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Home My WebLink About8.2 PLPA 2011-00057 All American Label CUP&SDR~ o~ D,~ G~ pi ~ ~~~ l~~~i~~ `~C~~ DATE: TO: February 14, 2012 Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2011-00057 All American Label Conditional Use Permit and Site Development Review to allow a 4,456 square foot unenclosed addition, for the purposes of outdoor storage, to an existing 23,994 square foot building at 6958 Sierra Court Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant has requested approval of a Conditional Use Permit and Site Development Review to allow a 4,456 square foot unenclosed addition, for the purposes of outdoor storage, to an existing 23,994 square foot building at 6958 Sierra Court. 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 a Resolution approving a Conditional Use Permit and Site Development Review to allow an unenclosed, covered outdoor storage area in the Light Industrial (M-1) Zoning District at 6958 Sierra Court. ~ Sfi ~ ~ Submitted By Re i wed By Principal Planner Plann' g Manager COPIES TO: Applicant File STAFF REPORT PLANNING COMMISSION Page 1 of 6 ITEM NO.: • G:IPA#120111PLPA-2011-00057 AA Label SDR - unenclosedlPCSR 02.14.2012.docx DESCRIPTION: Background The project site is located at the north end of Sierra Court, adjacent to the Alamo Creek trail to the west and the Park Sierra Apartments to the northeast. The subject building is currently occupied by All American Label, which is a business that specializes in the printing and distribution of labels and other packaging. The 1.37 acre project site includes a permitted 23,994 square foot industrial building that has recently been expanded with an unpermitted 4,456 square foot addition The project site is depicted in Figure 1. The project site is located in the larger Sierra Court/Trinity Court area, which is dominated by light industrial buildings occupied by a combination of manufacturing, warehousing, and other uses. Like the project site, most of the parcels in the Sierra Court/Trinity Court area have a General Plan land use designation of Business Park/Industrial, and most of the parcels in the Sierra Court/Trinity Court area are located in M-1 (Light Industrial) Zoning District. Entitlement History In 2008, Mr. Tom Vargas, Operations Manager for All American Label, filed an application with the City requesting Site Development Review (SDR) approval for the addition of a 4,456 square foot storage area on the northern portion of the site. The Business Park/Industrial General Plan land use category allows a maximum Floor Area Ratio (FAR) of 0.40, and with an enclosed addition to the building as originally proposed, the FAR would have been 0.48. Since permitting an enclosed addition would exceed the allowable FAR for the site, the application was revised and a 4,456 square foot addition was proposed as an unenclosed structure (i.e. carport), which would still maintain conformance with the General Plan. The SDR application was reviewed by the Planning Commission at a public hearing on November 12, 2008 (Attachments 1 and 2) and the Planning Commission approved Resolution 08-37 (Attachment 3), permitting the construction of the unenclosed outdoor storage area and the associated Conditions of Approval. At some point after the Planning Commission approval of the unenclosed outdoor storage area, the Applicant proceeded to construct an enclosed building addition without Building or Planning permits. This action resulted in a Building Code Enforcement case being opened. In an effort to legalize the unpermitted structure, Mr. Charles Huff (Architect), on behalf of Mr. Brad Brown (Owner), applied for Site Development Review approval for the 4,456 square foot building 2 of 6 Figure 1: Vicinit. y Map addition in May 2011. The Planning Commission denied the SDR application at their meeting on August 23, 2011 (Attachments 4 and 5) due to the General Plan inconsistency due to the fact that the building addition exceeded the allowable FAR for the Business Park/Industrial land use category (Resolution 11-24, Attachment 6). The decision was upheld by the City Council in November 2011 (Resolution 198-11, Attachment 7). Mr. Brown has subsequently filed this current SDR application to construct a 4,456 square foot unenclosed addition, for the purposes of outdoor storage. If approved, Mr. Brown will modify the existing illegal structure to be in conformance with the SDR Project Plans (Exhibit A to Attachment 8). ANALYSIS: Conditional Use Permit: Outdoor Storage 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 District with a Conditional Use Permit reviewed by the Planning Commission. The proposed outdoor storage area is adjacent to the building and located in the northern portion of the site. The Alamo Creek Trail is located west of the project site, and mature vegetation exists along the western property boundary that will screen the proposed outdoor storage area from individuals utilizing the trail. The Park Sierra apartment complex is located immediately 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 proposed outdoor storage area will serve as an on-site location for All American Label to store inventory and supplies related to their business. The addition of a covered storage area to the site will provide protection to the inventory from the elements and also discourage vandalism. Conditional Use Permit: Parking Reduction The City of Dublin Zoning Ordinance contains off-street parking requirements by use type. Based on the existing and proposed uses at the site, the required parking is as noted in Table 1: Table 1: Parking Requirements Light Industrial Use Type (as listed in the Zoning Ordinance): Parking required per City Code General Purpose Area - 2,800 SF (1 space per 400 SF) 7 parking spaces PrintingNVarehouse - 21,194 square feet (1 space per 1,000 SF) 21 parking spaces Proposed Outdoor Storage Area - 4,456 square feet (1 space per 1,000 SF) 4 parking spaces 10% Parking Reduction -3 parking spaces Total Parking Spaces Required 29 parking spaces The project has a parking demand for 29 spaces, which includes an overall 10% reduction for the site as allowed by Section 8.76.050.D of the Zoning Ordinance. The 10% reduction accounts for the need and use of parking throughout an average day. The Applicant is able to accommodate 30 parking spaces on site in accordance with the Project Plans. A condition has 3of6 been placed on the project which requires the Applicant to re-stripe the parking area to achieve the 30 parking spaces as shown on the Project Plans (Condition No. 13, Attachment 8). The draft findings for the Conditional Use Permit can be found in the draft Resolution (Attachment 8). Site Development Review The Applicant is proposing a 4,456 square foot covered storage area. The color and materials are consistent with the existing building. The outdoor storage area will be supported by 13 steel columns, which will be painted to match the existing building. The roof of the outdoor storage area will consist of steel roof panels painted to match the existing roof. 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 within 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 the covered outdoor storage area from individuals utilizing the trail. The draft findings for the Site Development Review can be found in the draft Resolution (Attachment 8). ENVIRONMENTAL REVIEW: Pursuant to Section 15270 of the California Environmental Quality Act (CEQA) Guidelines, Staff recommends that the project be found exempt from CEQA in accordance with Section 15301 (Minor alterations to existing facilities involving little or no expansion) and 15303 (new construction or conversion of small structures). CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The project site has a General Plan land use designation of Business Park/Industrial, and is in the M-1 (Light Industrial) Zoning District. The proposed project, as conditioned, is consistent with the Dublin General Plan and the Zoning District in which it is located, and represents an appropriate project for the site with approval of a Conditional Use Permit and Site Development Review. 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. The Public Notice was also published in the Valley Times and posted at several locations throughout the City. At the writing of this Staff Report, no letters have been received regarding the project. A copy of this Staff Report was provided to the Applicant. 4of6 ATTACHMENTS: 1) 2) 3) 4) 5) 6) 7) 8) November 12, 2008 Planning Commission Staff Report November 12, 2008 Planning Commission Meeting Minutes Planning Commission Resolution 08-37 August 23, 2011 Planning Commission Staff Report August 23, 2011 Planning Commission Meeting Minutes Planning Commission Resolution 11-24 City Council Resolution 198-11 Resolution approving a Conditional Use Permit and Site Development Review to allow an unenclosed, covered outdoor storage area in the Light Industrial (M-1) Zoning District at 6958 Sierra Court, with the Project Plans attached as Exhibit A. 5 of 6 GENERAL INFORMATION: APPLICANT/ OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN LAND USE DESIGNATION: SPECIFIC PLAN LAND USE DESIGNATION SURROUNDING USES: Brad Brown, All American Label, 6958 Sierra Ct., Dublin, CA 94568 6958 Sierra Ct 941-2576-006 Business Park/Industrial n/a Current Use of Location Zoning General Plan Pro ert Planned Development Medium-High Density Apartment North Residential Com lex M-1 (Light Industrial) Business Indoor South Park/Industrial Recreation East M-1 (Light Industrial) Business Light Industrial Park/Industrial West M-1 (Light Industrial) Stream Corridor Alamo Creek REFERENCES: General Plan Zoning Ordinance 6of6