Item Number: {{item.number}}
City Council / Board of Directors
Public Hearing(s)
Meeting of: June 3, 2025
Submitted By:
Alex Jauregui, City Planner
Subject:
An Amendment to the Civic Center Community Sustainability Specific Plan to redesignate approximately 20-acres of the Specific Plan from Office Campus to Civic Commercial on property generally located south of Lorene Drive, east of Valley Center Drive and west of Atstar Drive; an Amendment to the land use table of the Civic Center Specific Plan to conditionally permit new vehicle sales within the Civic Commercial zone district; and a Conditional Use Permit with an Environmental Exemption to allow for new vehicle sales on property located at 14444 Atstar Drive
Recommendation:
That the Honorable City Council:
(1) Open and conduct a Public Hearing to receive public testimony; (2) Close the Public Hearing;
(3) Find the Specific Plan Amendment portion of the project previously assessed in accordance with California Environmental Quality Act (CEQA) Section 15070; and find the Conditional Use Permit portion of the project Categorically exempt pursuant to CEQA Section 15301 – Existing Facilities;
(4) Introduce Ordinance No. 2456 for adoption and first reading by title only to amend the Specific Plan and redesignate approximately 20-acres from Office Campus to Civic Commercial as well as conditionally allow new vehicle sales within the Civic Commercial land use district;
(5) Waive a further reading in full of proposed Ordinance No. 2456; and (6) Adopt Resolution No. 25-047 approving the Conditional Use Permit portion of Case No. PLAN25-00006, subject to the attached conditions of approval.
Fiscal Impact:
Changes to a land use regulatory document do not result in a direct fiscal impact; however, the associated allowance for a conditional use permit for new vehicle sales 4 1
6 5
included with this proposal will result in increased sales tax collection for the City.
Increased sales tax revenue is unknown at this time.
Strategic Plan Goal:
Approval of Ordinance No. 2456 to allow for an amendment to the Civic Center Community Sustainability Specific Plan (“Specific Plan”) will enable the City to further fulfill the following Goals outlined in the 2023-2026 Strategic Plan:
•Goal C (Community and Economic Development) – The proposed Specific Plan amendment includes changes to the present land use districts to provide additional commercial retail allowances in an area of the plan that has had difficulty in attracting suitable uses while also including changes to the land use table to broaden the land use allowances to include more tax generating uses. These proposed changes will assist the City in attracting new businesses to the community and support the economic vitality and preservation of the community as outlined in the Strategic Plan.
Executive Summary:
As analyzed in the following discussion, the proposed changes to the Specific Plan include the following main components:
•Redesignation of approximately 20-acres of Office Campus designated area to Civic Commercial; and
•Addition of new vehicle sales as a conditional use within the Civic Commercial land use designation.
Additionally, the proposal includes utilizing the above noted amendments to the Specific Plan to allow for the establishment of an approximately 89,000 square foot powersports sales, parts and service facility, within an existing commercial building located at 14444 Atstar Drive.
The full text and graphic depiction of the proposed changes to the Specific Plan (including existing and deleted text) are located in the attached Ordinance (Attachment B). An accompanying analysis of the amendment proposal and Conditional Use Permit request is included in the following “Discussion” section of this report.
Background:
On May 14, 2025, the Planning Commission recommended City Council approval of Case No. PLAN25-00006 via the adoption of Planning Commission Resolutions No. P-25-011 and P-25-012 (Attachment D) by a vote of 3-0. Included in this proposal, Omega Design Group on behalf of Del Amo Motorsports, has requested approval to establish a new approximately 89,000 square foot powersports sales, parts and service facility, within an existing commercial building located at 14444 Atstar Drive. Del Amo Motorsports is a vehicle dealer that specializes in the sales and service of on and off highway vehicles and watercraft, with five locations throughout Southern California. 4 1
6 5
To facilitate this new business, the proposal includes an amendment to the Specific Plan to redesignate the current land use district from Office Campus to a suitable commercial retail land use district, Civic Commercial. Also included in the proposal is an amendment to the land use table to conditionally permit new vehicle sales in the Civic Commercial land use district of the Specific Plan. In conjunction with the proposed amendment, the applicant has also requested a subsequent Conditional Use Permit to establish the proposed powersports business as noted.
Discussion:
Specific Plan Background
The Specific Plan, adopted by the City Council in 2016, encompasses 473 acres located in the central portion of the City. The purpose of the Specific Plan has been to revitalize the plan area in a sustainable manner through in-fill development, land use criteria, development standards, and improved vehicle and pedestrian circulation. This proposal includes an amendment to the Specific Plan land use plan to redesignate a portion of the Office Campus (OC) district to Civic Commercial (CC-2). The purpose of this change is to accommodate the proposed use and to allow for a broader range of land use opportunities in an area of the Specific Plan that has not performed as successfully as anticipated under the Office Campus land use district.
The Specific Plan designed the Office Campus district to provide opportunities for large scale medical, office and/or educational complexes with walkable attributes that supported ancillary retail/service uses. Since the Specific Plan’s adoption, the Office Campus designated area east of Interstate 15 (see Attachment A), has not attracted the businesses or land use types that meet the intent and vision of the district. The limited success of the Office Campus designation in this location is largely attributed to decreased demand for traditional large-scale office space, the rise of remote work and online education, and evolving development patterns in the surrounding area. These factors have hindered the district’s ability to achieve the goals originally envisioned for this land use designation.
Specific Plan Amendment Analysis
Del Amo Motorsports is proposing to locate in the existing Office Campus (OC) area of the Specific Plan, and while the applicant has limited their request to the redesignation of the subject building and site to CC-2, City staff have expanded the amendment proposal to include the entire Office Campus area identified in Attachment A, which encompasses approximately 20 acres in size. Given the present development pattern of commercial retail, restaurant, and auto service uses, as well as with future development proposals anticipated to be commercial retail in nature, the current and future development pattern is more indicative of the CC-2 land use designation. Additionally, the proposed CC-2 land use designation allows for a greater variety of retail and commercial type uses compared to the existing OC district, which is defined by the Civic Center Specific Plan as being intended to:
4 1
6 5
“…provide for large medical, office and/or educational complexes with accessory uses on-site or within walking distance.”
The intent of the proposed amendment also includes an adjustment to the land use table to accommodate for new vehicle sales within the (CC-2) district on a minimum four-acre project site, in line with current allowances for used vehicle sales. As adopted, the specific plan only allows new vehicle sales within the Auto Park (AP) district, while used vehicle sales are conditionally permitted in the Community Commercial (CC-1) and (CC-2) districts. Although the CC-2 land use designation currently does not permit new vehicle sales as a permitted or conditionally permitted use, the applicant has proposed to amend the Specific Plan to afford the option for new vehicle sales to be conditionally permitted within the proposed CC-2 land use district. As proposed, new vehicle sales would be required to be located on a minimum 4-acre project site to ensure adequate area to allow for a full suite of sales and associated service options typical of a large-scale establishment, consistent with the intent of the CC-2 land use category which aims to:
“…provide for large scale commercial development…and other tax generating complementary uses…”
Based on the intent of the Civic Center Specific Plan and development patterns since its adoption, as well as the potential for an expansion of allowable land uses in the subject area, City staff supports the proposed Specific Plan Amendment as presented and as recommended for adoption by the Planning Commission.
Business Operations / Site History
Del Amo Motorsports has proposed to establish an approximately 89,000 square foot powersports sales and service facility within an existing commercial building located at 14444 Atstar Drive, previously home to various appliance retailers. Del Amo Motorsports specializes in the sale and service of on and off highway vehicles, watercraft, and parts and accessories. The proposed operation will include approximately 22,000 square feet of showroom and sales space, 6,300 square feet for parts and accessories, 8,600 square feet for the service area, and 41,000 square feet of warehouse space. The remaining area of the building will be dedicated to offices, storage and restrooms.
The proposed operation will conduct all sales and service within the enclosed building with the large warehouse space to be utilized for the unboxing of new arrivals, preparation of vehicles for the showroom floor and the storage of overstock vehicles. The applicant has indicated that the business, including sales and service, will operate from 10 a.m. to 6 p.m. Tuesday – Friday and from 10 a.m. to 7 p.m. on Saturdays. The business will be closed Sundays and Mondays. Staff finds the business hours are common for uses in the area and the proposed operations are not anticipated to cause any parking or access deficiencies on-site.
4 1
6 5
Required Findings
In accordance with the Section 16-3.02.050 of the Victorville Municipal Code (V.M.C.), the Planning Commission found that the subject proposal:
(1) Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and any applicable specific plan;
(2) Is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is located; (3) Is in conformity with public convenience, general welfare and good land use practice; (4) Will not be detrimental to the health, safety and general welfare; and (5) Will not adversely affect the orderly development of property.
Inasmuch as the above findings are required by the VMC, the Planning Commission made the noted findings based upon consistency with the applicable components of the General Plan (e.g. Land Use Element), compliance with the development standards outlined in the underlying Civic Center Community Sustainability Specific Plan, Title 16 of the Development Code and the conditions of approval.
Therefore, at the recommendation of the Planning Commission in accordance with Section 16-3.02.050 of the VMC, the subject Conditional Use Permit is presented for approval by the City Council, which requires the adoption of Resolution No. 25-047 pursuant to Section 16-3.02.050 of the VMC.
Staff is available for any questions Council may have.
Attachments: A. Land Use Map Amendment, Aerial, and Project Site Plan B. City Council Ordinance No. 2456 (Specific Plan Amendment) C. Conditional Use Permit Resolution No. 25-047
D. Planning Commission Staff Report & Attachments – May 14, 2025 E. Planning Commission Meeting Executive Summary & Minutes F. Civic Center Community Sustainability Specific Plan Graphic