Use Permit - Mike's Auto Body - 2015PLN2013-106 (CUP) Public Hearing to consider the application of Reymondo & Norma
Mendez, R. & N. Mendez for a•Conditional Use Permit (PLN2013-106) to allow for the
establishment of a major motor vehicle repair and maintenance facility
with vehicle painting (d.b.a. "Mike's Auto Body") at 925 S. McGlincy
Lane in the M-1 (Light Industrial) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action(s):
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional, Use
Permit to allow for the establishment of a major motor vehicle repair and maintenance
facility with vehicle painting (d.b.a. "Mike's Auto Body") at 925 S. McGlincy Lane, subject
to the attached Conditions of Approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1, of the California Environmental Quality Act (CEQA), pertaining
to the operation, leasing and minor alteration of an existing private structure.
PROJECT DATA
Zoning District:
General Plan Designation:
M-1 (Light Industrial)
Light Industrial
Pro'ect Site Summary
Existin Pro osed
Net Lot Area 10,740 sq. ft. No Change
(.24 acres)
Building Area: 3,105 sq. ft. (1St floor warehouse area) No Change
+543 sq. ft. (1St floor non-service area)
+960 sq. ft. (2nd floor break area)
4,608 sq. ft. total
Floor Area Ratio (FAR) 43 % No Change
Building Coverage 34% No Change
(3,648 sq. ft.)
Landscaping Coverage: 8%. ~ No Change
(887 sq. ft.)
Paving Coverage: 58% No Change
(6,205. sq. ft.)
Staff Report -Planning Commission Meeting of June 23, 2015
PLN2013-106 ~ 925 S. McGlincy Road
Page2of6
Parkin Provided Re uired Sur lus
"Motor Vehicle Repair" 9 8 - 1
*See "Parking" discussion below.
Surrounding Uses
North: Industrial
South: Industrial
East: S. McGlincy Lane & Industrial Uses (across)
West: Industrial
Proposed Hours:
Staff Recommended Hours:
Operational/Staff:.
Business/Public:
I)ISCUSSI®N
9:00 AM - 5:30 PM, Daily
6:00 AM - 8:00 PM, Daily
6:30 AM - 7:30 PM, Daily
Project Location: The project site is located on the west side of S. McGlincy Lane, south of
Morris Lane and north of Curtner Avenue (reference Attachanent 3 -Location Map). The
rectangular, .24 acre property is developed with atwo-story industrial building that runs along
the southwest side of the property. No changes are proposed to the existing building as part of
this project.
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Figure 1: Property Streetscape
Applicant's Proposal: The applicant is requesting a Conditional Use Permit (PLN2013-106) to
allow for the establishment of a major motor vehicle repair and maintenance facility with vehicle
painting (d.b.a. Mike's Auto Body) :at 925 S. McGlincy Lane. Asa "major" vehicle repair
facility, the business would provide comprehensive service to entire vehicles, including body
repair, and maintenance and vehicle painting. The applicant is not proposing any changes to the
existing building, landscape areas, trash enclosure, .or parking lot.
Al~ALYSIS
General Plan Consistency: The General Plan land use designation for the project site is Light
Industrial. This land use designation is intended to provide and protect industrial lands for a wide
range of light manufacturing, industrial processing, general service, warehousing, storage and
distribution and service commercial uses, such as automobile repair facilities. The General Plan
Staff Report -Planning Commission Meeting of June 23, 2015 Page 3 of 6
PLN2013-106 ~ 925 S. McGlincv Road
Land Use Element provides policies and strategies that may be taken into consideration by the
Planning Commission in review of this project:
-Policy LUT-5.1: Neighborhood Integrity; Recognize that the City is composed of residential, industrial
and commercial neighborhoods, each with its own. individual character; and allow
change consistent with reinforcing positive neighborhood values, while protecting the
integrity of the city's neighborhoods.
Policy LUT-5.4: Industrial Neighborhoods: Safeguard industry's ability to operate effectively, by
limiting the establishment of incompatible uses in industrial neighborhoods ,and
encouraging compatible uses. '
Strategy LUT-5.4.c: Redevelopment: Facilitate redevelopment opportunities in the McGlincy Lane area.
Strategy LUT-5.6.b:Visual Barriers: Reduce the visual impact of excessive lighting and glare, mechanical
equipment, trash enclosures, outdoor storage and loading docks.
Strategy LUT-5.6.b:Physical Buffers: Provide landscaped °buffers, sidewalks- and equipment screening to
provide a visual and noise-abating buffer between uses.
Policy LUT-5.7: .Industrial Areas: Industrial development should have functional and safe. vehicular,
bicycle and pedestrian circulation, good site and architectural design, be sensitive to
. surrounding uses, connect to public transit, -and be energy efficient. New projects
should contribute to the positive character of industrial areas and. the overall image of
..the City.
Policy LUT-5.7c: Screening: Screen the service portion of industrial buildings such as outdoor storage,
trash enclosures, and loading areas,, especially those adjacent to roadways or public
amenities, with extensive landscaping and architectural treatments
Policy LUT-5.7d: Auto Repair Facilitysign: Promote the design of auto repair facilities that provide
sufficient screened vehicle staging areas that are independent from the parking required
for customers, employees and loading.
Policy LUT-13.1: Variety of Uses: Attract and maintain a variety of uses that create an economic balance
within the City while maintaining a balance with other community land use needs, such
as housing and open space, .and' while providing high quality services to the
community. .
Zoning- District Consistency: The project site is located in the M-1 (Light Industrial) Zoning
District which is consistent with the Light Industrial land use designation of the General Plan.
This .zoning district is intended to encourage sound industrial development (e.g. light
manufacturing, industrial processing, .storage and distribution, warehousing),. in addition to
service commercial uses. (e.g., motor vehicle repair facilities) in the city providing and protecting
an environment exclusively for this type~of development and to allow uses that are deemed to be
consistent .with the General Plan of the City.
The proposed vehicle repair facility with a spray booth is formally defined as a "Motor vehicle -
repair and• maintenance, minor .and major" and "Motor vehicle painting" .pursuant to CMC
21'.72.020 (Definitions):
"Motor vehicle repair and maintenance, minor and major" means major vehicle .repair facilities
deal with the entire vehicle; minor repair facilities generally specialize in limited aspects of repair
Staff Report -Planning Commission Meeting of June 23, 2015 Page 4 of 6
PLN2013-106 ~ 925 S, McGlincy Road
(e.g., muffler and radiator shops, tire`shops.) All repair activities (minor and major) are conducted
within a completely enclosed and soundproofed structure. Does not include: motor vehicle
dismantling. yards which are included under "motor vehicle dismantling.."
"Motor vehicle painting" means motor vehicle repair facilities dealing with entire vehicles, but
only within a completely enclosed and soundproofed structure: These establishments customarily
provide towing, collision repair, other body work, and painting services..
Iri the M-1' Zoning District, the establishment of a motor vehicle repair and,maintenance facility
with- vehicle painting requires approval of a Conditional Use Permit. In review of this
application,. the Planning Commission must consider the findings .applicable to the Conditional
Use Permit (CMC 21.46.040) which. call for an assessment of the adequacy of the property. to
support the use (size/parking/circulation/safety) as well as a review of the. specific operational
characteristics (hours/intensity/compatibility) and potential detrimental impacts to the comfort;
health, morals, peace, safety, city services, or general welfare of persons residing or working in
the neighborhood of the proposed use. Additionally, CMC 21.36.140 (Motor. vehicle- repair
facilities) outlines specific locational and operational standards for motor vehicle repair facilities
(e.g. requiring all work within an enclosed structure, requiring adequate screening and buffering,
prohibiting storage of vehicles on public streets, and ensuring adequate vehicular circulation) in
consideration of the subject proposal'. As such, a detailed discussion of the existing property,.
proposed business operations, available parking, circulation, and potential impacts associated
.with the motor vehicle repair facility with vehicle painting, have been provided as part of this
report for review and consideration.
Operations: The applicant intends to operate a full service automotive repair shop providing full
body collision, painting and mechanical repair and. diagnostic services for vehicles. The.business
would also have an administrative office to .assist with processing insurance claims and
coordinating:vehicle,appointments and pickup.
'The proposed: operational hours are from 9:00 a.m. to 5:30 p.m.; daily. As these hours are overtly
limiting; staff is recommending expanded hours of operation ranging from 6:00 a.m. to 8:00 p.m.
daily, for business operation/staff hours, and from 6:30 a.m. to 7:30 p.m. for business/public
hours to allow for the future growth of the business. At peak operations, the business would be
limited'to four staff on the property (i.e. facility manager, office clerk, and two employees).
Site Circulation & Access: Pursuant to CMC 21.36.140.A., motor vehicle repair facilities are
required to provide adequate vehicular circulation to ensure free. ingress and egress, and safe and
unimpeded on-site circulation. During the review process, staff examined pedestrian, bicycle,
and vehicle safety issues related to the center. Staff did not identify any issues with .the proposed
parking arrangement or site circulation:
Parking: The proposed use; with a total of three service spaces in the warehouse, would require
a total.of.eight parking spaces.. As a total of nine spaces will be provided, the proposed use would
result in a surplus of one parking space .on the property (reference Attachment 6 -Parking
Analysis).
Screening: Pursuant to CMC21.36:140.L, the service bay doors of motor vehicle repair facilities
. shall "not directly face- or be viewable from adjoining public rights-of--way or a residential
development or zoning district." It should be noted that. while the service door will directly face
Staff Report -Planning Commission Meeting of June 23, 2015 Page 5 of 6
PLN2013-106 ~ 925 S. McGlincv Road
the street, it will be located over one hundred feet back from the front property line, and will be
partially screened by a new six-foot tall wrought -iron fence. The fence will also have cone-foot
tall stone base with stone pedestals on both ends along the front property line (within the
required 10-foot front.. setback). Therefore, the service bay doors are not being considered as
"directly viewable" in consideration of the request.
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Figure 1: Proposed Wrought Iron & Stone Column Fence Concept
While fences are permitted within a required front setback, the maximum height is typically
restricted to three and a half feet so as to avoid "walling off' the property. Pursuant to
CMC21.18.60 (Fences, walls lattice and screens), a greater height-and reduced setback for fences
maybe permitted as part of a development application, without the approval of a separate fence
exception application. The proposed wrought iron fence and wall, at six-feet, would be taller
than what would be allowed under the fence requirements due to its location in the front yard
setback and height over three and a half feet. Therefore, this fence exception shall be considered
as part of this conditioned use permit., application. Presumably the fence could be setback to
achieve the required height necessary to screen the bay doors without the need of an exception.
However, .review of the surrounding neighborhood, including -the neighboring property to the
north, directly across the street, and several additional properties: in the nearby area has revealed
that they have. similar fence heights.
In addition to the wrought iron fence, a chain link fence with intermeshed grey slats is proposed
along the north (right side) properly line which is proposed to stop at the, building wall toward
the rear of the property and the new wrought iron fence at the front property line (reference
Attachment 4 -Project Plans; Sheet A1.1). While open chain link fencing runs along the entire
southern property line, the applicant is not proposing to install slats at this 'time, in that mature, 8-
foot tall bushes provide an additional layer of screening on the adjoining property.
Lighting: Pursuant to CMC21.36.140.D. (Motor vehicle repair facilities), artificial light "shall be
designed to reflect away from adjoining properties". A total of three wall mounted lights, which
were approved under the previous permit, are to remain on the property. No additional lighting is ,
proposed at this time.
Residential Uses: The warehouse was initially approved with a caretakers unit on the second-
floor. Whereas the applicant intends to retain -the kitchen and full bathroom for use as an
additional office and break room, there is no longer need or an allowance to use the area for a
caretakers unit or habitation. '
Neighborhood Impacts: Typical neighborhood impacts associated with motor vehicle repair
facilities include parking in the public right-of--way, noise, and unsightly vehicle and parts
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Staff Report -Planning Commission Meeting of June 23, 2015 Page 6 of 6
• PLN2013-106 ~ 925 S. McGlincy Road
storage on the .property. In response, the City identified specific locational .and operational
standards as-part of the Municipal Code (CMC21.36.140 -Motor vehicle repair facilities) to
regulate the operation of facilities to minimize any adverse impacts associated' with the use of a
motor -vehicle -.repair facility. The.. applicant's written statement. provides responses as to how
their .business would comply: with these requirements which has been further reflected and
incorporated into the,project plans and Conditions of Approval:
Site and Architectural Review Committee: The Site and Architectural Review Committee
(SARG) reviewed this application at its meeting of May 12, 2015. The Committee was
supportive of the project as.presented.
Attachments:
1. Findings for Approval of File No. PLN2013-106
2: Conditions of Approval, for. File No. PLN2013-106
3.; Location Map .
4. 'Project Plans
5. Written Project Description
. 6. Parking,Analysis
7. Proposed Spray Booth •
Prepared by:
Stephen ose, sociate er
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.Reviewed by. ~~~
i Snelling, Tanning Manage
Approved by:
Paul Kermo an,: Community Development Director •
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