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The City Engineering Division has reviewed the preliminary grading and drainage plan and finds it to be generally acceptable. A condition of approval requires the project to meet the requirements of the current Municipal Regional Stormwater National Pollutant Discharge Elimination System (NPDES) Permit. Dealership Operations The Chrysler dealership includes an approximately 31,792-square-foot building with a 2,175-square-foot service canopy and 1,250-square-foot car wash with 46 visitor stalls, 248 display stalls, 55 service vehicle stalls, and 36 employee stalls for a total of 385 stalls. In addition, Chrysler is currently utilizing 244 temporary stalls on the eastern parcel. Once the new parking lot is complete, Chrysler will move all cars from the temporary lot and utilize the 201 new stalls until the development of the future dealership, at which time the parking will be shared and Chrysler's parking will be reduced to 130 stalls within the lot, for a total of 515 stalls. The project proposal indicates that the future dealership on the subject site is planned to be approximately 14,200 square feet, which would include a 10,000-square-foot two-story showroom/office and a 4,200-square-foot service department. The site would include a total of 199 parking spaces including: 17 visitor stalls, 164 display/service stalls, and 18 employee stalls. The future dealership on Lot 3 could include a dealership up to 60,000 square feet with approximately 600 parking spaces. All future dealership buildings and site improvements would require future approval through the PUD Development Plan process (Planning Commission and City Council review). ALTERNATIVES The applicant seeks to expand his business by constructing a new parking lot to store additional vehicle inventory that would be shared in the future with a new dealership. Staff believes that the site design is consistent with the Stoneridge Drive Specific Plan Amendment/Staples Ranch. There are also other dealerships within the City with similar inventory lots. However, other alternatives could include: 1. The Planning Commission could deny the PUD application, and the property owner would have to find off-site storage for vehicle inventory. 2. The applicant could revise his application to convert the existing temporary lot into a permanent lot. Alternative 1 would limit the applicant's ability to store vehicles on-site and could potentially impact overall vehicle sales, with effects on the City's sales tax base. In addition, requiring the applicant to store more vehicles offsite would generate more vehicle trips, traffic congestion, and associated noise and air quality impacts compared to the proposed project. Alternative 2 would require the applicant to move the current inventory off-site during construction of the permanent facility, generating additional vehicle trips and associated impacts. In addition, the current configuration of the temporary lot is not consistent with the overall master plan for the site and would create circulation patterns that are not ideal for the site. The proposed design conforms to the requirements and intent of the Stoneridge Drive Specific Plan Amendment/Staples Ranch and underlying zoning district and is compatible with the surrounding uses and area. Therefore, staff believes the proposed development is appropriate for the site. PUD-123, 2694 Stoneridge Drive Planning Commission Page 7of10