HomeMy WebLinkAboutItem 8.1 PA 91-005 American City Truck Stop CUPCITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: April 1, 1991
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Ralph Kachadourian, Assistant Planner
SUBJECT: PA 91-005 American City Truck Stop
Conditional Use Permit
GENERAL INFORMATION:
PROJECT:
APPLICANT/
PROPERTY OWNER:
Conditional Use Permit request to operate an
existing truck stop, weigh scale, long term
storage of trucks and ancillary retail space
Fred L. Houston
7080 Donlon Way, Suite 208
Dublin, CA 94568
LOCATION: 6310 Houston Place
ASSESSOR PARCEL: 941-550-46
PARCEL SIZE: 1.41+ acres
GENERAL PLAN
DESIGNATION: Business Park/Industrial: Outdoor Storage
EXISTING ZONING
AND LAND USE: PD (Planned Development District) allowing
both C-2 (General Commercial) and M-1 (Light
Industrial) uses
SURROUNDING LAND
USE AND ZONING:
North: PD/Planned Development District;
ABC Lumber/Equipment Storage Yard
South: PD/Planned Development District;
Borcher Brothers Equipment Yard
East: PD/Planned Development District;
Admiral Moving & Storage Warehouse
West: PD/Planned Development District;
Kahler's Automotive/Winston Tire
Store
ITEM NO. 8.
COPIES TO: Applicant
Owner
Address File
PAGE
OF
ZONING HISTORY:
C-3973:
PA 83-016:
PA 84-006:
PA 84-082:
PA 85-049:
PA 86-066:
On March 4, 1981, Alameda County Zoning
Administrator approved a Conditional Use Permit
for the existing truck stop and weigh station.
On July 5, 1983, the Planning Commission approved
a tentative parcel map, Parcel "C" of Parcel Map
4008 for Winning Action Investments.
On July 2, 1984, the Planning Commission approved
a Conditional Use Permit for an existing truck
stop and weigh station for Winning Action
Investments.
On January 21, 1985, the Planning Commission
approved a Conditional Use Permit for Winning
Action Investments for an existing truck stop and
weigh station.
On January 20, 1986, the Planning Commission
approved a Conditional Use Permit for Winning
Action Investments for an existing truck stop
weigh scale, long term truck storage and ancillary
retail space.
On June 5, 1990, the Planning Director approved a
two year time extension for PA 85-049 Conditional
Use Permit to be valid until January 20, 1991.
On July 16, 1986, the Planning Director approved a
Site Development Review for wall signs for
American City Truck Stop.
APPLICABLE REGULATIONS:
Section 8-51.3 (1) states that other uses which are found
by the Planning Commission as may meet the intent of the district
require approval of a conditional use permit in the M-1 District.
Section 8-94.0 states that conditional uses must be analyzed
to determine: 1) whether or not the use is required by the public
need; 2) whether or not the use will be properly related to other
land uses, transportation and service facilities in the vicinity;
3) whether or not the use will materially affect the health or
safety of persons residing or working in the vicinity; and 4)
whether or not the use will be contrary to the specific intent
clauses or performance standards established for the district in
which it is located.
ENVIRONMENTAL REVIEW: This project has been found to be
Categorically Exempt from CEQA under Section 15301, Class 1 of
-2-
PAGE � OF l5
the California Environmental Quality Act guidelines. This use
consists of the operation of an existing truck stop involving no
expansion of use beyond that previously existing.
NOTIFICATION: Public Notice of the March 18, 1991 hearing was
published in the local newspaper, mailed to adjacent property
owners, and posted in public buildings.
ANALYSIS:
The public hearing was left open and continued from the
March 18, 1991 Planning Commission meeting in order for the
Planning Commission to conduct a field trip to the site on
Thursday, March 28, 1991, to review the landscaping requirements
at American City Truck Stop.
During the public hearing, specific concerns were presented
by Staff regarding the landscaping issue. Staff was recommending
the Applicant install the phase two landscaping as required by
the previous Conditional Use Permit PA 85-049. Perimeter
landscaping has been a standard requirement for developments
within the City.
The Applicant indicated to the Commission that he felt the
landscaping issue for the property had been resolved several
years ago. He stated that landscaping plans were submitted to
the Planning Department for review in 1985 and that Staff was
unable to locate these plans. Planning Department records show
that a plan was submitted by the Applicant on May 6, 1986,
indicating it was for the Phase 1 landscaping for the truck stop
site. On June 5, 1986, this plan was reviewed and approved by
Staff for phase one landscaping only.
The Applicant stated that Staff advised him that parking
bumpers could be installed in -lieu of landscaping along the
southeast perimeter so that trucks would not hit or damage the
fence. Planning Department records do not show that approval was
granted to modify the landscaping. He also stated that the grade
of the property to the south was approximately two and one half
to three feet higher than his property and that the landscaping
plan was modified to provide for adequate on -site drainage.
Public Works Department review of the site indicated that
drainage problems do not exist on the property.
Since this is a new Conditional Use Permit request, the
landscaping for Phase two, which was not completed by the prior
Conditional Use Permit, should have little relevance regarding
this current approval. Staff recommends that the landscaping
along the east and south perimeter of the property be installed
since this area cannot be effectively used for truck and trailer
parking, and is not being maintained in a clean and litter free
condition. Also, wheel stops are essentially not installed for
the truck parking area.
-3-
PAGE OF
The space between the two existing fences along the south
perimeter collects a good amount of litter and debris. By
removing the existing fence within the Applicant's property, the
screened fencing for the Borcher Bros. site would meet the intent
and requirements of the Zoning Ordinance pertaining to screening
of outdoor storage areas.
Staff recommends the following options which are available
to address the concerns of the landscaping for phase two:
Option 1: Install landscaping with concrete curbing
approximately 10-15 feet from the property line to serve as wheel
stops for the trucks and trailers backing into the parking
stalls, as shown on the Staff -study #2 of March 28, 1991.
Option 2: Install landscape "triangles" at three areas as
shown on the Staff -study #2 of March 28, 1991, to provide more
visible and clustered landscaping to the site.
Other concerns pertaining to the site have been incorporated
into the draft resolution. These concerns address the repair
and repaving of the concrete drainage swails and asphalt, the
replacement and repair of pavement and curb and gutter along
Houston Place from Dougherty Road, the placement of steel poles
for protection of exposed electrical conduits and building
support beams, repainting of the existing building and the
removal of the fence along the south portion of the property
which is adjacent to the existing Borcher Brothers fence.
RECOMMENDATIONS:
FORMAT: 1) Hear Staff presentation.
2) Continue testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt draft resolution approving PA 91-005
Conditional Use Permit, or give Staff and
Applicant direction and continue the matter.
ACTION: Staff recommends the Planning Commission adopt the
draft resolution approving PA 91-005, American City
Truck Stop Conditional Use Permit at 6310 Houston
Place.
ATTACHUEI'JTS :
Exhibit A:
Site Plan/Staff Study Landscape Plan of
January 20, 1986 and Staff Study #2 of March 28,
1991.
Exhibit B: Draft Resolution Approving PA 91-005 Conditional
Use Permit
-4-
PAGE
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RESOLUTION NO. 91 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 91-005 AMERICAN CITY TRUCK STOP CONDITIONAL USE PERMIT
TO OPERATE A TRUCK STOP, WEIGH SCALE, LONG TERM STORAGE OF TRUCKS
AND ANCILLARY RETAIL SPACE AT 6810 HOUSTON PLACE
WHEREAS, Fred L. Houston, owner of American City Truck Stop, filed an
application for a Conditional Use Permit to allow the operation of an
existing truck stop, weigh scale, long term storage of trucks and ancillary
retail space at 6310 Houston Place; and
WHEREAS, the City of Dublin Zoning Ordinance allows other uses found
by the Planning Commission as may meet the intent of the M-1 District
subject to approval of a Conditional Use Permit process; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on March 18, 1991 and April 1, 1991; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was found
to be categorically exempt under Section 15301, Class 1 ; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved, subject to conditions; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
A. The proposed project will serve a public need by providing a
truck stop, weigh scale, long term storage of trucks and
ancillary retail space to the community.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as the
proposed use will be compatible to the type and nature of
operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this
particular case, will not materially adversely affect the health
or safety of persons residing or working in the vicinity, or be
materially detrimental to the public welfare or injurious to
property or improvements in the neighborhood, as all applicable
regulations will be met.
D. The use will not be contrary to the specific intent clauses or
performance standards established for the district in which it is
to be located, in that conditions have been applied to insure
conformance with the Zoning Ordinance.
EXHIBIT
g
,AGE
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby
conditionally approve PA 91-005 American City Truck Stop Conditional Use
Permit as shown by materials labeled Exhibit A, on file with the Dublin
Planning Department, subject to 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 subject to Planning Department review and approval. The followinc
codes represent those deyartments/agencies responsible for monitoring
compliance of the conditions of approval. cPL1 Planning, rB1 Building,
rPO1 Police, [PW1 Public Works/ fADM1 Administration, FFIN1 Finance, fF1
Dougherty Regional Fire Authority, IDSR1 Dublin San Ramon Services.
District, IC01 Alameda County Department of Environmental Health..
1. PA 91-005 is approved for a truck stop, weigh scale, long term storage
of trucks and ancillary retail space, located at 6310 Houston Place as
generally depicted on the site plan/Staff-Study dated January, 1986,
stamped approved, labeled Exhibit A, and as modified by Conditions of
Approval. [PL]
2. The Applicant and/or Property Owner shall submit a detailed landscape
and irrigation plan for the phase two landscaping as shown on the
Staff -Study Landscape Plan modified by the Planning Commission at its
hearing on January 20, 1986, or a similar plan showing the landscaping
along the east and south perimeter of the property for review and
approval by the Planning Director within 30 days of the effective date
of approval of this Conditional Use Permit. The landscaping for phase
two or similar plan shall be installed within 90 days of said
approval. [PL]
3. The existing landscaping along the north and west portions of the
property shall be maintained in a viable and well kept manner at all
times. Any proposed changes to the overall site landscape layout,
design or plant type shall be subject to review and approval of the
Planning Director. [PL]
4. The Applicant and/or Property Owner shall submit a parking lot
striping plan for review and approval by the Planning Director. The
striping plan shall show double -striped parking spaces for the
existing six spaces along the west perimeter and the repainting of
arrows and pavement markings on the site. All striping, arrows and
pavement markings on the site shall be repainted in compliance with
approved plans, to the satisfaction of the Planning Director within 90
days of the effective date of this Conditional Use Permit approval.
[PL]
5. The Applicant and/or Property Owner shall remove and replace the
failed A.C. pavement section and curb and gutter on Houston Place from
the intersection of Dougherty Road to the first driveway on Houston
Place. An encroachment permit must be obtained from the Public Works
Director prior to repair. [PW]
- 2 -
PAGE . OF F2
6. The concrete drainage swails and failed asphalt at several locations
on the property must be replaced or repaired to the satisfaction of
the Public Works Director. [PW]
7. All activities shall be controlled so as not to create a nuisance to
the existing and/or future businesses on parcels adjoining the subject
property. [PL]
8. The Applicant and/or Property Owner shall post signs on the site to
direct truck/trailer traffic onto the property. Said signs shall be a
maximum of 8 square feet and be at the entrances to the site. [PL, PW]
9. Any new or proposed signs added to the site shall be subject to review
and approval by the Planning Director prior to installation. [PL]
10. No loudspeakers or outside amplification of music shall be allowed.
[PL]
11. The property shall be maintained in a clean and litter -free condition
at all times. [PL]
12. Trash facilities shall be readily available within the truck parking
area subject to review and approval by the Planning Director. [PL]
13. The building shall be repainted in a color to match the existing
building color. [PL]
14. The truck parking area shall be surrounded on the south and east sides
by a solid wall or fencing subject to review and approval by the
Planning Director. This condition may be met by adjacent fencing.
[PL]
15. No outdoor storage of any materials or equipment is allowed except
long term truck storage. [PL]
16. The Applicant must comply with all requirements of the Alameda County
Department of Environmental Health and Dougherty Regional Fire
Authority relating to the existing underground fuel tank on site. [CO,
F]
17. The Applicant shall provide written documentation to the Planning
Department that the requirements of Alameda County Department of
Environmental Health and Dougherty Regional Fire Authority have been
met. [PL]
18. The Applicant shall bring the site into conformance with the project
conditions of approval within ninety (90) days from the effective date
of this approval. [PL]
19. No modifications to the site shall occur without prior review and
written approval of the Planning Director and must comply with all
applicable Zoning, Building Code and Public Works regulations
including issuance of building permits if required. [PL, B, PW]
- 3 -
PAGE
20. On at least an annual basis, this Conditional Use Permit shall be
subject to Zoning Investigator review and determination as to
compliance with the conditions of approval. [PL]
21. This permit shall be null and void in the event the approved use
ceases to operate for a continuous one year period. [PL]
22. This permit shall be revocable for cause in accordance with Section 8-
90.3 of the Dublin Zoning Ordinance. Any violation of the terms or
conditions of this use permit shall be subject to citation. [PL]
PASSED, APPROVED AND ADOPTED this 1st day of April, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
- 4 -
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