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Home My WebLink About5.1 PCSR Seirra Business Center Rezone C 0044.e�v STAFF REPORT PLANNING COMMISSION DATE: October 11, 2016 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2014-00034 Sierra Business Center Rezone Report prepared by Martha Aja, Associate Planner EXECUTIVE SUMMARY: The Applicant has requested that the project site be rezoned from the current M-1 (Light Industrial) Zoning District to the M-P (Industrial Park) Zoning District. Under the current M-1 Zoning District, Professional and Administrative Offices are not permitted. Professional and Administrative Offices are a permitted use in the proposed M-P Zoning District. 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 that the City Council adopt a Resolution approving a Negative Declaration for the Rezoning of the Sierra Business Center from the M-1 Zoning District to the M-P Zoning District; and 6) Adopt a Resolution recommending that the City Council adopt an Ordinance approving a Rezoning from the M-1 (Light Industrial) Zoning District to the M-P (Industrial Park) Zoning District for the Sierra Business Center located at 6549 Sierra Lane Submitted By Reyiewed By Associate Planner Assistant Community Development Director COPIES TO: File Property Owner ITEM NO.:5• I G:1PA120141PLPA-2014-00034 Sierra Business Center Rezone\PC Meeting.10.11.161PCSR 10.11.16.doc Page 1 of 5 DESCRIPTION: Project Location The Sierra Business Center is located at 6549 Sierra Lane. The site is irregularly shaped and is located northeast of Sierra Lane and west of Dougherty Road. The site has a General Plan land use designation of Business Park/Industrial and is located in the M-1 Light Industrial zoning district. Surrounding uses include a continuation of the Sierra Business Park to the north and west, Tralee mixed-use development (residential and commercial) to the southwest and a retail shopping and auto service station to the east that fronts onto Dougherty Road. Figure 1: Sierra Business Center Location '- /5PR,,(-it,„, ' -' 4- ,. , -47-4 it . . .. • i 1 . , -'•.,r*,, 7 f . , _____ . . .. .,. . yy •mac - • . .� Project Site AIR >'• . '�,;#. 4..1, t•I y 7 t _ HOUSTON Ft _ lite" ' it 1 :A Q .. ' : .: IP,- r "tiltifOr • , . / AV esi - . ;01.'" -,e, ..1 _1 r Sy r .� *,.. :i ;Oil* "-?I' Dublin Blvd. :�. . 'Vil WO P . ^ GrA; The project site has been developed with a number of single-story light industrial buildings with two smaller buildings fronting on Sierra Lane and a larger building located in the central and northern portion of the site. A total of 12 suites of varying sizes are located within the three buildings. A small parking area is located off of Sierra Lane with a larger parking lot located in the center of the site connected with various drive aisles. Landscaped planters are located throughout the site, adjacent to some buildings and within portions of the parking lot. As shown on Figure 2 below, there are several adjacent properties which are zoned M-1 (Light Industrial) and PD (Planned Development) and allow uses consistent with the M-P (Industrial Park) Zoning District. The surrounding M-1 and PD Zoning Districts allow for a variety of industrial, office and commercial uses. The Applicant is currently requesting approval to rezone the site from M-1 (Light Industrial) to M- P (Industrial Park). 2 of 5 Fi•ure 2: Surroundin• Zonin• Districts PD PD sx RICO woo ORM 7942 PD PO AICQ ORD! ORD.7942 ORD 1810 PD ALCO. ORD.794 Project Site ro ORD•7 PD DRD. 22-04 PD 11130.35-b ANALYSIS: The project site is currently zoned M-1. Generally buildings located in the M-1 Zoning District have roll up doors and high ceilings to accommodate Light Industrial uses such as manufacturing, printing, and laboratories. The buildings within the Sierra Business Center lack the design attributes that are common in most light industrial buildings. The project site is unique in that it is designed and functions more like an Office Park than a Light Industrial Park. The site was designed with ample parking to support office uses as well as light industrial uses. Many of the tenant suites do not have high ceilings and large storage spaces with roll-up doors, which are typical of light industrial designed tenant suites. The property owners have had difficulty in the last few years in renting out spaces because the allowable uses are not consistent with the design of the tenant suites. Many of the tenant spaces are designed to accommodate office uses; however, office uses are not allowed in the existing M-1 Zoning District. The proposed M-P Zoning District is more consistent with the design of the project site. This Zoning District allows a wide variety of uses including Light Industrial, Office, Indoor Recreational Facilities, and Community Facilities. The M-P Zoning District restricts or prohibits certain industrial uses that are currently allowed, such as automobile/vehicle repair, vehicle storage yard, and equipment and materials storage yard. None of these uses currently operate at the site. The proposed M-P Zoning District is compatible with the design of the site because it allows Office and Light Industrial uses and as previously discussed, the existing site is designed as more of an Office Park than a Light Industrial Park and office uses are not permitted in the M-1, Light Industrial Zoning District. Similarly, the City Council approved the rezoning of the Sierra Trinity Business Park (located to the west of the project site) in 2010 to allow M-P (Industrial Park) uses, including office uses. This has resulted in the successful tenanting of the center. 3 of 5 If the rezoning is approved by the City, the project Applicant would have flexibility to lease existing floor space to office uses, which are currently not allowed in the existing M-1 Zoning District. A Resolution recommending that the City Council adopt an Ordinance rezoning the project site is included as Attachment 1 with the draft City Council Ordinance included as Exhibit A. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The proposed Rezone is consistent with the General Plan land use designation of Business Park/Industrial because the proposed rezone will allow non-retail uses that do not involve heavy trucking or generate nuisances on the surrounding properties. The proposed rezone is consistent with the Zoning Ordinance and the General Plan in that the rezone will allow uses to operate on the site which are compatible with the surrounding area and the proposed uses will increase the economic viability of the site. 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. A Public Notice was also published in the East Bay Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA) requires that certain projects be reviewed for environmental impacts and that environmental documents be prepared. An Initial Study has been prepared in accordance with the provisions of CEQA, CEQA Guidelines, and City of Dublin Environmental Guidelines. Upon completion of the Initial Study, it was determined that there was no substantial evidence that the project would have a significant adverse effect on the environment and a Negative Declaration was prepared. The Initial Study/Draft Negative Declaration was circulated for public review from August 25, 2016 to September 14, 2016. The City received one comment letter during the public review letter. The letter was from the Dublin San Ramon Services District (DSRSD). DSRSD agreed with the IS/ND analysis regarding water and wastewater. A Resolution recommending that the City Council adopt a Negative Declaration is included at Attachment 2 with the draft City Council Resolution included as Exhibit A and the Initial Study/Negative Declaration attached as Attachment 1 to Exhibit A. ATTACHMENTS: 1. Resolution recommending that the City Council adopt an Ordinance rezoning the project site from the M-1 Zoning District to the M-P Zoning District with the draft Ordinance attached as Exhibit A. 2. Resolution recommending that the City Council adopt a Negative Declaration with the draft City Council Resolution included as Exhibit A and the Initial Study/Negative Declaration attached as Attachment 1 to Exhibit A. 4 of 5 GENERAL INFORMATION: APPLICANT/ Edward Pike, Square I, LLC PROPERTY OWNER: P.O. Box 458 Orinda, CA 94563 LOCATION: 6549 Sierra Lane (APN: 941-0205-020) GENERAL PLAN LAND USE DESIGNATION: Business Park/Industrial EXISTING ZONING: M-1 (Light Industrial) PROPOSED ZONING: M-P (Industrial Park) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of _ Property Site M-1 (Light Industrial) Business Park/Industrial Industrial and office uses North PD (Planned Business Park/Industrial Industrial uses Development) South M-1 (Light Industrial) Business Park/Industrial Industrial uses East PD (Planned Retail/Office and Automotive Industrial and Development) _ commercial uses West PD (Planned Business Park/Industrial Industrial & office Development ) uses 5 of 5