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HomeMy WebLinkAbout01-019 NohrsRVCntr/CUP08-14-2001 AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 14, 2001 SUBJECT: ATTACHMENTS: PUBLIC HEARING PA 01-019 Nohr's RV Center Conditional Use Permit (Report Prepared by: Jonelyn Whales Associate Planner) Resolution approving a Conditional Use Permit Applicant's Written Statement Site Plan RECOMMENDATION: 2. 3. 4. 5. 6. Hear Staff Presentation Open Public Hearing Hear Applicant's Presentation Question Staff, Applicant and the Public Close Public Hearing and Deliberate Adopt Resolution (Attachment 1) approving PA 01-019 Conditional Use Permit for Nohr's RV Center DESCRIPTION The applicant, Michael Nohr, of Nohr's RV Center is requesting approval of a Conditional Use Permit to operate a boat and recreational vehicle consignment sales and storage facility at 6490 Sierra Court. The new storage facility would contain 6,400 square feet of warehouse space (including office space), plus an existing 5,000 square-foot outdoor storage area. This area would contain recreational vehicle accessories, RV promotional items, and other automotive supplies. BACKGROUND Nohr's RV Center has moved from 6451 Scarlett Court, where the business had been operating for approximately three years. In 1984, the Planning Commission approved a conditional use permit to allow the operation of a recreational vehicle (RV) consignment sales lot at 6451 Scarlett Court. Subsequently, the City approved conditional use permits for automobile dealerships and other RV promotional businesses owned by the applicant. The applicant's other businesses include Good Times Promotions Inc., R V Promotions Inc., and Repo Connection, which operate under the parent company, Nohr's RV Center. All of these businesses promote the sales of boats and recreational vehicles. Nohr's RV Center currently has four employees that provide customer service between the hours of 8:00 AM and 5:00 PM, Mondays through Fridays. No maintenance, repair or servicing of vehicles will be conducted on COPIES TO: Applicant Property Owner PA File Project Planner site. The project site consists of a one-story 6,400 square feet of office and warehouse space within a 110,000 square foot one-story building. Primarily, boats and RVs will be stored in the warehouse for a limited time. However, when this area exceeds vehicle capacity, the 5,000 square-foot outdoor storage area will be used as an overflow lot for RVs and automotive parts. RVs and boats will be towed into the area by a forklift, rather than driven inside by employees. The applicant contends that it is more feasible to tow the vehicles into the area, rather than risk property damage from employees driving the vehicles. Nearby businesses, include a Home and Building Showroom, Nex Chemical Extraction, Alameda County Auction Automobile Sales, and Crossroads Church. With the exception of the neighboring church, this area is characterized by its concentration of warehouses and manufacturing facilities along Sierra Court. ANALYSIS The site is located in the M-1 (Light Industrial) Zoning District. The use in which Nohr's RV Center operates under is defined as "Automobile/Vehicle Storage Lot" (Section 8.08.020) in the Zoning Regulations. Pursuant to Section 8.12.050 (Permitted and Conditionally Permitted Land Uses) of the Zoning Regulations, Automobile/Vehicle Storage Lot use type requires the approval of a Conditional Use Permit. A Conditional Use Permit may be granted if the proposal conforms to all of the General Conditional Use Permit Findings prescribed under Section 8.100.060 and the M-1 (Light Industrial) Zoning District under Section 8.28.010 of the Zoning Ordinance. Additionally, the applicant has not proposed signs and any other exterior changes, which are subject to Site Development Review. Parking The project complies with the City's parking ordinance as it relates to vehicle storage lots. The proposed consignment sales and storage lot requires six stalls per Section 8.9067 of the Zoning Ordinance. This parking requirement can be accommodated by on-site parking (6 stalls allocated to the tenant space per industrial parking ratios). Therefore, the six parking spaces designated for Nohr's RV Center are more than adequate for the proposed project. Fencing The Zoning Ordinance requires automobiles classified under an automobile/vehicle storage lot definition to be stored behind a 6-foot high solid wall or fence. Section 8.28.020 of the Zoning Ordinance allows an open storage/parking area for vehicles that are enclosed by a solid fence not less than 6 feet in height with solid entrance and exit gates. The project complies with this requirement in that the proposed outdoor storage area has a solid 8-foot masonry wall on the northeast side, which has an enclosed inner entrance on the south side of the wall (Attachment 3). Furthermore, this area can be accessed via a chain link gate that doubles as an entry point for the adjacent tenant's storage space (Nex Chemical Extraction). Potential security violations can occur with this arrangement. Possible preventive measures to discourage visitors from entering the area would be to lock the gate or install a second gate to secure the vehicles. The draft resolution includes a condition of approval that the applicant shall prepare a fencing detail showing the height of a proposed gate for review and approval by the Community Development Director. Circulation The proposed site, 6490 Sierra Court, has wide driveways, entrances for large vehicles, and trailers typically used to transport vehicles. Large trucks with attached boat trailers are able to travel to thc end of parking lot and then turn around at the existing large radius cul-de-sac. This circulation configuration allows large vehicles (i.e. trucks and recreational vehicles) to easily maneuver on and off-site with case. According to the Public Works Department, thc proposed on and off-site traffic circulation movements arc adequate. Compatibility with Adjacent Uses The adjacent neighbor, Alameda County Auction Automobile Sales, has been operating in the area for some time. It is not anticipated that the establishment of another automotive sales and storage lot would result in incompatibility issues with surrounding neighbors. Contiguous land uses are carpet cleaning, home and building showroom and other industrial activities. There will be no impacts to adjacent land uses by the nature of the business. Conditions of approval ensure that the applicant is responsible for ensuring that noise from the warehouse is not audible outside the facility. In addition, the applicant will be responsible for controlling all on-site activities and maintaining the premises in a litter-free condition. ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) Guidelines list those projects, which are Categorically Exempt from environmental review. Section 15301 exempts minor alterations of existing facilities. This proposal is to establish an Automobile/Vehicle Storage Lot, which will not require any alterations to the existing warehouse. Therefore, the project is considered categorically exempt from the provisions of CEQA pursuant to Section 15301 (a) of the State CEQA Guidelines. GENERAL PLAN The General Plan designates the site within the Business Park/Industrial Outdoor Storage Land Use Classification. This classification is intended to enhance commercial and industrial areas with automotive dealerships. The guiding policy is to keep automobile dealers in Dublin. One way to implement this policy is to encourage existing automotive dealers to find other appropriate locations within the City. Expansion of an existing boat and RV sales and storage activity within the M-1 (Light Industrial) Zoning District clearly conforms to the General Plan. Staff finds that the project is consistent with the Dublin General Plan because the project would allow the existing RV Center auto sales occurring at 6590 Scarlett Drive to continue operation at a new location within the City. CONCLUSION Staff recommends that the Planning Commission: 1. Adopt Resolution (Attachment 1) approving the Conditional Use Permit to allow a boat and recreational vehicle sales and storage facility at 6490 Sierra Court. GENERAL INFORMATION: Property Owner: Applicant: Location: Existing Zoning: General Plan Designation: Sam Genirberg, B/G Managemem 2520 College Avenue Berkeley, CA 94704 Michael Nohr 6490 Sierra Court Dublin, CA 94568 6490 Sierra Court APN 941-205-011 M-1, Light Industrial Zoning District Business Park/Industrial Outdoor Storage RESOLUTION NO. 0l- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 01-019 NOHR RV CENTER CONDITIONAL USE PERMIT TO ALLOW A BOAT AND RV SALES AND STORAGE FACILITY WITHIN AN EXISTING FACILITY LOCATED AT 6490 SIERRA COURT. WHEREAS, the Applicant, Michael Nohr, ofNohr's RV Center has filed a Conditional Use Permit application to allow a boat and recreational vehicle sales and storage facility within an existing warehouse located at 6490 Sierra Court, in a M-1 Light Industrial Zoning District; and WHEREAS the Planning Commission held a properly noticed public hearing on said application on August 14, 2001; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission application be conditionally approved; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, the project has been found to be Categorically Exempt from the California Environmental Quality Act (CEQA), according to the CEQA Guidelines, Section 15301 (a), and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used their independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find that: The proposed use serves the public need by providing a location for sales and storage of boats and recreational vehicles that provides an opportunity for the community to purchase distinct recreational vehicles where limited opportunity presently exists. The proposed use will not adversely affect the health or safety of persons working in the vicinity, and will not be viewed as detrimental to the public health, safety, and welfare because of the proximity of its location to other automotive storage lots. Neighboring property owners in the vicinity of the project include the Alameda County Automobile Auction Center where vehicles are sold and stored for a certain period of time. Additionally, conditions of approval will ensure ongoing compatibility with other surrounding land uses that are of a light industrial nature. A T'I'6CHMENT,/ The use, under all circumstances and conditions of this permit, will not be injurio.us t.o property uses or improvements in the neighborhood. Other automotive sales and storage facilities in the immediate vicinity would complement the proposed project. There are adequate existing provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use and related structures would not be detrimental to the public health, safety and welfare. No alteration or extension of such services would be necessary. The subject site is physically suitable for the type: density and intensity of the use and related structures being proposed. The proposed project ~s consistent with the intent of the M- 1 Light . Industrial Zoning District, which encourages industrial uses adjacent to major transportation corrictors such as the adjacent roadways. The proposed use is consistent with the Dublin General Plan and all applicable Specific Plans in terms of land use and development standards. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 01-019 Conditional Use Permit to allow establishment of a boat and recreational vehicle sales and storage facility as generally depicted by the site plan, labeled Exhibit A, stamped approved on August 14, 2001 and on file with the Dublin Planning Department, subject to compliance with the following conditions: CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subiect to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the ;onditions of approval: [PL] planning~ [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, [F~ Alameda County Fire Department, [DSRSD] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. PA 01-019 Nohr's RV Center Conditional Use Permit is approved for a recreational vehicle sales and storage facility within an existing 6,400 square feet warehouse located at 6490 Sierra Court. This approval shall conform to the project plans stamped approved on August 14, 2001, Labeled Exhibit 1, consisting ora site plan dated received by the Planning Department on July 28, 2001. [PL] This Conditional Use Permit shall be revocable for cause, upon the determination by the Community Development Director that the conditions of approval are not being met, or if the above related findings of approval cannot be met. Failure to comply with the conditions of approval or to make progress on required improvements within 1 (one) year from the effective date of approval will cause the permit to become null and void. [PL] The project shall be in compliance with all appropriate local, state and federal laws and regulations and shall be in compliance with all conditions listed within the Municipal Code, Non-Residential Building Security Requirements, adopted standard conditions for non-residential building security. The applicant shall also comply with all applicable regulations, requirements and ordinances of the City of Dublin Planning and Building Department, Alameda County Fire Authority, and the Dublin Police Department. [PL, B, F, PO] The applicant shall be responsible for maintaining the site in a clean and litter-free condition at all times. [PL] All activities associated with Nohr's RV Center shall be conducted entirely within the enclosed 2 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. building. No recreational vehicles shall be stored or parked in front or beside the main entrance to the site. [PL] The applicant shall be a good neighbor and not create a public or private nuisance to existing businesses and surrounding neighbors'. [PL] All signs shall be subject to the signage regulations established in the Zoning Ordinance, Chapter 8.84. [PL] Any additional uses other than automobile storage shall be subject to the Planning Manager review and approval prior to commencement of USe. [PL] With the exception of storage of boats and recreational vehicles, no exterior demonstrations, vehicle displays, vehicle and equipment washing, and automotive repair activities shall occur on-site. [PO, PL] The applicant shall obtain the proper licenses and pennits through the Department of Motor Vehicles and the State Board of Equalization prior to the establishment of USe. Said licenses and permits shall be displayed at all times during the operation of business. [PO, PL] The applicant shall work with the Dublin Police Services Department to establish and maintain an effective theft prevention and security program and have on file a completed Emergency Response Plan with current emergency contact information prior to occupancy of the building. [PO] Prior to the issuance of business license, the applicant shall provide a fencing detail and construct an inside gate at the entrance of the 5,000 square foot "outside" storage area subject to review and approval by the Community Development Director. [PO, PL] If required, the applicant shall obtain any necessary encroachment permits from affected agencies, including but not limited to the City of Dublin Public Works Department. Copies of approvals or permits from other agencies must be submitted to the City of Dublin Public Works Department. [B, PW] The applicant shall construct a "van accessible" par.king stall for the disabled near the main entrance to the tenant space, including a compliant ramp, m accordance with Sections 1007 and 1129B, respectively, of the CBC Code as approved by the Director of Public Works. lB, PW] The applicant shall contact the Alameda County Fire Department, City of Dublin, Fire Prevention Division to schedule an inspection of the site for a review of the existing sprinkler system to determine if a current Title 19, 5-year, Certification and the U.L. listing are to the satisfaction of the Alameda County Fire Department, City of Dublin, Fire Prevention Division. [FI The applicant shall provide proof that the tenant space has a two-hour wall separating the adjacent tenant, Crosswinds Church, based on the occupancy ratings orA-2.1 and S-3. IF] If required, the applicant and/or owner shall be responsible for installing an adequate ventilation system for vehicle storage as per the 1998 UBC, Section 1202.2.7 and provide evidence to the Alameda County Fire Department, City of Dublin, Fire Prevention Division. [FI The applicant shall provide evidence that proper drainage systems are installed inside the warehouse to the Alameda County Fire Department, City of Dublin, Fire Prevention Division. [F] This permit shall be revocable for cause in accordance with Section 8.96.020 (I) of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this use permit shall be subject to citation. [PL] 3 20. This approval shall become null and void in the event the approved uses cease to operate for a one- year period. [PL] PASSED APPROVED AND ADOPTED this 14th day of August, 2001. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Community Developmem Director G:\pa01019kreso 4 June 11,2001 WRITTEN STATEMENT NOI-IR'S C.U.P. SUBMITTAL L g. No h. No i. No m Business will be general offices,warehouse, storage, and consignment sales and outside storage of.P,.V.s, automobiles, and boats for Mr. Nohr's various businesses as licensed being Repo Connection, Nohr's R.V. Center, Good Times Promotions Inc, and R.V. Promotions, Inc. These businesses have operated in Dublin since 1983 with no complaints and Iow key exposure. Them are no parts or service available. b. There w/Il be four (4) employees c. Hours of Operation: Monday - Friday 9mm. to 6 p.m. Saturday by Appointment Only · d. No e. The promotion business has been of benefit in the past to the city with the Pasta Fest/val and Saint Patrick's celebration. The consignment sales are an opportunity to buy a used vehicle from a Bank on a bid basis. No .ATTACHMENT ~' iN3LqHOV. LL¥ I_ Il