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Home My WebLink About8.1 Public Hearing: PLPA-2010-00005&PLPA-2010-00006DublinSecStor.ZOA,NegDec,SDR OF DpB~ ui STAFF REPORT 19 4" 82 PLANNING COMMISSION ~~LIFOR~~~ DATE: November 9, 2010 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2010-00005 & PLPA-2010-00006 Dublin Security Storage Zoning Ordinance Amendments, Negative Declaration and Site Development Review Report prepared by Mamie Waffle, Senior Planner EXECUTIVE SUMMARY: Dublin Security Storage is requesting a Zoning Ordinance Amendment to allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and Site Development Review for the construction of a new 8,160 square foot mini-storage building and the conversion of 4,650 square feet of an existing warehouse building for mini-storage uses. A Zoning Ordinance Amendment is also proposed to identify the M-1 (Light Industrial) Zoning District as being consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use designation. A Negative Declaration for the project has been prepared and was circulated for public review from October 2, 2010 to October 22, 2010. No public comments were received. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; 5) Adopt a Resolution recommending City Council adoption of a Negative Declaration to amend the Dublin Zoning Ordinance to allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and to identify the M-1 (Light Industrial) Zoning District as consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use and for the expansion of an existing Mini-Storage facility located at 6005/6015 Scarlett Court; 6) Adopt a Resolution recommending City Council adoption of Zoning Ordinance amendments to allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and to identify the M-1 (Light Industrial) Zoning District as consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use; and 7) Adopt a Resolution approving a Site Development Review for the construction of a new 8,160 square foot mini-storage building and the conversion of 4,650 square feet of an existing warehouse building to mini-storage uses at 6005/6015 Scarlett Court. YyICUU.I,~,e ~c~?~~Q Submitted By, R viewed By, Senior Planner Community evelopment Director COPIES TO: Applicant File 1 ITEM NO.: • Page 1 of 8 G:IPA#120101PLPA-2010-00006 Dublin Security Storage Rez_SDRIPC 11.09.101PCSR 11 09 10 Final.doc DESCRIPTION: Figure 1. Dublin Security Storage Project Site Dublin Security Storage is an existing mini-storage facility located at 6005/6015 Ness Scarlett Court. The project site is located on a flag lot north of the existing Hyundai dealershi p (see Fi gure 1). Access to the _ 'Vacant site is obtained from a driveway off of Vehicle Scarlett Court, east of the Hyundai S't9e dealership (see Figure 1). Dublin Security Storage does not have direct fronta9e on am. , , Project k ~ wa,.+:•- ~ Scarlett Court. Site ~ Nissan Dublin Security Storage is comprised of Ii , r, two parcels. The southern parcel is D developed with seven (7) mini-storage . ~ rr; ~ • • ' ` " ~s~ ~ buildings and the northern parcel is developed with one, 2-story mini-storage ' vwsI.•. building and two warehouse buildings (see Attachment 1, Sheet A1.0). Parking for customers, employees and for vehicle storage is provided throughout the site. _ - ~ The project site has a General Plan Land Use Designation of "Business Park/Industrial and Outdoor Storage" and is located in the M-1 (Light Industrial) Zoning District. The mini-storage facility was originally approved through a Site Development Review by the Alameda County Planning Director in 1978. Public storage facilities where items are stored indoors have historically been a permitted use at the project site. In 1997, the City of Dublin completed a comprehensive update to the Zoning Ordinance. It appears that Mini-Storage inadvertently became a prohibited use in the M-1 Zoning District. As a result, Dublin Security Storage has a legal non-conforming status. As a legal non-conforming use, Dublin Security Storage is not allowed to expand or intensify the mini-storage facility. The proposed project is a request for a Zoning Ordinance Amendment to allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and Site Development Review for the construction of a new 8,160 square foot mini-storage building, the conversion of 4,650 square feet of an existing warehouse building for mini-storage uses, and minor site modifications. ANALYSIS: Zoning Ordinance Amendments Amendment No. 1 Chapter 8.12 (Zoning Districts and Permitted Uses of Land) sets forth the permitted, conditional and prohibited uses for all Zoning Districts. Mini-Storage is currently permitted in the C-2 (General Commercial) Zoning District and prohibited in the M-1 (Light Industrial) Zoning District. 2of8 There are two Mini-Storage facilities in Dublin that are located in the M-1 Zoning District and both are located on Scarlett Court (there are three additional mini-storage facilities in Dublin and they are located in commercial zoning districts). Dublin Security Storage is located at 6005/6015 Scarlett Court and U-Haul is located at 6265 Scarlett Court. In accordance with Chapter 8.140 (Non-Conforming Structures and Uses) both Mini-Storage facilities are legal non-conforming. Expansion or intensification of a non-conforming use is prohibited. Mini-Storage is an appropriate use in the M-1 (Light Industrial) Zoning District which is intended to provide for the continued use, expansion and new development of light industrial use types including storage uses conducted indoors. The Dublin Zoning Map identifies those areas of the City where the M-1 Zoning District is located (Attachment 2). The proposed Zoning Ordinance Amendment would allow Mini-Storage as a permitted use in these areas as well as within PD (Planned Development) Zoning Districts which have underlying M-1 (Light Industrial) uses (Attachment 3 and 4). Amendment No. 2 The Zoning Ordinance (Chapter 8.28 Industrial Zoning Districts) sets forth consistency between the Zoning Ordinance and General Plan. The Zoning Ordinance currently identifies the M-1 Zoning District as consistent with the "Business Park/Industrial" and "Industrial Park" Land Use Designations of the General Plan (Section 8.28.020.B.4) but falls silent regarding the "Business Park/Industrial and Outdoor Storage" General Plan Land Use. The majority of Scarlett Court, including the project site, has an existing General Plan Land Use Designation of "Business Park/Industrial and Outdoor Storage" and is zoned M-1 (Light Industrial). The "Business Park/Industrial and Outdoor Storage" General Plan Land Use includes all land uses allowed under the "Business Park/Industrial" General Plan Land Use such as, non-retail businesses that do not involve heavy trucking or generate nuisances due to emissions, noise or open uses; Scarlett Court is given as an example. In addition to these uses, outdoor storage is also allowed. Mini-Storage is consistent with the General Plan Land Use. The intent of the M-1 (Light Industrial) Zoning District is to provide for the continued use, expansion and new development of light industrial use types in proximity to major transportation corridors and to ensure compatibility with adjacent residential and commercial uses. Use Types permitted in the M-1 Zoning District include laboratories, contractor's office, commercial parking lots or garages, light industrial, printing and publishing, research and development, warehousing and distribution, and other similar and related uses. These Use Types are consistent with the "Business Park/Industrial and Outdoor Storage" General Plan Land Use. Therefore, Staff is recommending a Zoning Ordinance Amendment to identify the M-1 Zoning District as also being consistent with the "Business Park/Industrial and Outdoor Storage" General Plan Land Use (Attachment 3 and 5). Site Development Review Dublin Security Storage is also requesting approval of Site Development Review for the construction of a new 8,160 square foot mini-storage building, exterior modifications to convert 4,650 square feet of an existing warehouse building for mini-storage uses and associated site improvements. 3of8 Conversion of 4,650 Square Feet of an Existinq Warehouse for Mini-Storaqe Uses Kobold Landscape and Garden Supply operates out of the southern portion of Building No. 10 (3,950 square feet); the remainder of the building (4,650 square feet) is used as a warehouse and is proposed to be converted to mini-storage uses (see Figure 2). The Applicant is proposing to make a minor modification to the exterior of the building and modify the interior to accommodate mini-storage. All existing roll up doors on the exterior of the building would be retained. The only exterior modification to this building would be the addition of an entry door on the east elevation (Attachment 1, Sheet A3.0). Figure 2. Site Layout Buiiding No. 8 •",1 Northern i , Parcei Building No. 10 ~ . ~ ~~i ' ? . i ~ ? g _ . . ~ New Building Southem Parcel ti ' ~`'f~'+',.~ • I - 77? i 4! ~ • ~ F •i~ ;•~!"1~~~"F~ , ••,s n.iu a ~.M-L ~ Hyundai i 7a . Driveway Access ; 10 . . °~~:scn1e.errcr- - - N - - New 8,160 Square Foot Mini-Storaqe Buildinq The new 8,160 square foot mini-storage building is proposed east of Building No. 8(see Figure 2 above). The new building would be 1-story (Building No. 8 is a 2-story mini-storage building) and would be constructed of inetal panels with a standing seam metal roof similar to other one- story mini-storage buildings on-site. Some storage units would be accessible from the outside via roll-up doors; other storage units would be accessible from an internal hallway. The exterior walls of the mini-storage building would be painted "Sandstone" and the roll-up and entry doors would be painted "Hunter Green"; the roof would be painted "Polar White" (see Attachment 6). The proposed colors are compatible with other mini-storage buildings on-site. The new building would not be visible from the right-of-way and would be largely blocked from view from the Iron Horse Trail by other existing buildings on-site. Minor site modifications to parking and circulation would be made to accommodate the new building. Currently, the area where the new building is proposed is used for outdoor recreational vehicle storage and accommodates approximately 20 recreational vehicles. These existing stalls would be removed for the placement of the new mini-storage building (Attachment 1, 4 of 8 Sheet A1.1). Two existing pine trees would also be removed and an existing fire hydrant would be relocated to accommodate the new mini-storage building. No new landscaping is proposed as part of the project. Twelve parking spaces would be created east of the new building and four spaces would be added to the south of the building including 1 disabled accessible space. A 21-24 foot drive aisle would be maintained around the new building and would connect to the existing drive aisle north of Building No. 7. The General Plan allows for a minimum floor area ratio of .25 and a maximum of .40 for the Business Park/Industrial and Outdoor Storage Land Use designation. The project site with the new 8,160 square foot building would be at a.34 floor area ratio which is within the allowable range permitted by the General Plan. The minimum building setbacks for the M-1 Zoning District are 10-feet from the front and side property lines and 20-feet from the rear property line. Due to the new building being centrally located on the site, it exceeds the minimum required setbacks (see Attachment 1, Sheet A1.0). The maximum building height permitted in the M-1 zoning district is 45-feet; the new building is approximately 15-feet high as measured from the ground to the highest point on the roof. The project is also located within the Scarlett Court Overlay Zoning District and is subject to Chapter 8.34 (Scarlett Court Overlay Zoning District) of the Dublin Zoning Ordinance. Any new construction, exterior modification of an existing structure, modification to site layout, or signage is subject to Site Development Review and compliance with the Scarlett Court Design Guidelines. The Scarlett Court Design Guidelines address site planning, architecture, signage, lighting and landscaping. Because the project site is developed with existing buildings and parking areas which will remain, and because of the nature of the use (mini-storage), much of the criteria contained in the Scarlett Court Design Guidelines is not applicable. For example, building placement is encouraged to have a strong relationship with the street and sidewalk; however, the project site is located on a flag lot and does not have direct street frontage. The Design Guidelines also encourage a strong relationship between multiple buildings on a single site and pedestrian walkways to connect them; while the project site does include multiple buildings, mini-storage facilities are more automobile oriented and do not necessitate pedestrian connectivity among the various mini-storage buildings on site. Architectural guidelines emphasize modern and postmodern architectural styles, materials and design details. Because numerous other mini-storage buildings already exist on the project site, the new 8,160 square foot mini-storage building has been designed to be architecturally consistent with existing buildings on-site as described in the beginning of this section above. The Design Guidelines state that building colors should be complimentary and compatible with other buildings on the site and light, neutral colors are encouraged with contrasting trim and color bands. As described above, the project proposes neutral colors with Hunter Green accents (see also Attachment 6). The Design Guidelines also address signage, site lighting and landscaping. The project does not propose any new signage or modifications to existing signage. New wall mounted light fixtures are located on all four elevations of the new mini-storage building and will provide adequate, safe and appropriate lighting levels around the entire building. No new landscaping is proposed as part of the project. 5 of 8 A Resolution recommending approval of the Site Development Review is included as Attachment 7 to this Staff Report. Conditions of Approval have been placed on the project to ensure that all new construction complies with applicable Building and Fire codes as well as local ordinances. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. An Initial Study/Negative Declaration was prepared and circulated for public review from October 2, 2010 to October 22, 2010 (Attachment 8, Exhibit A). No public comments were received. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site is designated Business Park/Industrial and Outdoor Storage in the General Plan and has a permitted Floor Area Ratio of .25-.40. The project proposes a.34 Floor Area Ratio which is consistent with the General Plan. The project site is located in an M-1 (Light Industrial) Zoning District. The Zoning Ordinance, as amended, would allow Mini-Storage as a permitted use in the M-1 Zoning District. As described in this Staff Report, the project complies with the development standards for the M-1 Zoning District including building setbacks and heights. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District have reviewed the project and provided Conditions of Approval where appropriate to ensure that the project is established in compliance with all local Ordinances and Regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300-feet of the proposed Project (Dublin Security Storage). The Public Notice was also mailed to all property owners and occupants within 300-feet of other mini-storage facilities in the M-1 (Light Industrial) Zoning District (U-Haul) and to all other mini-storage facilities City-wide. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was provided to the Applicant. ATTACHMENTS: 1) Project Plans dated received October 4, 2010. 2) Dublin Zoning Map. 3) Resolution recommending City Council adoption of Zoning Ordinance amendments to allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and to identify the M-1 (Light Industrial) Zoning District as consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use, with the draft Ordinance attached as Exhibit A. 4) Draft Zoning Ordinance amendments to Chapter 8.12 (Zoning Districts and Permitted Uses of Land) with changes shown in strikethrough/underline. 6 of 8 5) Draft Zoning Ordinance amendments to Chapter 8.28 (Industrial Zoning Districts) with changes shown in strikethrough/underline. 6) Colors and Materials for new mini-storage building. 7) Resolution approving a Site Development Review for the construction of a new 8,160 square foot mini- storage building and the conversion of 4,650 square feet of an existing warehouse building to mini-storage uses at 6005/6015 Scarlett Court. 8) Resolution recommending City Council adoption of a Negative Declaration to amend the Dublin Zoning Ordinance to allow Mini-Storage as a permitted use in the M-1 (Light Industrial) Zoning District and to identify the M-1 (Light Industrial) Zoning District as consistent with the Business Park/Industrial and Outdoor Storage General Plan Land Use and for the expansion of an existing Mini-Storage facility located at 6005/6015 Scarlett Court, with the draft City Council Resolution and the Negative Declaration attached as Exhibit A. 7of8 9) GENERAL INFORMATION: APPLICANT/ PROPERTY OWNER: Glenn Kierstead Security Storage, LP 6541 Regional Street Dublin, CA 94568 LOCATION: 6005/6015 Scarlett Court ASSESSORS PARCEL NUMBER: 941-0550-033 and 941-0550-034 GENERAL PLAN LAND USE DESIGNATION: Business Park/Industrial and Outdoor Storage SPECIFIC PLAN LAND USE DESIGNATION: N/A SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North PD Open Space Iron Horse Trail South M-1 Business Park/Industrial & Automobile Sales/Service Outdoor Stora e East PD Open Space and Business Iron Horse Trail and Park/Industrial & Outdoor Stora e Automobile Repairs/Service Retail/Office & Automotive and West M-1 Business Park/Industrial & Automobile Sales/Service Outdoor Stora e 8of8