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CITY OF |
STAFF
APPRO (PA2007-150) |
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PLANNING
DEPARTMENT |
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Staff Person: |
Jaime Murillo, 644-3209 |
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(949)
644-3200; FAX (949) 644-3229 |
Appeal Period: |
14 days after approval date |
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October 11, 2007
Fletcher
Jones Motor Cars
Attention: Garth Blumenthal
3300 Jamboree Road
Newport Beach, CA 92660
APPLICATION: Staff Approval No. SA2007-008 (PA2007-150)
REQUEST: In conjunction with the proposed conversion of parts
storage space to office space at the Fletcher
Jones Motor Cars vehicle sales facility, the applicant
requests a review of the project changes for a determination by the Planning Director
of substantial conformance with the existing approved Use Permit No. 3565.
APPLICANT: Fletcher
Jones Motor Cars
LOCATION: 3300 Jamboree Road
Section 20.91.055 A of the
Newport Beach Municipal Code provides that the Planning Director may waive the
requirement for a new use permit application if the changes are minor,
do not involve substantial alterations or addition to the plan or the
conditions of approval, and are consistent with the intent of the original
approval. The property is located in the
San Diego Creek North Planned Community District (PC-42).
ACTION: Approved October 11, 2007 - The request for determination of substantial
conformance with Use Permit No. 3565 has been approved by the Planning Director
to allow conversion of parts storage space to office space within the existing
7,224 square-foot parts storage and vehicle detail building at the Fletcher
Jones Motor Cars vehicle sales facility. The lower level of the building
currently consists of a facilities maintenance shop and vehicle detail stalls,
totaling 2,352 square feet. The second level of the building consists of 4,872
square feet of parts storage area with a ceiling height of 21 feet 6 inches.
Given the lack of need for parts storage, the ceiling height of the parts
storage area will be reduced to facilitate the conversion of that remaining
space into a 4,872 square-foot office floor area level. The office conversion
will be contained entirely within the shell of the existing building (existing
height ranges from 21 feet 6 inches to 32 feet) and will not change the
exterior appearance or height of the building, with the exception of two new
exterior stairways and door openings needed to access the new office level.
Additionally, the construction of a new 123 square-foot elevator enclosure is
proposed for compliance with the State of
The Planning Director determined, in this case, the proposed
alterations are in substantial conformance with the existing use permit
approval that was previously granted by the City Council on September 11, 1995
based on the following findings and as conditioned below:
FINDINGS
1.
The proposed conversion of
parts storage space to office floor area is not a substantial change that
warrants the filing of a new use permit since the 4,995 square-foot total
increase in floor area is a relatively minor increase (2.74%) to the existing
182,493 square-foot vehicle sales facility.
2.
The site currently provides a
total of 562 stalls on-site, exceeding the Zoning Code parking requirement of
420 parking spaces (1 space / 1000 sq. ft. of lot area).
3.
Although the new elevator enclosure exceeds the height of existing roof
elevation by 5 additional feet, the top of the elevator enclosure will not
exceed a height of 26 feet 6 inches from the existing grade surface due to the
topography of the site, consistent with the 32-foot height limitation of the
Zoning District.
4.
The proposed office conversion is accessory to, and supports the operation
of, the existing vehicle sales facility and will remain consistent with the
intent of the original approval.
5.
The increased floor area results in a total gross floor area of 187,488
for the project site and a floor area to land area ratio of 0.47, below the 0.5
maximum floor area ratio permitted by the Land Use Element of the General Plan.
6.
The project has been reviewed, and it has been determined that it is
categorically exempt from the requirements of the California Environmental
Quality Act under Class 1 (Existing Facilities).
CONDITIONS
1.
The office conversion shall
comply with the site plan, floor plans, and exterior elevations approved with
this application. Any substantial change or deviation from the approved plans
shall be subject to review and approval by the Planning department and may
require the filing of amendment to this approval of the filing of an amendment
to the use permit, if deemed necessary by the Planning Director.
2.
The floor area of the proposed
elevator enclosure shall be no larger than necessary in order to comply with
the State of
3.
The maximum height of the
elevator enclosure shall not exceed 26 feet 6 inches from finished grade, as
depicted on the approved plans.
4.
All original applicable
conditions of Use Permit No. 3565 shall remain in effect and are applicable to
this approval.
5.
The applicant shall obtain
necessary building permits from the Building Department prior to the
commencement of construction.
6.
Exterior
on-site lighting shall be shielded and confined within site boundaries. No
direct rays or glare are permitted to shine onto public streets or adjacent
sites or create a public nuisance. If in the opinion of the Planning Director,
the illumination creates an unacceptable negative impact on surrounding land
uses or environmental resources, the Planning Director may order the dimming of
light sources or other remediation upon finding that the site is excessively
illuminated.
7.
The Planning Director or the
Planning Commission may add to or modify conditions of approval to this use
permit, or revoke this permit upon a determination that the operation which is
the subject of this approval causes injury, or is detrimental to the health,
safety, peace, morals, comfort, or general welfare of the community.
The decision of the Planning Director may be appealed by the applicant
or any interested party to the Planning Commission within 14 days of the
decision date. Any appeal filed shall be
accompanied by a filing fee of $600.00.
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On behalf of DAVID LEPO, Planning Director |
By _____________________________
Jaime Murillo,
Associate Planner
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Attachments: |
Vicinity Map |
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cc: |
Bauer
and Wiley Attention:
Annette Wiley |
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Staff Approval No. SA2007-008
(PA2007-150)
3300
Jamboree Road