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I~1~' ~~:li. j ~iv' ~?Iit~itt}};;tq'C'1 ~ s t~'4(, :`tt:t`+:. i,jf~ 3 ~ (Si~l~lii(~1} ~'lc f ~:.,,"": ''=.E 1~ f ~~:ar cs! it ~:~L t~4~. Lt~'i~}3li~l~°,lt FIL :t 1l {..?i..~i'~.j ttii ~:; (i. i'tiS ~fil ti~:.tti~; t:+1` :,st3~;i it~i,1;??''. itil Ei?t' ~"~a (t:i~L'i 7^ll~~'. ;T~„`~, ~ ,.it.1*1;+; i'~ t~i. ccl~l:i.ii~tl i};` :t1Tii~i~ i?tiltjts,tt g(it'Cti'L' xl,'L'L°. 1'' . ~, i~ 13P ;lnzdrs`__ -- ATTACHMENT 2 BACKGROUND: All American Label has been in business for more than 10 years and they have been at their current location for the past 3 years. All American Label is a full service label printer business. The business has expanded over the past few years and consequently All American Label has c utgrown their existing building. The proposed outdoor storage area will be used to provide additional storage space far All American Label business. ANALYSIS: Conditional Use Permit Chapter 8.12 of the Zoning Ordinance (Zoning Districts and Permitted Uses of Land) indicates that an equipment and materials storage yard is permitted in the M-1 Zoning )/~istrict with a Conditional Use Permit reviewed by the Planning Commission. The Applicant has requested approval of a 4,456 square foot outdoor storage area adjacent to the building in the northern portion of the site (Refer to Attachment 2). The Iron Horse Trail is located west of the project site. Mature vegetation exists along the western property boundary, wr ich will screen the proposed outdoor storage area from individuals utilizing the trail. An apartment complex is located approximately 90 feet north of the project site. There is an existing wall along the adjacent property located north of the project site, which will screen the outdoor storage area from residents in this apartment complex. The other surrounding properties include industrial uses. The Applicant is unable to add onto the existing building because the c~~rrent Floor Area Ratio of the project site is the maximum as allowed by the City of Dublin's General Plan. The project site's Land Use Designation is Business Park/Industrial, which allows a maximum Floor Area Ratio of 0.40. The current Floor Area Ratio for the project site is 0.40; therefore, the proposed outdoor storage area is the only avenue available to the Applicant to create additional storage space on his properly. The proposed outdoor storage area will serve as an on-site location f ~r All American Label to store their business's inventory. The Applicant will be storing a variety of materials in the covered outdoor storage area including pressure sensitive paper and corrugated boxes. Currently, Al'. American Label has their inventory stored outside and the inventory is brought inside every night. The addition of the covered storage area to the site will provide protection to the inventory from the elements and also discourage vandalism. Parkingi Anal sis The City of Dublin Zoning Ordinance contains off-street parking requirements by use type. A Light Industrial Use Type is required to provide 1 parking space per 400 square feet of general purpose area, plus 1 parking space per 1,000 square feet oi'warehouse or distribution area. ~s previously stated, the office area is 2,800 square feet and the warehouse area is 21,194 square feet. T'he proposed outdoor storage area is required to provide 1 parking space per 1,000 square feet. The proposed outdoor storage area is 4,456 square feet. A total of 29 on-site parking spaces sue required for this use based on the existing and proposed uses (see Table below). 2of5 Parkin Light Industrial Use Type (ac listed in the Zoning Ordinance)- Warehouse = 1 space per 1,000 square feet General Purpose Area = 1 space per 400 square feet Parking required per City Code General Purpose Area - 2,800 7 parking spaces Printing/Warehouse - 21, I94 square feet 21 parking spaces Proposed Outdoor Storage Area - 4,456 square feet 4 parking spaces 10% Parking Reduction -3 parking spaces Total Parking Spaces Required 29 parking spaces The Applicant is able to accommociate all 29 parking spaces on site, which includes an overall 10% reduction for the site as allowed b}~ Section 8.76.OSO.D of the Zoning Ordinance. The 10% reduction accounts for the need and use of parking throughout an average day. A condition has been placed on the project which requires the Applicatrt to re-stripe the parking area to achieve the 29 required parking spaces on-site (Condition No. 15, Attachment 1). The proposed equipment and materials storage yard is appropriate for the site because the proposed location of the outdoor storage area is located in the Siena Court B~zsiness Park, which has a variety of industrial uses. The storage area is in association with an existing building and is compatible with the existing and allowed uses of the project site. The draft findings for this Conditional Use Permit request can be found on pages 2 and 3 of Attachment I . Site Development Review The Applicant is proposing a 4,456 square foot covered storage area. The color and materials are consistent with the existing buildin€;. The outdoor storage area will be supported by 11 steel columns, which will be painted to match the existing building (please refer to Attachment 4 for color sample). The roof of the outdoor storage area will consist of steel roof panels pai:ited surf sand to match the existing roof (please refer to Attachment 5 far roof color sample). The proposed height of the roof of the storage area ranges in height from 16'4" (portion closest to the existing building) to 24'8" (portion farthest from the existing building). The covered outdoor storage area is consistent with the height of the existing building. The proposed modifications are appropriate for the site because the outdoor storage area is compatible with the existing building and the use of the site. The project site is located ~Nithin the Sierra Business Park and it is surrounded by a variety of industrial uses. The site is visible from the Alamo Creek Trail; however, existing vegetation along the rear of the property will help screen thy: covered outdoor storage area from individuals utilizing the trail. The draft findings. for the Site Development Review can be found on pages 3 and 4 of Attachment l . Public Notice In accordance with State law, a public notice regarding this hearing was mailed to all property owners and occupants within 300 feet of the proposed project. A public notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has not received comments or objections from surrounding property owners or tenants regarding the current proposal. 3of5 ENVIRONMENTAL REVIEW: The project has been reviewed under the California Environmental Quality Act, (CEQA), State CEQA Guidelines and the Dublin Environmental Guidelines, and the project has been found to be Categorically Exempt from the California Environmental Quality Act (CEQA), according to the CEQA Guidelines Section 15301 (Minor alteration of existing facilities). CONCLUSION: The proposed covered outdoor storage area at All American Label vrill provide the property owner with additional storage space on the property. The proposed project, as conditioned, is consistent with the Dublin General Plan and the Dublin Zoning District in which the project site is located and represents an appropriate project for the site. 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; and 5) Adopt Resolution. (Attachment 1 } approving a Conditional Use Permit and Site Development Review to allow exterior modifications to the project site, which consists of the addition of a covered storage area at All American Label located at b958 Sierra Court. 4of5 GENERAL INFORMATION: APPLICANT: Tom Vargas All American Label 6958 Sierra Court Dublin, CA 94568 PROPERTY OWNER: Brad Brown All American Label 6958 Siena Court Dublin, CA 94568 LOCATION: 6958 Sierra Court ASSESSORS PARCEL NUMBER: 941-2756-006 GENERAL PLAN DESIGNATION: Business Park/Industrial EXISTING ZONING: Light Industrial (M-1) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND CURRENT USE OF PROPERTY USE PD (PA 97-019) Medium-High Density Residential North Residential South M-I (Light Business Park/Industrial Industrial Industrial West R-1 (Single- Single Family Residential Alamo Creek Trail family Residential) East M-1 (Light Retail Office Industrial Industrial) Project Site M-1 (Light Business Park/Industrial Industrial Industrial) 5 of 5