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Analysis Property History On November 3, 1977, the Planning Commission approved Use Permit Application U-78-9 of Edgar B. Billups. The Use Permit was for a 'marine repair shop, specializing in outboard motor repair, with incidental sales of marine motor parts.' The Use Permit was conditioned that 'no boats are to be displayed or sold on the premises.' The property involved is on the north side of Walnut Grove Road, about 200 feet east of Vail Road, west of Thornton (11751 West Walnut Grove Road, APN 001-080-31). Since this approval, the facility has been used by several different boat engine repair businesses. There was, until recently, a limited amount of outside storage on the property. In October 1992, this department received a complaint through Supervisor George Barber that a new business (Lee's Boat Hauling) had just opened, using this facility, and that there were boats stored over the entire property, with some of the boats extending into the public right-of-way of Walnut Grove Road. A field check of the property revealed over 30 large boats, 25 to 60 feet in length, being stored on the site. Several of the boats were being lived in. They were provided power by electrical extension cords and water with garden hoses. A mobile home was also on the site that was being used as an office for the business. Permits had not been obtained for this mobile home, and the use did not have a current Business License. In that same month, staff met with the owners of the new business and discussed the limitations of the Use Permit with him and what would be needed to bring his business into compliance. The business is primarily a commercial boat hauler and storer of boats, but there is associated boat repair. They were informed that (1) the boats could not be occupied, (2) the mobile office would either have to obtain permits or be removed, and (3) the business would be limited to boat storage only outside, with all repair work to be conducted inside the building. They were also informed that they needed to confine the business to their property. On March 31, 1993, the violations were being corrected, an Improvement Plan had been submitted to detail their operation, and the enforcement file was placed in inactive status. In October 1993, the department again was notified of apparent violations on the site through Supervisor George Barber. Field investigation again found that boats and recreational vehicles were being lived in. minor repairs to the complete major overhaul of a boat that was extensively damaged by fire. The Several boats stored on the property were being worked on by their owners, performing everything from office was still being used without permits. The property owner was notified concerning these continumobile ing violations. In December 1993, a follow-up investigation revealed three recreational vehicles and two boats still hooked up to electricity and water and apparently being used as living quarters; some boats, trailers, and equipment are being stored on an adjacent property; and the mobile office is still present and absent any permits. The Improvement Plan has not been completed, and a Business License has not been requested. The property is currently owned by Jean M. Hunt and is leased to Lee Coulter, who operates the business. Cn February 3, 1994, the Planning Commission was asked to decide whether to schedule a public hearing 'o consider the revocation or modification of Use Permit Application No. U-78-9. After a staff presentation cf the property's history, the Commission voted to schedule a revocation hearing on March 17, 1994. San Joaquin County U-78-9/Hunt Ccmmunity Development Page 3 •