HomeMy WebLinkAboutItem 1 - CUP 17-06, 5511 Peck RoadDATE: April 24, 2018
TO: Honorable Chairman and Planning Commission
FROM: Lisa L. Flores, Planning & Community Development Administrator
By: Jordan Chamberlin, Associate Planner
SUBJECT: A CONDITIONAL USE PERMIT TO LEGALIZE THE OPERATION OF A
RECREATION VEHICLE (RV) RENTAL AND INDOOR STORAGE
FACILITY THAT ALSO INCLUDES VEHICLE WASHING, MINOR
REPAIRS, AND RETAIL SALES OF PARTS WITHIN AN EXISTING 10,000
SQUARE FOOT UNIT AT 5511 PECK ROAD
RECOMMENDATION: Adopt Resolution No. 2015 approving the
project and finding the project is categorically exempt from the
California Environmental Quality Act (CEQA) under Class 1
SUMMARY
The applicant and business owner, Travis King, is requesting approval of Conditional Use
Permit No. CUP 17-06 to legalize the operation of a RV rental and indoor storage facility
that also includes vehicle washing, minor repairs, and retail sales of parts at 5511 Peck
Road. The project has been found to be a Class 1 Categorical Exemption under the
California Environmental Quality Act (CEQA) as the project will not cause any physical
change to the environment and the use will occur within an existing facility. It is
recommended that the Planning Commission adopt Resolution No. 2015 (Attachment No.
1) to find that the project is Categorically Exempt under CEQA, Class 1 and approve
Conditional Use Permit No. CUP 17-06, subject to the conditions listed in this staff report.
BACKGROUND
The subject property is located in the southeast portion of the City and is approximately
48,000 square feet (1.10 acres). The General Plan Land Use Designation is Industrial.
The zoning of the property is M-1 (Industrial). The property is surrounded by other M-1
zoned properties to the north, east, and south and the Peck Road Water Conservation
Park to the west which is zoned OS-RP (Open Space-Resource Protection Zone). The
subject site is developed with a one story, 14,985 square foot industrial building that is
divided into two units. There are 17 parking spaces available on-site; 11 spaces in the
front of the building off of Peck Road and six spaces behind the subject unit which can be
accessed from a separate driveway. The neighboring unit, 5515 Peck Road, is
approximately 5,000 square feet and is currently occupied by a commercial plumbing
business. The subject unit is approximately 10,000 square feet and was previously
occupied by a furniture manufacturer – refer to Attachment No. 2 for an Aerial Photo with
Zoning Information and Photos of the Subject Properties and Vicinity.
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 2 of 9
The business has been in operation since 2014 and was previously operated out of the
applicant’s home in Arcadia with the RVs being stored at an outdoor storage facility in
Duarte. In early 2016, the applicant relocated the business to the subject property and
began operating without obtaining a Conditional Use Permit or City business license. The
tenant also improved the unit and created an office, bathroom, and laundry area without
permits from the Building Division. In March of 2017, the Code Enforcement Division was
made aware that the business was operating at this location without City approval, and in
April of 2017, the applicant submitted a Conditional Use Permit application to legalize the
business operations.
PROPOSAL
The applicant is requesting approval of a Conditional Use Permit to legalize an operation
that has been there since 2016 of a RV rental and indoor storage facility that also
includes vehicle washing, minor repairs, and retail sales of parts – refer to Attachment
No. 3 for the Current and Proposed Site Plan and Floor P lan. Of the 10,000 square feet
available in the unit, 9,250 square feet will be used as the storage and preperation area
of the vehicles; the remaining 750 square feet will be used for an office, a laundry room,
and bathrooms. The business hours are Monday through Friday, from 9:00 AM to 7:00
PM and by appointment only from 6:00 AM to 10:00 PM, seven days a week. There are
currently two employees. As the business grows, the number of employees is expected
to increase to a maximum of seven.
The primary business operation is renting luxury RVs to approved members only. At this
time, the applicant has six RVs that are available for members to rent throughout the
year. The RVs are delivered to and picked up from the members homes. The interior and
exterior of the vehicles are hand washed using a mostly waterless method and bio-
degradable soaps. A pressure washer may be used to remove certain residues. There
are two staging area on-site, an indoor and outdoor area, where the cleaning of the
vehicles will take place. When vehicles are not out with the members, they will be stored
inside of the building.
As part of this operation, the business owner plans to rents up to six (6) parking spaces
to the public. This will only occur when the business fleet is not at full capacity. These
customers will be entitled to the same service as the private members (i.e. pick up and
drop off, cleaning, etc.).
Other ancillary uses of the business include minor repair and maintenance of the vehicles
and the retail sale of parts. The maintenance and repair of the vehicles is limited to the
house portion of the RV and includes installation of roof-mounted air conditioning units,
water heaters, solar panels, televisions, ect. Checking the tire pressure, topping off fluids,
and other general maintenance activities will be performed in order to prepare the vehicle
for the next rental. There will be no body work, or any engine repair conducted on-site.
With the exception of legalizing the work that was completed for the new office,
bathroom, and laundry area, no major remodeling is proposed to accommodate the
storage and vehicle rentals of RV’s. An air compressor, which is needed to operate some
of the equipment, and a dump tank, to remove any sewage remaining in the vehicles
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 3 of 9
once they are returned, are proposed in the rear yard area. For security reasons,
additional motion sensor flood lights are proposed in the rear parking lot area.
ANALYSIS
The City’s Development Code requires a Conditional Use Permit for vehicle storage and
vehicle washing and detailing in the M-1 zone. Vehicle rentals and minor vehicle repair
are permitted by right uses in the M-1 zone.
The primary business operations are vehicle rental and storage. The other uses, vehicle
washing and detailing, retail sales, and minor vehicle repair are ancillary, but are a
necessary part of the business’s operation. The applicant currently has six RVs that are
available to rent to members only and 6 spaces that are available to the general public. In
order to ensure that there is adequate space to prepare and maintain the vehicles inside
the facility, staff recommends that a maximum of 17 vehicles be allowed to be stored
inside the warehouse at any given time and that no vehicles shall be stored outside of the
building. A condition of approval to this effect has been proposed – refer to condition no.
3.
As mentioned earlier in the staff report, washing and detailing of the RV’s will be
conducted on-site. The Public Works Services Department reviewed the application to
ensure that the business operations will be in compliance with the National Pollutant
Discharge Elimination System requirements for Industrial Waste. As a condition of
approval, the dump tank system, sanitary waste disposal system, and waterless car
washing method shall be approved by the Public Works Services Director, or designee.
At the discretion of the Public Works Services Director, an Industrial Waste Discharge
Permit may also be required from the Public Works Services Division.
There are 17 parking spaces available on-site. The neighboring tenant requires eight
parking spaces leaving nine spaces available for the existing business. The parking
requirement is based on the business operation since the Development Code does not
provide parking requirements for vehicle rental and vehicle storage. The RV rentals are
picked up and dropped off at the member’s home, so parking spaces will not be used for
extended periods by members. The retail sale of parts is a small aspect of the business
and takes place primarily online so it is unlikely that the parking spaces will be heavily
utilized by the existing customers. There are currently two employees but as the business
grows the number of employees could increase to seven, leaving two available parking
spaces for customers. There is one ADA accessible parking space in the front parking lot.
If approved, the owner will need to build an accessible ramp from the ADA parking space
to the elevated walkway in front of the unit. A condition of approval to this effect has been
proposed – refer to condition no. 6.
In March of 2018 the Building Official conducted a site visit to inspect the work that was
completed without permits and to better understand the business operations. The
Building Official had no issues with the storage of vehicles inside the warehouse provided
that a passive ventilation system is installed and that no mechanical work is performed on
the vehicles. If approved, the business owner will be required to submit plans to Building
Services to legalize the new office, laundry, and bathroom areas.
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 4 of 9
The existing business, with the added conditions of approval, will be consistent with the
City’s General Plan and the Development Code. The proposed plans have been
reviewed by the various City Departments, and all City re quirements shall be complied
with to the satisfaction of the Building Official, City Engineer, Planning & Community
Development Administrator, Fire Marshal, and Public Works Services Director, or their
respective designees.
FINDINGS
Section 9107.09.050 of the Arcadia Municipal Code requires that for a Conditional Use
Permit to be granted, it must be found that all of the following prerequisite conditions can
be satisfied:
1. The proposed use is consistent with the General Plan and any applicable
specific plan.
Facts to Support This Finding: Approval of a RV rental and indoor storage
facility that also includes vehicle washing, minor repairs, and retail sale of parts, is
consistent with the Industrial Land Use Designation of the site. The Industrial
designation is intended to allow an array of warehouse, distribution,
manufacturing, and assembly uses. The proposal will not adversely affect the
vision for this area and the existing use is consistent with the General Plan policy:
Economic Development Element
Policy ED-5.3 – Keep current on the economic conditions in Arcadia in
comparison to other viable locations to ascertain Arcadia’s advantages.
2. The proposed use is allowed within the applicable zone, subject to the
granting of a Conditional Use Permit, and complies with all other applicable
provisions of the Development Code and the Municipal Code.
Facts to Support This Finding: The zoning of the site is M-1, Industrial. Arcadia
Development Code Section 9102.03.020, Table 2-8, allows vehicle storage,
vehicle washing and detailing, and retail sales in the M-1 zone with an approved
Conditional Use Permit. Vehicle rentals and minor vehicle repair are permitted by
right uses in the M-1 zone. The property is surrounded by other industrial uses
along Peck Road. The business has been operating at this location since 2016.
The City has not received any complaints from neighboring property owners or
tenants regarding the business in that time. The business generates very little
traffic since the RVs are picked up and dropped off at the customer’s residence.
All of the RVs will be stored inside the building and there will be no body work, or
any engine repair conducted on-site. The use is appropriate in the M-1 zone and is
compatible with the surrounding businesses. There are 17 parking spaces
available on-site. The neighboring tenant requires eight parking spaces leaving
nine spaces available to the business. Since all the RVs will be stored inside of the
warehouse and there will be a maximum of 7 employees for the business, the site
has more than ample parking to support both businesses. The proposal complies
with all other applicable provisions of the Development Code and the Municipal
Code.
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 5 of 9
3. The design, location, size, and operating characteristics of the proposed
activity will be compatible with the existing and future land uses in the
vicinity.
Facts to Support This Finding: The unit is surrounded by other industrial
businesses to the north, east, and south. All the RVs will be store inside the
existing warehouse building so there will not be any impacts to the neighboring
properties. By storing the vehicles inside the building it will be more aesthetically
pleasing and a better design and layout rather than in a surface parking lot area.
The use does not generate a significant amount of traffic or noise so the impact to
surrounding uses will be minimal. The industrial properties will not be adversely
affected and that the existing use will be compatible with the other existing and
future land uses in the vicinity.
4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the
proposed use in order to accommodate the use, and all fences,
landscaping, loading, parking, spaces, walls, yards, and other features
required to adjust the use with the land and uses in the neighborhood.
Facts to Support This Finding: The proposed RV rental and indoor storage
facility that also includes vehicle washing, minor repairs, and retail sale of parts
will occupy an approximately 10,000 square foot unit in a 14,985 square foot
warehouse building. There are 17 parking spaces available on site, 11 spaces
are located in the front parking lot area off of Peck Road and six spaces are
located behind the subject unit. The neighboring tenant, a commercial
plumbing company, requires eight parking spaces; the remaining nine spaces
are available to the proposed business. The parking requirement for vehicle
storage and vehicle rentals is based on the business operations. As a condition
of approval, all the RV vehicles will be stored inside the warehouse which will
leave all nine spaces available to customers and employees. Currently there
are three employees. As the business expands this number is expected to
increase to seven. Since the RVs will picked up and dropped off at the
member’s home and the retail portion of the business will be primarily through
online sales, there will be very few customers visiting the site. There is
sufficient parking to accommodate the proposed use and will not negatively
impact neighboring uses or properties.
There is one ADA parking space located in the front parking lot area off of Peck
Road. As a condition of approval, an accessible ramp from the ADA parking
space to the elevated walkway in front of the unit shall be provided to the
satisfaction of the Building Official, or designee. For security reasons, addition
lighting is proposed in the rear yard area. No other exterior changes are
proposed. With these modifications, the site will be suitable for the proposed
use. Therefore, the project complies with this finding.
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 6 of 9
b. Streets and highways adequate in width and pavement type to
accommodate public and emergency vehicle (e.g., fire and medical)
access.
Facts to Support This Finding: The site is located along Peck Road which is
designated and designed with the capacity to accommodate both public and
emergency vehicles. The street is adequate in width and pavement type to
carry the traffic that could be generated by the RV rental and indoor storage
facility. The proposed use will not impact the right-of-way.
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The subject property is developed with an
existing industrial building that complies with current safety requirements.
Improvements were made to the unit to create a new office, bathrooms, and
laundry area; however these will be legalized if approved and brought up to
current code. The application was also reviewed by the Arcadia Fire
Department and Arcadia Police Department. They have no objections to the
proposed use as there will be no impact to public safety services. Therefore,
the project complies with this finding.
d. The provision of utilities (e.g., potable water, schools, solid waste
collection and disposal, storm drainage, wastewater collection,
treatment, and disposal, etc.).
Facts to Support This Finding: The subject property is developed with a two
unit industrial building. There are adequate utilities to service this site. The site
and building are in compliance with current health and safety requirements.
The existing and proposed systems such as the dump tank system, sanitary
waste disposal system, and waterless vehicle washing method will be subject
to review and inspection by the Public Works Department to ensure
compliance with National Pollutant Discharge Elimination System requirements
for Industrial Waste. Therefore, the project complies with this finding.
5. The measure of site suitability shall be required to ensure that the type,
density, and intensity of use being proposed will not adversely affect the
public convenience, health, interest, safety, or general welfare, constitute a
nuisance, or be materially injurious to the improvements, persons, property,
or uses in the vicinity and zone in which the property is located.
Facts to Support This Finding: The proposed use will not be detrimental to the
public health or welfare, or the surrounding properties. The size and nature of the
operations of the RV rental and indoor storage facility will not negatively affect the
subject lot or the surrounding businesses and properties. The business has been
operating at this location since 2016. The City has not received any complaints
from neighboring property owners or tenants regarding the business in that time.
There is sufficient parking to accommodate the existing use and should not create
any negative impacts to neighboring uses or properties or adversely affect the
public convenience, health, interest, safety, or general welfare or the surrounding
businesses or residents.
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 7 of 9
The proposed project, with the recommended conditions of approval, will satisfy each
prerequisite condition, and all City requirements regarding disabled access and facilities,
occupancy limits, building safety, health code compliance, emergency equipm ent,
environmental regulation compliance, and parking and site design shall be complied with
by the property owner/applicant to the satisfaction of the Building Official, City Engineer,
Planning & Community Development Administrator, Fire Marshal, and Public Works
Services Director, or their respective designees.
ENVIRONMENTAL ASSESSMENT
It has been determined that the project will not cause any physical change in the
environment, and the use will occur within an existing facility. Therefore the project is
exempt as a Class 1 Categorical Exemption as an existing facility from the requirements
of the California Environmental Quality Act (CEQA) under Section 15301(a) of the CEQA
Guidelines. Refer to Attachment No. 4 for the Preliminary Exemption Assessment.
PUBLIC NOTICE/COMMENTS
A public hearing notice for this item was published in Arcadia Weekly and mailed to the
property owners that are located within 300 feet of the subject property on April 12, 2018.
As of April 18, 2018, staff did not receive any comments or concerns regarding this project.
RECOMMENDATION
It is recommended that the Planning Commission approve Conditional Use Permit No.
CUP 17-06, subject to the following conditions, and find that the project is Categorically
Exempt from the California Environmental Quality Act (CEQA), and adopt Resolution No.
2015:
1. The use approved by CUP 17-06 is limited to a RV rental and indoor storage facility
that also includes vehicle washing, minor repairs, and retail sales of parts and shall
be operated and maintained in a manner that is consistent with the proposal and
plans submitted and approved for CUP 17-06, and shall be subject to periodic
inspections, after which the provisions of this Conditional Use Permit may be
adjusted after due notice to address any adverse impacts to the adjacent streets,
rights-of-way, and/or the neighboring businesses and properties.
2. The project shall be developed and maintained by the applicant/property owner in a
manner that is consistent with the plans submitted and conditionally approved for
CUP 17-06, subject to the approval of the Development Services Director, or
designee.
3. No more than 17 recreational vehicles shall be stored on-site at any given time and
all recreational vehicles shall be stored inside the unit.
4. The business hours are limited to Monday – Friday 9:00 AM to 7:00 PM and by
appointment only from 6:00 AM to 10:00 PM, seven days a week.
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 8 of 9
5. Within 15 days from this approval, the applicant shall submit a business license
application to the Business Licensing Division, and pay all required penalty fees.
6. The appliant/property owner shall submit plans to Building Services to construct an
ADA accessible ramp and legalize the new office, bathrooms, and laundry area by
July 24, 2018.
7. A passive ventilation system shall be installed in the warehouse space to the
satisfaction of the Building Official, or designee.
8. No mechnical work shall be allowed, including but not limited, to oil changes,
transmission work, engine repairs.
9. The dump tank system, sanitary waste disposal system, and waterless car washing
method shall be approved by the Public Works Services Director, or designee by
July 24, 2018. At the discretion of the Public Works Services Director, or designee,
an Industrial Waste Discharge Permit may also be required from the Public Works
Services Division.
10. By July 24, 2018, an approved reduced pressure backflow device shall be installed
for meter service protection to the satisfaction of the Public Works Services Director,
or designee.
11. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to issuance of a building permit.
12. If Conditions No. 6, 9, and 10 cannot be completed within the specified timeline and
the applicant can show that significant progress has been made to c omply with the
conditions, an extension may be granted by the Planning & Community
Development Administrator, or designee.
13. Noncompliance with the plans, provisions and conditions of approval shall be
grounds for immediate suspension or revocation of any ap provals, and may result in
the closing of the RV rental and indoor storage facility.
14. All City requirements regarding building safety, fire prevention, detection,
suppression, emergency access, public right -of-way improvements, parking, water
supply and water facilities, sewer facilities, trash reduction and recycling
requirements, environmental regulation compliance, including National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the Building
Official, Fire Marshal, Public Works Services Director, City Engineer, and Planning &
Community Development Administrator. Compliance with these requirements is to
be determined by having fully detailed construction plans submitted for plan check
review and approval by the foregoing Cit y officials and employees.
15. The owner/applicant shall defend, indemnify, and hold harmless the City of Arcadia
and its officials, officers, employees, and agents from and against any claim, action,
or proceeding against the City of Arcadia, its officials, officers, employees or agents
to attack, set aside, void, or annul any approval or conditional approval of the City of
Arcadia concerning this project and/or land use decision, including but not limited to
Resolution No. 2015 – CUP 17-06
5511 Peck Road
April 24, 2018 – Page 9 of 9
any approval or conditional approval of the City Co uncil, Planning Commission, or
City Staff, which action is brought within the time period provided for in Government
Code Section 66499.37 or other provision of law applicable to this project or
decision. The City shall promptly notify the applicant of any claim, action, or
proceeding concerning the project and/or land use decision and the City shall
cooperate fully in the defense of the matter. The City reserves the right, at its own
option, to choose its own attorney to represent the City, its officials, officers,
employees, and agents in the defense of the matter.
16. Approval of CUP 17-06 shall not take effect unless on or before 30 calendar days
after the Planning Commission adoption of the Resolution, the applicant and owner
have executed and filed with the Planning & Community Development Administrator
or designee an Acceptance Form available from the Development Services
Department to indicate awareness and acceptance of these conditions of approval.
PLANNING COMMISSION ACTION
Approval
If the Planning Commission intends to approve this project, the Commission should move
to approve Conditional Use Permit No. CUP 17-06, stating that the proposal satisfies the
requisite findings, and adopt the attached Resolution No. 2015 that incorporates the
requisite environmental and Conditional Use Permit findings, and the conditions of
approval as presented in this staff report, or as modified by the Commission.
Denial
If the Planning Commission is to deny this project, the Commission should state the
specific findings that the proposal does not satisfy based on the evidence presented with
specific reasons for denial, and move to deny Conditional Use Permit No. CUP 17-06 and
direct staff to prepare a resolution for adoption at the next meeting that incorporates the
Commission’s decision and specific findings.
If any Planning Commissioner, or other interested party has any questions or comments
regarding this matter prior to the April 24, 2018, Planning Commission Meeting, please
contact Associate Planner, Jordan Chamberlin at (626) 821-4334, or
JChamberlin@ArcadiaCA.gov.
Approved
Lisa L. Flores
Planning & Community Development Administrator
Attachment No. 1: Resolution No. 2015
Attachment No. 2: Aerial Photo with Zoning Information and Phot os of the Subject
Property and Vicinity
Attachment No. 3: Current and Proposed Site Plan and Floor Plan
Attachment No. 4: Preliminary Exemption Assessment
Attachment No. 1
Attachment No. 1
Resolution No. 2015
RESOLUTION NO. 2015
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT
WITH A CATEGORICAL EXEMPTION TO LEGALIZE THE OPERATION OF
A RECREATION VEHICLE (RV) RENTAL AND INDOOR STORAGE
FACILITY THAT ALSO INCLUDES VEHICLE WASHING, MINOR REPAIRS,
AND RETAIL SALES OF PARTS WITHIN AN EXISTING 10,000 SQUARE
FOOT UNIT AT 5511 PECK ROAD
WHEREAS, on April 6, 2017, an application was filed by Travis King, Conditional
Use Permit No. CUP 17-06 , to legalize the operation of a RV rental and indoor storage
facility that also includes vehicle washing, minor repairs, and retail sales of parts at 5511
Peck Road, hereafter individually and collectively referred to as the “Project”; and
WHEREAS, on April 10, 2018, Planning Services completed an environmental
assessment for the Project in accordance with the California Environmental Quality Act
(“CEQA”), and recommended that the Planning Commission determine the Project is
exempt under CEQA because the Project qualifies as Class 1 Categorical because the
project will not cause any physical change in the environment and the use will occur within
an existing facility per CEQA Guidelines Section 15301; and
WHEREAS, on April 24, 2018, a duly noticed public hearing was held before the
Planning Commission on said Project, at which time all interested persons were given full
opportunity to be heard and to present evidence.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF ARCADIA
HEREBY RESOLVES AS FOLLOWS:
SECTION 1. That the factual data submitted by the Community Development
Division in the staff report dated April 24, 2018, are true and correct.
SECTION 2. This Commission finds, based upon the entire record:
1. The proposed use is consistent with the General Plan and any applicable
specific plan.
2
Facts to Support This Finding: Approval of a RV rental and indoor storage facility
that also includes vehicle washing, minor repairs, and retail sale of parts, is consistent with
the Industrial Land Use Designation of the site. The Industrial designation is intended to
allow an array of warehouse, distribution, manufacturing, and assembly uses. The proposal
will not adversely affect the vision for this area and the existing use is consistent with the
General Plan policy:
Economic Development Element
Policy ED-5.3 – Keep current on the economic conditions in Arcadia in
comparison to other viable locations to ascertain Arcadia’s advantages.
2. The proposed use is allowed within the applicable zone, subject to the granting
of a Conditional Use Permit, and complies with all other applicable provisions of the
Development Code and the Municipal Code.
Facts to Support This Finding: The zoning of the site is M-1, Industrial. Arcadia
Development Code Section 9102.03.020, Table 2 -8, allows vehicle storage, vehicle
washing and detailing, and retail sales in the M-1 zone with an approved Conditional Use
Permit. Vehicle rentals and minor vehicle repair are permitted by right uses in the M-1 zone.
The property is surrounded by other industrial uses along Peck Road. The business has
been operating at this location since 2016. The City has not received any complaints from
neighboring property owners or tenants regarding the business in that time. The business
generates very little traffic since the RVs are picked up and dropped off at the customer’s
residence. All of the RVs will be stored inside the building and there will be no body work, or
any engine repair conducted on-site. The use is appropriate in the M-1 zone and is
compatible with the surrounding businesses. There are 17 parking spaces available on-site.
The neighboring tenant requires eight parking spaces leaving 9 spaces available to the
3
business. Since all the RVs will be stored inside of the warehouse and there will be a
maximum of 7 employees for the business, the site has more than ample parking to support
both businesses. The proposal complies with all other applicable provisions of the
Development Code and the Municipal Code.
3. The design, location, size, and operating characteristics of the proposed activity
will be compatible with the existing and future land uses in the vicinity.
Facts to Support This Finding: The unit is surrounded by other industrial businesses
to the north, east, and south. All the RVs will be store inside the existing warehouse building
so there will not be any impacts to the neighboring properties. By storing the vehicles inside
the building it will be more aesthetically pleasing and a better design and layout rather than
in a surface parking lot area. The use does not generate a significant amount of traffic or
noise so the impact to surrounding uses will be minimal. The industrial properties will not be
adversely affected and that the existing use will be compatible with the other existing and
future land uses in the vicinity.
4. The site is physically suitable in terms of:
a. Its design, location, shape, size, and operating characteristics of the proposed
use in order to accommodate the use, and all fences, landscaping, loading, parking,
spaces, walls, yards, and other features required to adjust the use with the land and uses in
the neighborhood.
Facts to Support This Finding: The proposed RV rental and indoor storage facility
that also includes vehicle washing, minor repairs, and retail sale of parts will occupy a
approximately 10,000 square foot unit in a 14,985 square foot warehouse building. There
are 17 parking spaces available on site, 11 spaces are located in the front parking lot area
off of Peck Road and six spaces are located behind the subject unit. The neighboring
tenant, a commercial plumbing company, requires eight parking spaces; the remaining nine
4
spaces are available to the proposed business. The parking requirement for vehicle sto rage
and vehicle rentals is based on the business operations. As a condition of approval, all the
RV vehicles will be stored inside the warehouse which will leave all nine spaces available to
customers and employees. Currently there are three employees. As the business expands
this number is expected to increase to seven. Since the RVs will picked up and dropped off
at the member’s home and the retail portion of the business will be primarily through online
sales, there will be very few customers visiting the site. There is sufficient parking to
accommodate the proposed use and will not negatively impact neighboring uses or
properties.
There is one ADA parking space located in the front parking lot area off of Peck
Road. As a condition of approval, an accessible ramp from the ADA parking space to the
elevated walkway in front of the unit shall be provided to the satisfaction of the Building
Official, or designee. For security reasons, addition lighting is proposed in the rear yard
area. No other exterior changes are proposed. With these modifications, the site will be
suitable for the proposed use. Therefore, the project complies with this finding.
b. Streets and highways adequate in width and pavement type to accommodate
public and emergency vehicle (e.g., fire and medical) access.
Facts to Support This Finding: The site is located along Peck Road which is
designated and designed with the capacity to accommodate both public and emergency
vehicles. The street is adequate in width and pavement type to carry the traffic that could be
generated by the RV rental and indoor storage facility. The proposed use will not impact the
right-of-way.
c. Public protection services (e.g., fire protection, police protection, etc.).
Facts to Support This Finding: The subject property is developed with an existing
industrial building that complies with current safety requirements. Improvements were made
5
to the unit to create a new office, bathroom, and laundry area; however these will be
legalized if approved and brought up to current code. The applicat ion was also reviewed by
the Arcadia Fire Department and Arcadia Police Department. They have no objections to
the proposed use as there will be no impact to public safety services. Therefore, the project
complies with this finding.
The application was reviewed by the Arcadia Fire Department and Arcadia Police
Department. They have no objections to the proposed use. There will be no impact to public
safety services.
d. The provision of utilities (e.g., potable water, schools, solid waste collection and
disposal, storm drainage, wastewater collection, treatment, and disposal, etc.).
Facts to Support This Finding: The subject property is developed with a two unit
industrial building. There are adequate utilities to service this site. The site and building are
in compliance with current health and safety requirements. The existing and proposed
systems such as the dump tank system, sanitary waste disposal system, and waterless
vehicle washing method will be subject to review and inspection by the Public Works
Department to ensure compliance with National Pollutant Discharge Elimination System
requirements for Industrial Waste. Therefore, the project complies with this finding.
5. The measure of site suitability shall be required to ensure that the type, density,
and intensity of use being proposed will not adversely affect the public convenience, health,
interest, safety, or general welfare, constitute a nuisance, or b e materially injurious to the
improvements, persons, property, or uses in the vicinity and zone in which the property is
located.
Facts to Support This Finding: The proposed use will not be detrimental to the public
health or welfare, or the surrounding properties. The size and nature of the operations of the
RV rental and indoor storage facility will not negatively affect the subject lot or the
6
surrounding businesses and properties. The business has been operating at this location
since 2016. The City has not received any complaints from neighboring property owners or
tenants regarding the business in that time. There is sufficient parking to accommodate the
existing use and should not create any negative impacts to neighboring uses or properties
or adversely affect the public convenience, health, interest, safety, or general welfare or the
surrounding businesses or residents.
6. That this Project is Categorically Exempt under the California Environmental
Quality Act (“CEQA”) per Section 15301(a) of the CEQA Guidelines because the project will
not cause any physical change in the environment and the use will occur within an existing
facility.
SECTION 3. For the foregoing reasons the Planning Commission determines that
the Project is Exempt per Section 15301 of the CEQA Guidelines and approves Conditional
Use Permit No. CUP 17-06, to legalize the operation of a RV rental and indoor storage
facility that also includes vehicle washing, minor repairs, and retail sales of parts at 5511
Peck Road, subject to the conditions of approval attached hereto.
SECTION 4. The Secretary shall certify to the adoption of this Resolution.
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RESOLUTION NO. 2015
Conditions of Approval
1. The use approved by CUP 17-06 is limited to a RV rental and indoor storage
facility that also includes vehicle washing, minor repairs, and retail sales of parts
and shall be operated and maintained in a manner that is consistent with the
proposal and plans submitted and approved for CUP 17-06, and shall be subject to
periodic inspections, after which the provisions of this Conditional Use Permit may
be adjusted after due notice to address any adverse impacts to the adjacent
streets, rights-of-way, and/or the neighboring businesses and properties.
2. The project shall be developed and maintained by the applicant/property owner in
a manner that is consistent with the plans submitted and conditionally approved for
CUP 17-06, subject to the approval of the Development Services Director, or
designee.
3. No more than 17 recreational vehicles shall be stored on-site at any given time and
all recreational vehicles shall be stored inside the unit.
4. The business hours are limited to Monday – Friday 9:00 AM to 7:00 PM and by
appointment only from 6:00 AM to 10:00 PM, seven days a week.
5. Within 15 days from this approval, the applicant shall submit a business license
application to the Business Licensing Division, and pay all required penalty fees.
6. The appliant/property owner shall submit plans to Building Services to cons truct an
ADA accessible ramp and legalize the new office, bathrooms, and laundry area by
July 24, 2018.
7. A passive ventilation system shall be installed in the warehouse space to the
satisfaction of the Building Official, or designee.
8. No mechnical work shall be allowed, including but not limited, to oil changes,
transmission work, engine repairs.
9. The dump tank system, sanitary waste disposal system, and waterless car
washing method shall be approved by the Public Works Services Director, or
designee by Jul y 24, 2018. At the discretion of the Public Works Services Director,
or designee, an Industrial Waste Discharge Permit may also be required from the
Public Works Services Division.
10. By July 24, 2018, an approved reduced pressure backflow device shall be ins talled
for meter service protection to the satisfaction of the Public Works Services
Director, or designee.
11. A Water Meter Clearance Application, filed with the Public Works Services
Department, shall be required prior to issuance of a building permit.
10
12. If Conditions No. 6, 9, and 10 cannot be completed within the specified timeline
and the applicant can show that significant progress has been made to comply with
the conditions, an extension may be granted by the Planning & Community
Development Administrator, or designee.
13. Noncompliance with the plans, provisions and conditions of approval shall be
grounds for immediate suspension or revocation of any approvals, and may result
in the closing of the RV rental and indoor storage facility.
14. All City requirements regarding building safety, fire prevention, detection,
suppression, emergency access, public right-of-way improvements, parking, water
supply and water facilities, sewer facilities, trash reduction and recycling
requirements, environmental regulation compliance, including National Pollutant
Discharge Elimination System (NPDES) measures to the satisfaction of the
Building Official, Fire Marshal, Public Works Services Director, City Engineer, and
Planning & Community Development Administrator. Compliance with these
requirements is to be determined by having fully detailed construction plans
submitted for plan check review and approval by the foregoing City officials and
employees.
15. The owner/applicant shall defend, indemnify, and hold harmless the City of Arcad ia
and its officials, officers, employees, and agents from and against any claim,
action, or proceeding against the City of Arcadia, its officials, officers, employees
or agents to attack, set aside, void, or annul any approval or conditional approval
of the City of Arcadia concerning this project and/or land use decision, including
but not limited to any approval or conditional approval of the City Council, Planning
Commission, or City Staff, which action is brought within the time period provided
for in Government Code Section 66499.37 or other provision of law applicable to
this project or decision. The City shall promptly notify the applicant of any claim,
action, or proceeding concerning the project and/or land use decision and the City
shall cooperate fully in the defense of the matter. The City reserves the right, at its
own option, to choose its own attorney to represent the City, its officials, officers,
employees, and agents in the defense of the matter.
16. Approval of CUP 17-06 shall not take effect unless on or before 30 calendar days
after the Planning Commission adoption of the Resolution, the applicant and owner
have executed and filed with the Planning & Community Development
Administrator or designee an Acceptance Form available from the Development
Services Department to indicate awareness and acceptance of these conditions of
approval.
- - -
Attachment No. 2
Attachment No. 2
Aerial Photo with Zoning Information and
Photos of the Subject Property and Vicinity
N/A
N/A N/A
Yes
N/A
Property Characteristics
Zoning: M-1
General Plan: I
Lot Area (sq ft): 48,000
Main Structure / Unit (sq. ft.): 14,985
Year Built: 1965
Number of Units: 2
Overlays
Architectural Design Overlay: Yes
Downtown Overlay: N/A
Downtown Parking Overlay: N/A
Parking Overlay: N/A
Racetrack Event Overlay: N/A
Residential Flex Overlay: N/A
Special Height Overlay: N/A
Site Address: 5511 PECK RD
Parcel Number: 8538-017-006
Property Owner(s): GEDDES,MERLIN L CO-TR GEDDES TRUST
Selected parcel highlighted
Parcel location within City of Arcadia
This map is a user generated static output from an Internet mapping site and is for
reference only. Data layers that appear on this map may or may not be accurate, current,
or otherwise reliable.
Report generated 19-Apr-2018
Page 1 of 1
View of the subject building, 5511 Peck Road, from Peck Road
View of the subject unit, 5511 Peck Road, from Peck Road
View of the rear of the subject unit and rear parking lot area from access driveway
View of neighboring property to the north, 5525 Peck Road
View of neighboring property to the northeast, 111605 Goldring Road
View of neighboring property to the southeast, 5460 Peck Road
View of neighboring property to the south, 5501 Peck Road
Attachment No. 3
Attachment No. 3
Current and Proposed Site Plan and Floor
Plan
Site:
5511 N Peck Road, Arcadia, CA 91006
Drawing:
801506
Project:
0000416
Drawn:
Travis A King
Notes:Acme Builders Corp
1234 Oak Road
Yorktown, NY 10598Title:
Lux-Liner LLC Site Layout
Scale:
1/4":1'0"
Date:
08/07/2017
Rev:
A
15' 1" x 31' 3"15' 1"31' 3"15' 1"31' 3"
11' 5" x 12' 2"11' 5"12' 2"11' 5"12' 2"
5' 3" x 8' 6"5' 3"8' 6"5' 3"8' 6"
5' 2" x 5' 8"5' 2"5' 8"5' 2"5' 8"
110' 0" x 134' 1"110' 0"134' 1"110' 0"134' 1"110' 0"Main Office
Laundry Room
B athroom
#1
B ath #2
D iffer ent bus ines s ar ea w ith differ ent address
Major w all petitions the b uilding
Interior w alls unknown in this area
H
W
Fuse
Box
Fuse
Box
Power/Gas
Room
Main W arehouse/St orage Area
Dif f erent business area w ith dif f erent address
Yard Area
Peck Roa d
Fron t Entrance Front Entrance
Preparation Area - For staging and cleaning inbound and outbound RV's
Preparation Area - For staging and cleaning inbound and outbound RV's
Alleyw ay
Property Line
Property Line
Existing Spaces
Exi s ting Sliding Gate and Fence
Roll-up Doors R oll-up Doors
Ex is ting R amp
Geor ge Kauf f man Plumbing
5515 Pec k Rd
Approx 5,000 sq ft
Lux-Liner
5511 Pec k Rd
Approx 10,000 s q ft
5511 Spaces 5515 Spaces
T otal Spaces is 17 for facility
5511 is allocated 7 spaces up front
And the 6 s pac es in rear yard
Facility is a total of 15,000 sq ft
Exi s ting Gate
For 5515 Ac cessExisting FenceCurrent Floorplan
Site:
5511 N Peck Road, Arcadia, CA 91006
Drawing:
801506
Project:
0000416
Drawn:
Travis A King
Notes:Acme Builders Corp
1234 Oak Road
Yorktown, NY 10598Title:
Lux-Liner LLC Site Layout
Scale:
1/4":1'0"
Date:
08/07/2017
Rev:
A
Current Floorplan w ith Propos ed A dditions
15' 1" x 31' 3"15' 1"31' 3"15' 1"31' 3"
11' 5" x 12' 2"11' 5"12' 2"11' 5"12' 2"
5' 3" x 8' 6"5' 3"8' 6"5' 3"8' 6"
5' 2" x 5' 8"5' 2"5' 8"5' 2"5' 8"
110' 0" x 134' 1"110' 0"134' 1"110' 0"134' 1"110' 0"Main Office
Laundry Room
B athroom
#1
B ath #2
D iffer ent bus ines s ar ea w ith differ ent address
Major w all petitions the b uilding
Interior w alls unknown in this area
H
W
P roposed
A ir Compressor
Location
Fuse
Box
Fuse
Box
Power/Gas
Room
Main W arehouse/St orage Area
Dif f erent business area w ith dif f erent address
Yard Area
P roposed Dump
Tank Location
Peck Roa d
Fron t Entrance Front Entrance
Preparation Area - For staging and cleaning inbound and outbound RV's
Preparation Area - For staging and cleaning inbound and outbound RV's
Alleyw ay
Property Line
Property Line
Existing Spaces
Exi s ting Sliding Gate and Fence
Roll-up Doors R oll-up Doors
Ex is ting R amp
Geor ge Kauf f man Plumbing
5515 Pec k Rd
Approx 5,000 sq ft
Lux-Liner
5511 Pec k Rd
Approx 10,000 s q ft
5511 Spaces 5515 Spaces
T otal Spaces is 17 for facility
5511 is allocated 7 spaces up front
And the 6 s pac es in rear yard
Facility is a total of 15,000 sq ft
Exi s ting Gate
For 5515 Ac cess
Propos ed Lighting Location
LED Fl ood lights
Existing Fence
Attachment No. 4
Attachment No. 4
Preliminary Exemption Assessment
Preliminary Exemption Assessment FORM “A”
PRELIMINARY EXEMPTION ASSESSMENT
(Certificate of Determination
When Attached to Notice of Exemption)
1. Name or description of project: Conditional Use Permit No. CUP 17-06 to legalize the
operation of a RV rental and indoor storage facility that also
includes vehicle washing, minor repairs, and retail sales of
parts
2. Project Location – Identify street
address and cross streets or
attach a map showing project site
(preferably a USGS 15’ or 7 1/2’
topographical map identified by
quadrangle name):
5511 Peck Road (between Clark Street and Goldring Road)
3. Entity or person undertaking
project:
A.
B. Other (Private) Lux-Liner
(1) Name Travis King
(2) Address 5511 Pack Road
Arcadia, CA 91006
4. Staff Determination:
The Lead Agency’s Staff, having undertaken and completed a preliminary review of this project in
accordance with the Lead Agency's "Local Guidelines for Implementing the California Environmental
Quality Act (CEQA)" has concluded that this project does not require further environmental
assessment because:
a. The proposed action does not constitute a project under CEQA.
b. The project is a Ministerial Project.
c. The project is an Emergency Project.
d. The project constitutes a feasibility or planning study.
e. The project is categorically exempt.
Applicable Exemption Class: Section 15301(a) (Class 1 - Use of an existing
facility)
f. The project is statutorily exempt.
Applicable Exemption:
g. The project is otherwise
exempt on the following basis:
h. The project involves another public agency which constitutes the Lead Agency.
Name of Lead Agency:
Date: March 15, 2018 Staff: Jordan Chamberlin, Associate Planner