The URL can be used to link to this page

Home My WebLink About03-022 TriValley Clutch 06-10-2003AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: JUNE 10, 2003 SUBJECT: PUBLIC HEARING - PA 03-022, Conditional Use Permit for Tri- Valley Clutch, an auto repair and service establishment in an existing building in an M-1 Zoning District at 6345 Scarlett Court (Report prepared by: Kristi Bascom, Associate Planner) ATTACHMENTS: 1. Site Plan with Location Map 2. Applicant's Written Statement 3. Resolution approving a Conditional Use Permit for an auto repair and service establishment in an existing building in an M-1 Zoning District at 6345 Scarlett Court RECOMMENDATION: 1. Open public hearing and hear Staff presentation. 2. Take testimony from the Applicant and the public. 3. Question Staff, Applicant and the public. 4. Close public hearing and deliberate. 5. Adopt Resolution (Attachment 3) approving a Conditional Use Permit for an auto repair and service establishment in an existing building in an M-1 Zoning District at 6345 Scarlett Court. PROJECT DESCRIPTION: Tri Valley Clutch is a new auto repair and service establishment specializing in the repair and replacement of clutches for cars and light trucks. The proposed location of the business is 6345 Scarlett Court, which is in an M-1 (Light Industrial) Zoning District. Automobile Service establishments are permitted in an M- 1district with the approval of a Conditional Use Permit. BACKGROUND: The Scarlett Court area of Dublin is home to several automobile-based businesses, including auto dealerships with service centers, auto glass replacement and installation, smog stations, and auto-body repair. Many of these businesses have existed in the area for several decades and a few of them have Conditional Use Permits that were approved through Alameda County in the 1970s. Other businesses, such as the auto dealerships and service centers, have Conditional Use Permits approved by the City of Dublin. The latest Conditional Use Permit approval was the Volkswagen auto dealership, which was permitted by the Planning Commission in 2001. Tri Valley Clutch is proposing to occupy one suite in an existing industrial building at 6345 Scarlett Court. The suite occupies approximately 2,764 square feet in the 19,520 square foot building, which was constructed in 1971. Surrounding businesses include Low Price Auto Glass, Diablo Engine and Machine, COPIES TO: Applicant Property Owner PA File Project Manager G:1PA#12003103-0221PC Staff Report.doc ) ITEM NO. ~ 1 and Busick Heating and Air Conditioning. The suite at 6345 Scarlett Court was most recently occupied by Brown and Fessler Electrical Contractors. ANALYSIS: Pursuant to the Dublin Zoning Ordinance, Vehicle Repair and Service uses are permitted by with the approval of a Conditional Use Permit in any M-1 (Light Industrial) zoning district. The purpose and intent of the City's industrial zoning districts is to "provide appropriate industrial areas to accommodate enterprises engaged in manufacturing, processing, and repairing goods, merchandise, or equipment ... " Conditions of Approval are proposed for this project which will ensure that the proposed use can be accommodated in accordance with the intent of the zoning district while maintaining an attractive industrial area that is compatible with surrounding uses. Tri-Valley Clutch will have three (3) employees at its busiest time. The proposed hours of operation would be Monday through Friday from 8:00-5:30 p.m. and closed on Saturdays and Sundays. Based on the square footage occupied in the building and type of the business being conducted, the following parking is required for the use: Use Parking re uired Office (364 s uare feet) -ratio 1 er 250 s uare feet 1 space Service/repair area (2400 s uare feet) -ratio 1 er 400 s uare feet 6 spaces TOTAL 7 s aces The property at 6345 Scarlett Court consists of a 19,560 square foot industrial building with forty (40) parking spaces. Per the City's parking regulations, twenty (20) parking spaces would be required if the building were full of general industrial users, and more parking is required when the suites are used for other more intensive commercial/industrial uses such as auto repair. Even with Tri Valley Clutch requiring parking above and beyond that of a general industrial user, there are still "extra" parking spaces on the property. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act Guidelines. The project consists of minor modifications to an existing building and is consistent with all General Plan and Zoning regulations and is currently served by all required utilities and public services. CONCLUSION: The Conditional Use Permit findings can be made in the affirmative because the building was originally built and intended to be used for industrial and commercial service uses, such as the proposed Auto Repair and Service establishment. Additionally, Staff has proposed Conditions of Approval as part of this use permit that will ensure the proposed use does not have negative impacts on surrounding businesses and users. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached resolution approving a Conditional Use Permit for an auto repair and service establishment in an existing building in an M-1 Zoning District at 6345 Scarlett Court, subject to the attached conditions of approval. G:1PA#\2003\03-022\PC Staff Report.doc 2 GENERAL INFORMATION: APPLICANT: Donald Tupper, 137 Toiyabe Court, Livermore, CA 94550 PROPERTY OWNER: Busick-Gearing Properties, c/o Doreen Green, 7440 Amarillo Rd., Dublin, CA 94568 LOCATION: 6345 Scarlett Court, Assessor Parcel Number 941-0550-015-OS GENERAL PLAN DESIGNATION: Business Park/Industrial and Outdoor Storage EXISTING ZONING AND LAND USE: Zoning: M-1 (Light Industrial) Existing Land Use: Industrial/Commercial Service Uses 3 .. S,r®VGi U. oryfi~~~~F"~ :, ,, 0 ~ z ~_ ~o l NU5`N (£OOZ 3Nf ~a~ Nnena ati~ -~. ~ ~ ~ ~. ~ ~ ~ "~ trns ~ ~~ ,•+ try. f ~ 1 ~ • ~ ~ I .^ ^ •t~ WWW ( f e, - ~e iff~~~~' Y ~ ,'~ .. i ~ 1 ~ ~ ~ ~~ f ~`' ~ _~, ~~ ~! min F F ~ . ~ } ~I ~ -~ :.t ~ 11 ~ ~ .,: ~; ~° ~ ~~ 3. f ,. Tri-Valley Clutch Inc. is an auto repair business specializing in the repair and replacement of clutches for cars and light trucks. We will also be doing service involving brakes and CV axles and various other types of repairs. We will not be doing engine oil changes or cooling system service. One 55-gallon drum will be used for waste oil storage. Due to our limited types of repairs, our waste generation and storage will be minimal. Spills on the floor will be wiped up with rags or soaked up with oil-dry and disposed of in separate container. Scrap metal recyclers will take old clutch parts. Parts cleaning solvent will be in a 15-gallon drum and used in compressed air sprayers. Noise levels will typical for an average auto shop. No long-term storage of vehicles is anticipated, most repairs will be completed same-day. No external improvements on building are planned. Clutch repair involves removing the transmission to access the clutch parts. On front wheel drive cars,part of the front suspension is disconnected and the drive axles removed. This usually means draining the trans fluid. On rear drive cars and trucks this is not nessesary. The clutch is unbolted to remove the flywheel. After the flywheel is resurfaced, the new clutch parts are bolted up and the transmission is replaced. If the old fluid is still ok, it is pumped back into the transmission; otherwise it is changed. We will have two or three employees at our busiest times. Our hours of operation will be 8:00-5:30 Monday-Friday and be closed on weekends. Tri-Valley Clutch Inc. will be the valleys only discount clutch repair service. We will provide our customers with a less expensive, high quality service found only in Dublin. Repairs that we do not perform will be referred to other local businesses. The Scarlett Court location is a good fit for our business, due to the other repair shops in the general locale. Tri-Valley Clutch Inc. will be a low impact, high quality business that will benefit Dublin in a unique way. For these reasons we believe the City of Dublin's Planning Dept. should approve our application for a Conditional Use Permit. Thank you, , ~~ ~"~~, onald upper ~E~EII/E ~~aY o ~ zoa ATT~~CHMENT ~. ~ ~.,~ PLn~-~~~i~~~. RESOLUTION NO. 03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING A CONDITIONAL USE PERMIT REQUEST TO OPERATE AN AUTO REPAIR AND SERVICE ESTABLISHMENT IN AN EXISTING BUILDING WITHIN A M-1 ZONING DISTRICT AT 6345 SCARLETT COURT, ASSESSOR PARCEL NUMBER 941-0550-015-05, PA 03-022 WHEREAS, the applicant, Don Tupper of Tri-Valley Clutch, has requested approval of a Conditional Use Permit to establish an auto repair and service establishment in an existing building at 6345 Scarlett Court, within a M-1 (Light Industrial) zoning district; WHEREAS, the building at 6345 Scarlett Court was approved for construction in 1971 and was designed and built for the purposes of housing industrial and commercial service-type users; and WHEREAS, the proposed use of Auto Repair and Service is permitted in the M-1 (Light Industrial) zoning districts with a Conditional Use Permit approved by the Planning Commission; 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; and WHEREAS, the Conditions of Approval proposed will limit or eliminate any negative impacts the Automobile Repair and Service establishment could have on surrounding businesses and residents; and WHEREAS, the Planning Commission held a properly noticed public hearing on said application on June 10, 2003; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision. 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 A. The proposed use and related structure is compatible with other land uses, transportation and service facilities in the vicinity, because it is in an existing industrial and commercial building with similar 1 ATT~~H~IEI~T 3 surrounding uses. Nearby businesses in this industrial area include automobile service, glass installation, warehousing and distribution, and similar uses. B. The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safety and welfare, because the proposed use creates no recognizable negative impacts and the proposed use will serve a public need by providing a service to the community. C. The proposed use will not be injurious to property or improvements in the neighborhood because the site is adjacent to like commercial and industrial uses. D. There are adequate existing provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to the public health, safety, and welfare, because no facilities will be altered, and no increase in public service demands will result from the proposed use. E. The subject site is physically suitable for the type, density and intensity of the use being proposed because the existing industrial building and site is of adequate size to serve the use. F. The proposed use is compatible with the specific intent established for the M-1 (Light Industrial) zoning district, which is to "provide appropriate industrial areas to accommodate enterprises engaged in manufacturing, processing, and repairing goods, merchandise, or equipment." G. The proposed use is consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 03-022, a Conditional Use Permit request to establish an Automobile Repair and Service establishment within an existing industrial building located at 6345 Scarlett Court, within a M-1 (Light Industrial) zoning district, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL: This Conditional Use Permit approval for PA 03-022 establishes an Automobile Repair and Service establishment within an existing industrial building located at 6345 Scarlett Court, within a M-1 (Light Industrial) zoning district and further identified as APN 941-0550-015-05. This Conditional Use Permit shall be valid for the remaining life of the approved structure so long as the operators of the subject property comply with the project's conditions of approval. The Conditional Use Permit will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Unless stated otherwise, all Conditions of Approval shall be complied with prior to the establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval: [PL] Planning, [B] 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 [DEH]. 1) Review and Permitting Authority. The applicant shall comply with all applicable regulations and requirements of the Dublin Community Development Department -- Building Division and Planning Division, Alameda County Fire Department, Dublin Police Services, and Dublin Public Works Department. [All] 2 2) Nuisance. The applicant shall control all business activity so as not to create a public or private nuisance to the existing and surrounding businesses and residents. [PL, PO] 3) Approval period. This approval shall become null and void in the event the approved uses cease to operate for cone-year period. [PL] 4) Revocation. This permit shall be revocable for cause in accordance with Dublin Zoning Ordinance Section 8.96.020.I, Revocation. Any violation of the terms of the terms and conditions of this permit maybe subject to the issuance of a citation. [PL, PO] 5) Limited outdoor activity. a) All activities associated with the Automobile Repair and Service establishment shall be conducted entirely within the enclosed building, except that any repair vehicles temporarily parked outside of the building during the day must be operable and have current vehicle registration. b) No service or repair work can be conducted outside of the building. c) No vehicles, vehicle parts, or equipment associated with the business may be stored outside of the building. d) No vehicles in for service or repair may be left outside of the building overnight. [PL] 6) Building Alterations. Any upgrades to the tenant space will require Building Permits and plans and calculations prepared by a California licensed Architect or Engineer. [B] 7) Safe, Clean and Litter-Free. Both the applicant and property owner shall be responsible for maintaining the premises in a safe, clean and litter-free conditions at all times. [PL, PO] 8) Security. The applicant shall comply with all applicable City of Dublin Non-Residential Security Ordinance requirements. [PO] 9) Building Identification. Addressing and building numbers shall be visible from all approaches to the building. Any rear exit doors shall display the business name and address in 3" high lettering. [PO] 10) Graffiti. The applicant shall keep the site clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used. [PO] 11) Theft protection. The applicant shall work with Dublin Police on an ongoing basis to establish an effective theft prevention and security program. [PO] 12) Exiting the building. Employee exit doors shall be equipped with 180-degree viewers if there is not a burglary resistant window panel in the door from which to scan the exterior. [PO] 13) Fire Safety. The following conditions are required by the Alameda County Fire Department: a) Approved numbers or addresses should be placed on all buildings. The address shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background. b) Knox boxes are required at the entrance to the building and at any gates that block Fire Department access. c) The Applicant shall provide information on the location and quantities of any hazardous materials including any tanks. d) The Applicant shall provide a letter stating that no cutting, welding, open flame, or draining of fuel will be done in the building. 3 e) The tenant space shall be in compliance with Building and Fire Codes as adopted by the City of Dublin. [F] 14) Parking. The Applicant is required to stripe the parking spaces necessary to serve this tenant space. Six regular spaces (9' x 20') and one disabled-access parking stall are required. [PW] 15) Water Quality. The Applicant must comply with the Alameda County Clean Water Program (Commercial and Industrial Pollution Control Section), which has been provided directly to the Applicant. The stormwater pollution prevention methods contained within should be implemented and practiced to avoid any citation from the City of Dublin or the Regional Water Quality Control Board. [PW] PASSED, APPROVED, AND ADOPTED this 10th day of June 2003. AYES: NOES: ABSENT: Planning Commission Vice Chairperson ATTEST: Planning Manager G:1PA#\2003\03-022\PC Reso with COAs.doc 4