HomeMy WebLinkAbout03-070 AlmdCntyAutoActn02-10-2004 AGENDA STATEMENT-
PLANNING COMMISSION MEETING DATE: February 10, 2004
SUBJECT:
ATTACHMENTS:
PUBLIC HEARING - PA 03-070, Alameda County Auto Auction,
Automotive Service Center - Conditional Use Permit
prepared by: Janet Harbin, Senior Planner) ~'
(Report
1. Resolution approving a Conditional Use Permit for an auto
repair and service establishment in an existing building
(with project plans attached as Exhibit A)
2. Written Statement
3. Site Plan and Floor Plan
RECOMMENDATION:
2.
3.
4.
5.
Open public hearing and hear Staff presentation.
Take testimony from the Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Resolution (Attachment 3) approving a Conditional
Use Permit for an auto repair and service establishment
limited to serving the Alameda County Auction in an
existing building, subject to conditions of approval.
PROJECT DESCRIPTION:
The Alameda County Auto Auction, located at 6438 Sierra Court, is requesting a Conditional Use Permit
for a new auto repair and service establishment to serve the automobiles to be sold at the auction. The
service center is proposed for an existing building located at 6938 Sierra Court, which is in an M-1 (Light
Industrial) Zoning District. The new auto service center will be located approximately 1/2 block to the
north from the actual auction site on Sierra Court, and will perform minor repairs on the amos to be sold.
Major repairs on the auction vehicles would be performed off-site at service centers specializing in a
particular area of repair such as transmissions, clutches, and engines. At the present time, all auto service
and repair work on vehicles sold at auction is performed at privately owned and operated centers.
Automobile Service establishments are permitted in an M-1 district with the approval of a Conditional Use
Permit. The Sierra Court area of Dublin is home to several light industrial businesses, administrative
offices, telecommunication businesses, small manufacturers and distribution centers, and storage facilities.
Many of these businesses have existed in the area since the late 1970's and were approved by Alameda
County before City incorporation. Surrounding businesses include a label manufacturer, a
construction/electrical supply company, a plastics manufacturer distribution center, and a pool and spa
supply shop. The building was most recently occupied by Tyco, a fire and security protection business
and the site is fully improved.
G:\PA#~2003\03-070 Alameda Cty AuctionLPCSR.doc
COPIES TO: Applicant/Owner
In-House Distribution
The auto repair and service center is proposing to occupy an existing industrial building consisting of
19,850 square feet. All automobile service and repair activities will be conducted solely within the
building. An approximately 5,000 square foot paved outdoor area on the southeast portion of the site will
be fenced and gated for the storage of vehicles to be repaired or that have been repaired. No servicing or
repair of vehicles will occur in the parking lot or vehicle storage area. This condition is reflected in
Conditions 5(e) and 20 of the Conditions of Approval in the Resolution in Attachment 3. No customers
will be entering the area or visiting the service center.
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."
Operation and Conditions of Approval: The proposed hours of operation are proposed to be Monday
through Saturday from 8:30 a.m. to 7:00 p.m., and closed on Sundays (see Applicant's Statement,
Attachment 2). As the use will be completely enclosed with the building and separated from residential
development by the San Ramon Creek Channel and easement, adverse noise impacts from the use are not
anticipated. Additionally, Conditions of Approval in the Resolution in Attachment 1 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.
The Applicant has agreed to substantially upgrade the landscaping on the site and has incorporated this in
the Project Plans (see also Condition 20 of Resolution). The parking lot will be restriped and additional
lighting will be installed for the safety of employees and for security purposes (see Conditions 18 and 19
of Resolution).
Parking: The property at 6938 Sierra Court consists of a 19,850 square foot industrial building with
approximately 30 parking spaces, including those in the outdoor storage area on the site. A portion of the
interior of the building (10,100 square feet) is designed for office use but will not be used by the business.
It is estimated that a maximum of 7 to 9 employees will work at the site. Based on the square footage to
be occupied in the building (9,850 square feet) and the type of the business being conducted, twenty-four
(24) parking spaces and one (1) handicap space are required for commercial/industrial uses such as auto
repair according to the City's parking regulations. As no customers will be permitted to come to the
service center, the parking provided will be sufficient for this use. Additionally, the vehicle storage area
contains 12 parking spaces which may be used for overflow parking as needed, along with on-street
parking.
Building Permits: To improve the building located at 6438 Sierra Court for use as a auto repair and
service center, the applicant will be required to submit plans for review and approval to the Building and
Safety Division to obtain building permits prior to construction. All proposed construction and building
modifications will be required to conform to the current Uniform Building Code (UBC) and all Dublin
ordinances in effect at the time of building permit issuance (see Conditions 2 and 3 of Resolution).
Additionally, the project has been reviewed by the Alameda County Fire Department, and must meet the
agency's requirements contained in Condition 21 of the Resolution prior to the issuance of building
permits and occupancy.
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
2
existing building and is consistent with all General Plan and Zoning regulations, and 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 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.
The use of the building as an auto repair and service center will also result in a benefit to the light
industrial area as some of the minor auto services and storage presently taking place at the auto auction
site will be fully enclosed with the proposed auto service center building.
RECOMMENDATION:
Staff recommends that the Planning Commission adopt the attached resolution approving a Conditional
Use Permit for an auto repair and service establishment limited to serving the Alameda County Auction in
an existing building, subject to conditions of approval.
G:\PA#L2003\03-070\PCSR.doc
GENERAL INFORMATION:
APPLICANT:
Adel Saadeh
PROPERTY OWNER:
Alameda County Auto Auction
6438 Sierra Court
Dublin, CA 94568
LOCATION:
6938 Sierra Court
ASSESSOR PARCEL
NUMBER:
941-2756-004
APPLICANT'S
CONSULTANT:
Rick Woodward, SIOR
Commercial Real Estate Services
111 Civic Dr. Suite 210
Walnut Creek, CA 94596
ACME Architectural Group, Inc.
9 Gonsalves Ct.
Alameda, CA 94502
GENERAL PLAN
DESIGNATION:
Business Park/Industrial
EXISTING ZONING
AND LAND USE:
Zoning: M- 1 (Light Industrial)
Existing Land Use: Light Industrial/Commercial
RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT REQUEST FOR PA 03-070 TO OPERATE AN
AUTO REPAIR AND SERVICE ESTABLISHMENT TO SERVE THE ALAMEDA COUNTY AUTO
AUCTION IN AN EXISTING BUILDING WITHIN THE
M-1 ZONING DISTRICT
APN: 941-2756-004
WHEREAS, the applicant, Adel Saadeh representing the Alameda County Auto Auction, has requested
approval of a Conditional Use Permit to establish an auto repair and service establishment limited to providing
services to the auto auction in an existing building at 6938 Sierra Court, within the M-1 (Light Industrial)
zoning district;
WHEREAS, the building at 6938 Sierra Court 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 as it is contained within an existing
building on a completely improved site; 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 as the use
shall provide limited auto repair services only to the Alameda County Auto Auction; and
WHEREAS, the Planning Commission held a properly noticed public hearing on said application on
February 10, 2004; 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:
ATTACHMENT 1
mo
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
surrounding uses. Nearby businesses in this industrial area include an automobile auction operated by
Alameda County that the proposed operation will serve, warehousing and distribution, administrative
office uses, light industrial uses and similar uses.
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 auto auction and the community it serves.
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 and will be operated within an improved building.
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.
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 and in close
proximity to the Alameda County Auto Auction facility.
Fo
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."
The proposed use is consistent with the Dublin General Plan land use designation of Business
Park/Industrial.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA
03-070, a Conditional Use Permit request to establish a limited Automobile Repair and Service establishment
within an existing industrial building located at 6938 Sierra Court, within a M-1 (Light Industrial) zoning
district, further identified as APN 941-2756-004, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the 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 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].
2
GENERAL CONDITIONS
1. Approval. This Conditional Use Permit approval for PA 03-070 establishes an [P]
Automobile Repair and Service establishment to provide limited auto repair service to
the Alameda County Auto Auction within an existing indUstrial building.
2. Review and Permitting Authority. The applicant shall comply with all applicable [All]
regulations and requirements of the Dublin Community Development Department
Building Division and Planning Division, Alameda County Fire Department, Dublin
San Ramon Services District, Dublin Police Services, and Dublin Public Works
Department, and the Regional Water Quality Control Board.
3. Building Permit Application. To apply for building permits, the [B]
Applicant/Developer shall submit five (5) sets of construction plans together with final
site plan and landscape plans to the Building Department for plan check. Each set of
plans shall have attached a copy of these conditions of approval with notations as to
how the condition is being satisfied. The plans shall clearly indicate how all
conditions of approval will be, or have been complied with. Construction plans will
not be accepted without the annotated conditions attached to each set of plans. The
Applicant/Developer will be responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance of building permits.
The following items should be included on the drawings submitted to the Building
Division:
· Provide a detailed plan on exit path from within the building to the public way.
· Show location of all rooftop equipment, including isometric outline of the
gas/plumbing systems.
· Provide details on all construction type for the structure.
· Per 1105B.3.2 CBC, areas to be made accessible include the following:
a. Customer and office areas, together with related toilet rooms.
b. Conference rooms, viewing and demo rooms or cubical and similar areas.
c. Employee work areas shall have a minimum 36" wide clear access, except as
modified in other portions of these regulations.
d. All exterior address signage to meet the Dublin Municipal Code, i.e. front of
building signage to be illuminated. Rear of building signage to be a minimum
of 6" in height and to be visible to a passing officer.
4. Nuisance. The applicant shall control all business activity so as not to create a public [PL, PO]
or private nuisance to the existing and surrounding businesses and residents.
5. Approval Period. This approval shall be valid for as long as the operation of the use [PL]
is in compliance with the Conditions of Approval. However this approval shall
become null and void in the event the approved uses cease to operate for a one-year
period.
6. Revocation. This permit shall be revocable for cause in accordance with Dublin [PL, PO]
Zoning Ordinance Section 8.96.020.I, Revocation. Any violation of the terms and
conditions of this permit may be subject to the issuance of a citation.
7. Limited Outdoor Activity. [PL, PW]
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.
b) No service or repair work can be conducted outside of the building.
c) No 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 except in the vehicle storage parking area surrounded by fencing and
locked gate.
e) The vehicle storage area shall be as shown on the Project Plans and shall only
be used to store vehicles. No auto services, repairs, painting or draining of oil,
anti-freeze, or other chemicals from autos shall be used or stored in the gated
vehicle storage area.
8. Building Alterations. Any upgrades to the tenant space will require Building Permits [BI
and plans and calculations prepared by a California licensed Architect or Engineer.
9. Restriction of Use. The applicant and property owner shall ensure that no cutting, IF]
welding, open flame or draining of fuel is performed in the building.
10. Use of Office Space. The applicant and property owner shall ensure that no use is [PL, FI
allowed in the office space until a building permit and final are obtained for such use
of that space.
11. Safe, Clean and Litter-Free. Both the applicant and property owner shall be [PL, PO]
responsible for maintaining the premises in a safe, clean and litter-free conditions at
all times.
12. Security. The applicant shall comply with all applicable City of Dublin Non- [PO]
Residential Security Ordinance requirements.
13. Building Identification. Addressing and building numbers shall be visible from all [PO]
approaches to the building. Any rear exit doors shall display the business name and
address in 5" high lettering.
14. Graffiti. The applicant shall keep the site clear of graffiti vandalism on a regular and [PO]
continuous basis at all times. Graffiti resistant materials should be used on the
exterior of the building.
15. Theft Protection. The applicant shall work with Dublin Police on an ongoing basis to [PO]
establish an effective theft prevention and security program.
16. Emergency Response Form. A business site Emergency Response Form shall be [PO]
completed and submitted to Dublin Police Services prior to occupancy.
17. Exiting the Building. Employee exit doors shall be equipped with 180-degree [PO]
viewers if there is not a burglary resistant window panel in the door from which to
scan the exterior.
18. Exterior Lighting. Lighting shall be provided over all exit doors of the building. [PO]
Lighting fixtures shall be installed in the parking lot in accordance with the current
City of Dublin Security Ordinance.
19. Parking Lot Improvements. The parking lot shall be restriped as shown on the Site [PW]
Plan in Exhibit A to provide additional spaces to serve the tenant space. Twenty-four
(24) regular spaces (9' x 20') and one disabled-access parking stall are required.
20. Landscaping. Landscaping improvements shall be installed in accordance with the [PO]
Project Plans. Exterior landscaping shall be kept at a minimal height and fullness to
allow patrol officers and the public view of the site.
21. Fire Safety. The following conditions are required by the Alameda County Fire [F]
Department:
f) 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.
g) Knox boxes are required at the entrance to the building and at any gates that block
Fire Department access.
h) The Applicant shall provide information on the location and quantities of any
hazardous materials including any tanks.
i) The existing sprinkler system shall be upgraded to comply with the requirements
of the new use including being monitored by a UL listed central station.
j) Provide 2A10BC fire extinguishers, in locations approved by the Fire Department,
in the space. An approved sign in accordance with Uniform Fire Code shall be
conspicuously posted above the extinguisher.
k) The main door may have lever, panic or key locking hardware on the inside. A
thumb turn and manual flush bolts are not allowed on the main door. If key-
locking hardware is used, provide a sign above the door stating, "THIS DOOR
TO REMAIN UNLOCKED DURING BUSINESS HOURS". The other doors
shall have lever or panic hardware.
1) The tenant space shall be in compliance with Building and Fire Codes as adopted
by the City of Dublin.
m)Fire apparatus roadways must have a minimum unobstructed width of 20 feet and
an unobstructed, vertical clearance of not less than 13 feet 6 inches. Roadways
under 36 feet wide shall be posted with signs or shall have red curbs painted with
labels on one side; roadways under 28 feet wide shall be posted with signs or shall
have red curbs painted with labels on both sides of the street as follows: "NO
STOPPING FIRE LANE - CVC 22500.1". (CFC 2001, Section 902.2.2.1).
22. Vehicle storage area restrictions. The proposed vehicle storage area shall be as [PW]
shown on the Project Plans and shall only be used to store vehicles. No auto services,
repairs, painting or draining of oil, anti-freeze, or other chemicals from autos shall be
allowed in the gated vehicle storage area. [PW]
: ....... AGENCY
23. Water Quality. The Applicant must comply with the Alameda County Clean Water [PO]
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 drainage of
contaminated water or liquids into the adjacent creek channel from the use, and any
citation from the City of Dublin or the Regional Water Quality Control Board.
PASSED, APPROVED, AND ADOPTED this 10th day of February 2004.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Commission Chairperson
Jeri Ram, Planning Manager
G:\PA#X2003\03-070\PCReso w/COAs.doc
Written Statement of Proposed Use for Application for Conditional Use Permit
Bo
C.
D.
E.
F.
Ho
The proposed business is for performing safety inspections, smog inspections, and light
mechanical functions on automobiles. This business will not be open to the public.
The proposed business will employ 7 to 9 part and full-time employees.
The proposed business will operate Monday through Saturday, 8:30 a.m. to 7:00 p.m.
The proposed business will not target any specific segment of the community.
The proposed business will benefit the community by providing new local jobs.
The proposed business will not disrupt the peace of the surrounding residences or
businesses, as the business operation will be contained within the existing building.
The proposed business will have no negative effects on the health or safety of people
residing or working in the vicinity.
The proposed business will not create any negative impact on the property,
transportation systems, or existing improvements of the neighborhood.
This proposed business is not located on a hazardous waste site.
"-i
m
-o
Z
z
2r
x~ ~ .': ~ 5~:F.:A COL :T
/.
-
TENANT IMPORVEMENT AT.
6938 SIERRA COURT
DUBLIN. CA 94568
ITl
[ C
F
0
0
TENANT IMPORVEMENT AT:
6938 SIERRA COURT
DUBLIN, CA 94568