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HomeMy WebLinkAboutPre-Hearing Staff Analysis PA82-007 B&B Rental CUP ; >~ PRE-HEARING STAFF ANALYSIS FROM: Planning Director SUBJECT: PA 82-007 B&B Rental Conditional Use Permit GENERAL INFORMATION Project: Conditional Use Pe.rmit to allow the operation of a heavy construction equipment business in an M-l Light Manufacturing Zon~ Applicant: Charles Lemoine and Michael Gallagher Property OWner: James Woulfe Project Location: 6085 Scarlett Court APN 941-5~50-'24 (Light Manufacturing) District Categorically Exempt - Class 5 ".1' Zoning: M-l EIR Status: Applicable Ordinances: Zoning Ordinance Section 8-51.3 Conditional Uses: M-l Districts. . . . the ~ollowing . . . shall be permitted only if approved by the ZDnin~ Administrator. . . b) Contractor's or other outdoor storage yard for equipment and supplies, if conducted within an area enclosed by a solid wall or fence:. . Section 8-94.0 states that conditional uses must be analyzed to determine: 1) whether or ~o~'t~e use is required by the public need; 2) whether or not th~~se will be properly related to other land uses, transportation ~~~ se~vice facilities in the vicininy; 3) whether or not the use will materially affect the health or safety of persons residin~~r working in the vicinity; and 4) whether or not the use wil~ pe~ontrary to the specific intent clauses or performance sta,ndards established for the district in which it is located. Section 8-94.4 states the ~9P~o~al of a Conditional Use Permit may be valid only for a specified term, and may be made contingenn upon the acceptance and ob~ervance of specified conditions, including but not limited to ~he JOllowing matters: a) Substantial conformity ~o ~pproved plans and drawings; b) Limitations on time of day for the conduct of specified activities; c) Time period within whic~ the approval shall be exercised and the proposed use brought into existence, failing which the approval shall lapse and be void; d) Guarantees as to compliance with the terms of the approval, including the posting of bond; a) Compliance with requirements or other departments of the County Government. Background: A eonditional Use Permit was first granted to permit the outdoor storage of construction equip~ent, trucks and related equipment on June 23, 1977. (C 3242). That permit expired on June 22, 1982. A field visit of the project site showed that the B&B Rental area is not a defined area and the equipment and suppliew are not kept in an orderly fashion. Th~ site is visible from Highway 580. ANALYSIS: There appears to be a community need for the periodic rental of construction equipment. This need can be met by B&B Rental. The M-l Zone permits this use and the specific site and adjacent uses are generally compatible with this type of use. The area leased by B&B Rental is apparently part of a larger parcel. The adjacent uses include a steel fabrication plant, a soon-to-be-moved aluminum can recycling center and a pre-fab. barn/storage assembly operation. The general appearance of the subject parcel and adjacent parcels could easily be improved. Findings: 1) A public need can be Inet by allowing the equipment rental operation to continue. 2) The use is compatible with adjacent uses. 3) Subject to the recommended conditions of approval, the use will not materially affect the health or safety of persons residing or working in th~ vicinity. t) The use is consistent with the intent and purpose of the M-l Zone. PRE-HEARING RECOMMENDATION: It is recommended that the use be approved until November 18, 1983, subject to the following c9n~itions of approval: 1) A 6-foot high chain link fence with wood s~ats or a 6-foot high solid wood fence shall be constructed along the north and south lease lines within four (4) months. A fence along the western lease line is not requireft. All equipment, trucks ~nd related materials shall be kept within the leased parcel ~nd in a safe and orderly manner. All debris and scape materials shall be cleaned up immediately. 2) 3) Should this use apply for a continuation of this permit additional requirements that relate to signing, landscaping and lighting will be considered. This approval shall remai~~eyocable for cause in accordance with section 8-90.3 of t...e Zonipg prdinance.