steve Le, Senior Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Resolution approving Mitigated Negative Declaration
2. Resolution Approving the Use Permit
3. Resolution Approving the Architectural Review
4. Letter of Justification
5. Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP)
6. Response to Comments
7. Conditions of Approval
8. Development Plans