2004-0039 – Zoran Miskic’ [Applicant] George K. Yamaoka [Owner] – Application for a Use Permit on a 1.5 acre site to allow auto repair in an existing building.  The property is located at 1155 Reed Ave Unit D in an M-S/ITR/R-3/PD (Industrial & Service/Industrial to Residential/Medium Density Residential/Planned Development) Zoning District. (APN: 213-01-003) JMC

In attendance: Zoran Miskic, Applicant; David Roleff, Resident; Tom Lasch, Alano Club; Benedeto DiGiallorenzo, Vito’s Pizza; Fred Bell, Administrative Hearing Officer; Jamie McLeod, Project Planner; and, Gloria Barron, Recording Secretary. 

Mr. Fred Bell, Administrative Hearing Officer, on behalf of the Director of Community Development, explained the format that would be observed during the public hearing.

Mr. Bell announced the subject application.

Jamie McLeod, Project Planner, presented the staff report.  She summarized the subject application and noted an error in the staff report.  She then referred to the parking demand table on page 7 and noted that the Alano Club, a tenant space within the building, required 48 parking spaces and not 25 as stated in the staff report.  Staff stated that there are no remaining parking spaces for the propose use and therefore recommended denial of the Use Permit based on the parking shortage.   

Mr. Bell stated that he read the staff report and visited the site.  He then asked staff what the new deficiency number was in parking spaces based upon the correction made to the number of parking spaces required for the Alano Club.  Staff responded that the deficiency is 30 spaces total for the site.  Mr. Bell asked staff for clarification on the original 25 parking spaces for the Alano Club.  Staff stated that the initial proposal by staff was 25 parking spaces and the modified Conditions of Approval for the Special Development Permit reflected 48 parking spaces.  Mr. Bell then commented on the bay door located on the tenant space and confirmed with staff that the door is facing east onto the commercial part of the area which would address some of the noise issues.  Staff agreed. 

Mr. Bell opened the public hearing.

Zoran Miskic, Applicant, stated that the proposed hours of operation were from 9a.m.to 4p.m. and he did not feel he would need 20 parking spaces  He stated that he spoke with the adjacent neighbors which did not have a problem with the application because their peak business hours are in the evening.  Mr. Bell asked Mr. Miskic if reservations are required to have work done.  Mr. Miskic stated that he goes by appointments only and takes in cars depending on how many mechanics he will have on that day.  He noted that the jobs being done on site are all fast service and other jobs which require more time are done off site at a different auto shop. Mr. Bell asked Mr. Miskic how many employee’s would be present on a daily basis.  Mr. Miskic responded that he anticipates having 4 to 5 employees.  Mr. Bell then asked Mr. Miskic if all the work would be done inside the shop.  Mr. Miskic responded yes.  

Benedeto DiGiallorenzo, Vito’s Pizza, stated that his peak hours of business are during the evening hours and would not have a problem sharing the parking spaces during the morning.  He stated that his only concern would be if the tenant would do any mechanical work outside of the shop.         

Tom Lasch, Social Club, stated that he did not have a problem with the hours of operation proposed by Mr. Miskic.  However, because the Use Permit for the social club is up for review in April Mr. Lasch was concerned that approval of the auto shop application with 20 additional parking spaces might jeopardize his renewal of the Use Permit for the social club.  He then stated that there is additional parking along Willow Street if needed.  Mr. Bell asked Mr. Lasch if the 48 parking spaces committed to the Alano Club are more than they need.  Mr. Lasch stated that during the day they do not use up that many parking spaces. 

David Roleff, Resident, spoke in support of the project and stated that he was very please when he heard about the auto shop application.  He also stated that his elderly neighbor was also pleased when she heard about the application.  Mr. Roleff stated that it is very convenient for the elderly people in the area to take their cars in for repair. 

Mr. Bell asked Mr. Miskic if any auto body work was required to be done outside the shop.  Mr. Miskic responded that all the work would be done inside the shop and no work would be done outside.  Mr. Bell proposed additional Conditions of Approval which would require no work to be done outside of the building and that no vehicles are stored outside.  Mr. Bell also adjusted the hours of operation to reflect 6:00 a.m. to 4:00 p.m. Monday through Saturday.  Mr. Miskic agreed to the modified work scheduled.   

Mr. Bell closed the public hearing.

Mr. Bell did not concur with the Findings provided by staff and determined that as conditioned the project will not result in unexpected impacts on adjoining properties and would be adequately parked.  Mr. Bell approved the Use Permit with the Conditions of Approval recommended by staff with the following modifications: 1) The hours of operation shall be from Monday through Saturday 6:00 a.m. – 4:00 p.m. 2) Vehicles are not to be parked or stored outside of the building during non-business hours and 3) no auto mechanic work is to be done outside of the building during business hours. 

Mr. Bell stated that the decision is final unless appealed during the 15-day appeal period.

The meeting was adjourned at 1:48 p.m.

Minutes approved by: 

Fr Fred Bell, Principal Planner