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617 South Brand Blvd. Page 4 of 5 to be concentrated nodes or clusters of commercial uses, as opposed to isolated single-lot development. As recommended by the SBBSP for CS zoning, this project combines three currently distinct lots into one development with a total lot area of 15,624 square feet; this lot tie was recently approved by the City and is being recorded with the County Recorders Office. Furthermore, the subject site is located in the Design Development ("DO") overlay zone, which also emphasizes lot consolidation and unified development, and provides a method by which assembled parcels can be developed in a comprehensive and coordinated manner. This project upholds the intent of the CS and DO zones for unified development. The project involves the re-use of the existing building and the up-grade of the parking lot, so the site design and setback (Iocational) recommendations listed in the South Brand Boulevard Specific Plan for new developments in the CS zones are not applicable (p. 156). However, the 3dimensional elements, unified color scheme and materials of the elevations do comply with the SBBSP guidelines for building design, renovation, materials and colors. The building's existing cornice details and pilasters are retained and accented through the use of a different color from the rest of the building walls, thus providing a more visually interesting treatment versus flat, unbroken planes. The major building surface is finished in a neutral hue (grey in this case), as also recommended in the guidelines. Furthermore, the pedestrian entrance to the building faces Brand and roof-top mechanical equipment is screened by the parapet, also in compliance with the SBBSP recommendations. e. The proposed use, bui/ding or structure shall not unreasonably interfere with the use or enjoyment of property in the vicinity by the occupants thereof for lawful purposes, and shall not adversely affect the public peace, health, safety or general welfare. The proposed car rental and sales use will not adversely affect the public peace, health, safety or general welfare, nor will the project negatively impact the neighborhood. The proposed business will occupy the currently vacant building on the northerly half of the lot that was most recently used as a tavern ("Hypnotic Lounge"). This tavern had long-standing cases of code and law enforcement violations due to noncompliance with the original CUP and Zoning Use Certificate prior to its closure. The reuse of the building as an office (with an incidental car wash bay) for the proposed car rental business will have a much less negative impact on and will not be detrimental to the surrounding community, as was the case with the previous tavern use. This type of use is typically open only during the day (no late night activity) and is not considered a "noisy" business. The proposed car wash bay is also not anticipated to have any negative impacts on neighboring uses, given that the bay will be constructed within the existing building envelop, oriented towards Brand Boulevard, and have no exterior openings facing the southerly or westerly properties (not a drive-thru car wash); the car wash will be solely incidental to the car rental business. Furthermore, the southerly half of the project site is currently being used for inventory storage (parking lot) by Mercedes BenzThis area will continue to be used as inventory storage (parking lot) by the proposed vehicle rental business, so no new impacts are anticipated. Therefore, the proposed development is not expected to interfere with adjacent uses or adversely impact surrounding neighborhood. f. The proposed bui/ding or structure and its use shall be in compliance with the comprehensive General Plan, the South Brand Boulevard Specific Plan, and any applicable adopted plans. . The project, with its approximately 5,600 sq.ft. building and adjacent parking lot, is in compliance with the comprehensive General Plan, the South Brand Boulevard Specific Plan (following approval of Use Variance Case No. PVAR 2010-029), and the Zoning Code. According to the Land Use Element, the project site is located in Commercial Area 19 - South Brand Boulevard, which is known as the regional automotive center of the City and where such uses are encouraged. A new vehicle rental use would be complementary to the existing autooriented uses along Brand Boulevard and would provide an additional rental option for those individuals who are having their cars serviced by the adjacent dealerships. The Circulation Element identifies Brand Boulevard as a major arterial and states that its 120 foot right-of-way also meets City standards. The project is providing more parking spaces than required by Code (15 required, 25 parking spaces provided) and a revised parking lot design that complies with all
617 South Brand Blvd. Page 5 of 5 Code standards for parking lots and parking lot landscaping; the parking plan has also been revised to address Traffic & Transportation staff's concerns regarding the driveway width and previously proposed angle parking back-up area. Lastly, Section 4.43 of the Noise Element notes that potential noise impacts are controlled through the enforcement of the Noise Ordinance. It states that "In general, the City's Noise Ordinance is an excellent tool for controlling noise generated on private property throughout the City." The Noise Ordinance regulates noise that may be associated with a such a commercial use, including, but not limited to loud and unusual noises, loud vehicles (on private property), and radios/stereos. Therefore, the car rental use is consistent with the general plan and zoning for the South Brand commercial area, given that the car rental and sales use is complementary to other uses in the area and that the use variance has been approved by the Planning Commission based on the required findings (see Exhibit 4). RECOMMENDATION: Given the analysis of the required findings summarized above, it is recommended that the Environmental Planning Board approve the Design Development application. ATTACHMENTS: 1. Location Map 2. Reduced Plans 3. Photographs 4. Approval Letter for Use Variance Case No. PVAR 2010-029
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