Title
Use Permit Review for Smog Check Service at European Auto Repair - PLN12-0230 - 1928 High Street - Applicant: Irman Turanovic. Six- month review of a Use Permit for smog check service at 1928 High Street and consideration of business hours on Saturdays from 9:00 a.m. to 5:00 p.m. This project is categorically exempt from further environmental review pursuant to the CEQA Guidelines Section 15301, Existing Facilities.
Body
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas
Assistant Community Development Director
Date: December 12, 2016
Re: Use Permit Review for Smog Check Service at European Auto Repair - PLN12-0230 - 1928 High Street - Applicant: Irman Turanovic. Six- month review of a Use Permit for smog check service at 1928 High Street and consideration of business hours on Saturdays from 9:00 a.m. to 5:00 p.m. This project is categorically exempt from further environmental review pursuant to the CEQA Guidelines Section 15301, Existing Facilities.
BACKGROUND
In January 2013, the Planning Board approved a use permit to add smog service to an existing auto repair business, which has been operating at 1928 High Street since 1951. The zoning ordinance requires a use permit for all business activity in Alameda not conducted within an enclosed building. A use permit was required for the smog service because the tail end of a car will remain outside the service bay during tailpipe emissions testing using a dynamometer (dyno).
During the consideration of the use permit, the neighborhood expressed concern over noise from the dyno, which is equipment used to run-up the engine in order to read emissions from the vehicle’s tailpipe. As a result, the Planning Board required a review of the use permit six months after smog service commenced. The Planning Board also deferred consideration of the proposed Saturday 9:00 a.m. to 5:00 p.m. business hours until the six-month review (Exhibit 1). The purpose of the review is to verify compliance with the conditions of approval and assess any potential noise impacts to surrounding properties resulting from smog check activities.
In October 2014, the Planning Board approved the Design Review component of this project, which involved adding a roll-up door, landscaping and other site improvements to the property (Exhibit 2).
In April 2016, the applicant began smog check service after completing the required Design Review improvements and obtaining state certifications. He is now requesting that the Planning Board approve Saturday hours from 9:00 a.m. to 5:00 p.m. as part of this six-month review.
DISCUSSION
In 2014, after approval of the use permit, the State of California implemented a new Smog Check Program that has eliminated traditional engine run-ups on the dyno and tailpipe testing on model-year 2000 and newer vehicles. Use of the dyno has been significantly reduced as a result of the new program, and the expectation is dyno tests will be eventually become obsolete when 1999 and older vehicles are phased out. The applicant estimates current dyno use on fewer than 30% of his smog tests. The new testing method is also quicker and only takes a few minutes to complete; most customer visits last 10 minutes or less.
Six-Month Review
A recent site inspection by staff found the premises to be operating in an orderly manner, and the site and landscape areas are well-maintained and kept free of debris. As part of the Design Review approval in 2014, the applicant removed abandoned sign posts and replaced landscaped areas with new, Bay-Friendly-compliant landscaping. A new drip irrigation system was also installed to keep the landscaping healthy. Old, non-conforming signage was replaced with new, visually coordinated signs. In addition, the pavement was restriped to provide order to on-site parking and navigation. Overall, the site has significantly improved its appearance at this highly visible gateway to Alameda.
Introduction of smog service at this location has been subtle. The City has not received any complaints regarding the business since the smog check service began in April 2016. The smog service is a small operation with one employee, and the business services approximately 10 cars a day, Monday through Friday. Due to the State’s new smog check program, equipment needed to run the smog test primarily includes a computer system and cables to the vehicle. The majority of tests simply require connecting a computer to the car, starting the engine and allowing the computer to run diagnostics using electronic components built into modern cars. Where dyno tests are required, staff has observed that these tests are short (90 seconds maximum), and given the ambient traffic noise at High Street and Fernside Boulevard, the incremental noise from the dyno during the daytime does not appear to create a loud disturbance to surrounding properties. In summary, the business is compliant with its use permit conditions and there is no indication the business is be incompatible with the surrounding neighborhood.
Hours of Operation
The existing auto repair shop operates from 8:00 a.m. to 6:00 p.m. Monday through Friday and from 9:00 a.m. to 5:00 p.m. on Saturday; it is closed on Sunday by choice of the business owner. The smog service operates from 8:00 a.m. to 5:00 p.m. Monday through Friday and is closed on the weekend under the current use permit. The applicant requests the Planning Board approve Saturday smog service hours from 9:00 a.m. to 5:00 p.m., when he believes most of his smog check business will occur as many car owners are not at work. The applicant wishes to achieve at least 15 cars per day in order to be successful providing smog check service at this location.
Conclusion:
Due to changes in the statewide Smog Check program, which has significantly reduced the use of dyno and tailpipe testing, the original concerns from neighbors over constant test noise have been mostly alleviated. As of writing this staff report, there have been no public correspondence received on this use permit review and consideration of Saturday hours. The property has also been well-maintained per permit conditions. Therefore, staff recommends the Planning Board find the smog service in compliance with the use permit conditions and approve Saturday hours for the smog station from 9:00 a.m. to 5:00 p.m.
ENVIRONMENTAL REVIEW
This project is Categorically Exempt from environmental review, pursuant to the CEQA Guidelines Section 15301 - Existing Facilities.
PUBLIC NOTICE
A notice for this hearing was mailed to property owners and residents within 300 feet of this site, published in the Alameda Journal and posted at the subject property. No public correspondence has been received at the time this staff report was written.
RECOMMENDATION
Hold a public hearing and approve the draft Resolution finding the smog check operations in compliance with conditions of approval use permit no. PLN12-0230, and to approve Saturday hours from 9:00 a.m. to 5:00 p.m. (Exhibit 3).
Respectfully submitted,
Allen Tai
Planning Services Manager
Exhibits:
1. Resolution PB-13-02 Use Permit for Smog Check Business
2. Resolution PB-14-16 Design Review approval
3. Draft resolution