STAFF REPORT. To: Planning Commission Meeting date: April 12, 2017 Item: UN Prepared by: Robert Eastman
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1 # 5 ) UN LA SIERRA AUTO SALES SPECIAL USE PERMIT VEHICLE SALES PUBLIC HEARING STAFF REPORT To: Planning Commission Meeting date: April 12, 2017 Item: UN Prepared by: Robert Eastman GENERAL INFORMATION: Applicant: Property Owner(s): Requested Action: Purpose: Sonia B. Perez Arche s Place LLC Approval of a special use permit To allow vehicle sales Location: 4230 North Pecos Road, Suites 3-5 Parcel Number(s) Lot Area: Comprehensive Plan: Existing land use and zoning: Surrounding land use and zoning: 2.19 ± acres Heavy Industrial Light Industrial; M-2, General Industrial District North: Light Industrial; M-2, General Industrial District West: Office / Warehouse; M-2, General Industrial District East: Undeveloped and Office / Warehouse; M- 1, Business Park Industrial and M-2, General Industrial Districts South: Office / Warehouse; M-1, Business Park Industrial District
2 BACKGROUND INFORMATION: The applicant is requesting Planning Commission approval to allow the sales of vehicles. According to the letter of intent, the applicant s business has grown and requires more parking spaces to allow more display area for vehicles. They are occupying three suites and have 1,556 square feet of indoor space. With this expansion, the applicant is requesting to display a total of 20 vehicles. Historically this site has had numerous auto sale businesses. During the last 12 years, there have been 15 different auto sale business licenses approved for this parcel. The applicant currently has a use permit and a business license, however the conditions of approval limit the use to two display vehicles. Additionally another auto dealer is on the site, at 4244 North Pecos, and is also allowed two display vehicles. Other auto oriented uses include three auto repair businesses, an auto glass business and an auto service facility. The existing site contains two buildings, 4230 and 4244, 4230 is approximately 14,100 square feet in size and was constructed in was also constructed in 1998 and is approximately 5,000 square feet. The building was not constructed to current design standards. However, as the applicant is not proposing to modify the exterior of the building, compliance with the Industrial Design Guidelines is not required with this application. DEPARTMENT COMMENTS: Public Works: Fire Prevention: Police Department: No comment. No comment. The North Las Vegas Police Department has no issues with this application and recommends approval. ANALYSIS: The subject site was originally constructed for use as a mixed light industrial building. Since construction a large number of industrial uses and small businesses have used the buildings. Currently the site has parking challenges and many users are using the site for outdoor storage. The parking requirements for vehicle sales are one (1) parking space per 400 square feet of indoor display area, and one (1) parking space per 500 square feet of outdoor display area. The applicant is proposing to display twenty (20) vehicles outside. Review of the site plan indicates that there are either 74 or 113 parking spaces at this location, the site information states that 74 parking spaces are provided, while counting the spaces indicates
3 113 parking spaces are provided. A review of the enclosed aerial photo (Dated 2016) depicts approximately 111 parking spaces. A total of 59 parking spaces were required when this site was initially developed in The parking displayed on the site along the north, is not compliant with city standards. The parking was not included in the original plans nor with the application submitted in 2013 for an auto dealer at this site. The additional parking does not allow emergency vehicles to use the site. Additionally, the outdoor storage along the east and south property lines impacted the parking along the back of the building. Therefore, the current and legal number of parking spaces is difficult to determine. An older (2008 aerial) also depicts 111 parking spaces on-site, but with the required fire access lanes. The site contains five auto service uses, and a trade school, plus a number of other uses. The total required number of off-street parking spaces is 1 space per 300 square feet for the auto repair and services uses; 1 space per 500 square feet for office / warehouse uses; and 6 plus 1 space per 300 square feet for the trade school. Therefore the total number of required parking spaces is approximately 76 spaces including the two auto dealers as approved with two display vehicles each. The site should be able to accommodate 20 additional vehicles for display, however the twenty vehicles should be split between the two existing dealers. A site inspection of the property confirms the situation shown in the aerial photograph. The site is currently occupied by two auto sales uses that are using more parking spaces than permitted for the storage of vehicles and display. Some users of the property, including the existing auto sales uses are using the concrete medians as parking or display areas. The auto repair and service uses appear to be using the east and north sides of the property to improperly store vehicles awaiting repair. Other businesses, including the forklift school, appear to be improperly storing equipment along the east and south sides of the site. There are display vehicles triple parked along Pecos Road. While staff does not necessarily have any objections to the proposed use (vehicle sales), this site cannot support the current uses nor an expansion to one of the auto dealers. Any business selling vehicles must operate in such a way that the use does not become a nuisance to the surrounding commercial or industrial uses. As vehicle sales facilities expand and grow, the supply of automobiles onsite increases (Please see attached 2012 and 2016 aerial photographs) As a result, customer parking for the customers on the site is severely impacted. Therefore, staff cannot recommend approval of the requested expansion at this location for the vehicle sales facility. Requirements for Approval of a Special Use Permit In accordance with the Zoning Ordinance, the Planning Commission may, by motion, grant a special use permit if the Planning Commission finds, from the evidence presented, that all of the following facts exist: 1. The proposed use is consistent with the Comprehensive Master Plan and all 3
4 applicable provisions of this Code and applicable State and Federal regulations; 2. The proposed use is consistent with the purpose and intent of the zoning district in which it is located and any applicable use-specific standards and criteria in Chapter of this Code; 3. The proposed use is compatible with adjacent uses in terms of scale, site design, and operating characteristics (such as, but not limited to, hours of operation, traffic generation, lighting, noise, odor, dust, and other external impacts); 4. Any significant adverse impacts anticipated to result from the use will be mitigated or offset to the maximum extent practicable; and 5. Facilities and services (including sewage and waste disposal, water, gas, electricity, police and fire protection, and roads and transportation, as applicable) will be available to serve the subject property while maintaining adequate levels of service for existing development. RECOMMENDATION: The Community Development and Compliance Department recommends that UN be denied. If the Planning Commission determines that approval is warranted, the following conditions are recommended: Planning and Zoning: 1. That, unless expressly authorized through a variance, waiver or another approved method, this development shall comply with all applicable codes and ordinances. 2. The parking lot should be configured to maximize parking while complying with the Fire Code, ADA, and all other applicable codes and ordinances. 3. The outside display of vehicles shall be limited to no more than ten (10) vehicles, and shall be limited to passenger vehicles only. The display of recreational vehicles or boats shall be prohibited. ATTACHMENTS: Letter of Intent Site Plan Photographs of Site Location and Zoning Map 4
5 Spring 2016 Aerial (Clark County Openweb) 5
6 Spring 2012 Aerial (Clark County Openweb) 6
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