ZONING ADMINISTRATOR PERMIT STAFF REPORT APRIL 2, 2018
Project: WEST COAST SELF STORAGE - PLN2018-00037
Proposal: To consider a Zoning Administrator Permit and a Discretionary Design Review Permit to allow construction of a new 70,242 square foot self- storage facility located at 45968 Warm Springs Boulevard in the South Fremont Community Plan Area, and to consider a categorical exemption from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332, In-Fill Development Projects.
Recommendation: Approve, based on findings and subject to conditions.
Location: 45968 Warm Springs Boulevard APN 519-1687-69 (See aerial photo next page)
Area: 50,197 square foot lot.
People: Steve Tagney, West Coast Self-Storage - Applicant Joe Mendoza, Dennis Kobza & Associates, Inc. - Architect Melinda Fortney – Property Owner James Willis, Staff Planner (510) 494-4449; [email protected]
General Plan: Innovation Center
Zoning: Warm Springs Innovation District, Area 10 (WSI-10)
EXECUTIVE SUMMARY:
The applicant is requesting approval of a Zoning Administrator Permit and Discretionary Design Review Permit to allow of a new 70,242 square foot self-storage facility at 45968 Warm Springs Boulevard. The City has reviewed the proposed use and found it to be in conformance with the applicable development policies, ordinances and the General Plan. Therefore, staff recommends approval of the Zoning Administrator Permit as depicted in Exhibit “A,” based on findings and subject to the conditions of approval in Exhibit “B.”
Project Site
Figure 1: Aerial Photo of Project Site and Surrounding Area.
SURROUNDING LAND USES: North: Innovation Center South: Innovation Center East: Tech Industrial West: Innovation Center
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 2 of 10 BACKGROUND AND PREVIOUS ACTIONS: The subject site is located at 45968 Warm Springs Boulevard and was originally developed prior to the City’s incorporation. The site currently contains a veterinary hospital, the current building was constructed in 1996 and a separate building constructed in 1970 that was previously part of the veterinary hospital but has most recently been used by a landscape company. In 2006 a tentative parcel map was approved (PLN2005-00246) and the final Parcel Map 8677 subdivided the property into two separate lots.
PROJECT DESCRIPTION: The applicant requests approval of a Zoning Administrator Permit and Discretionary Design Review permit to construct and operate a new self-storage facility. The facility would consist of two buildings: a 66,846 square foot, three story building containing the office, caretaker’s quarters, and three floors of storage units, and a separate single story building along the northern property line would contain additional storage units. The project proposes a total of 509 storage units between the two buildings. The three story building would be 37 feet tall at its maximum height. The site would provide eleven parking spaces, including three truck loading spaces under the main building’s overhang. The project would also provide parking for five bicycles.
The project would require a Zoning Administrator Permit for the operation of a self-storage facility and a Discretionary Design Review Permit for the proposed new buildings.
PROJECT ANALYSIS:
General Plan Conformance: The General Plan land use designation for the project site is Innovation Center. This designation corresponds with the ±879 acre Warm Springs/South Fremont Community Plan, adopted by the City Council on July 22, 2014. The Innovation Center is a hybrid mixed-use designation that allows a range of uses, which include industrial, research and development, office and convention, hotels, retail and entertainment, residential, an elementary school and public open space. The goal of the designation is to create an urban mix of uses surrounding the new Warm Springs/South Fremont BART station. The allowed uses, and corresponding zoning standards, are set to provide the opportunity for inventive, flexible development for new and expanding businesses. The highest intensities are designated within ¼ mile of the BART station with slightly lower intensities between ¼ mile and ½ mile from the BART station. Minimum FARs are 0.35 for industrial uses, 0.5 for research and development uses, and 1.5 for office, convention and hotel uses. The following General Plan Policies are applicable to the proposed project:
Land Use Policy 2-3.5: Balance of Services, Amenities, and Uses Promote design and land use decisions which improve the walkability of neighborhoods, enhance the ability to travel by bicycle or public transportation, and minimize the distance a resident must travel to reach basic services, shopping, parks, and schools. Except where precluded by steep terrain, each neighborhood should include a mix of compatible uses, including housing, parks, civic facilities, and local shopping and services.
Land Use Policy 2-4.5: Meeting a Range of Needs Maintain a mix of uses and activities in commercial centers that meet a range of neighborhood and citywide needs. Some centers may be characterized by predominantly retail uses, while others may contain a more varied mix of activities including civic, education, local-serving offices, and group assembly uses.
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 3 of 10 Analysis: The proposed self-storage facility would be located at the southern end of the Innovation Center land use designation, adjacent to existing industrial uses and an approved but as yet un- built multi-story hotel. The nearby residential developments within the Warm Springs Innovation district which are currently under review would be well served by having additional storage facilities for household goods. Nearby businesses would also benefit from the additional storage space available within the proposed self-storage facility.
Zoning Regulations:
The subject site is zoned Warm Springs Innovation District Area 10 (WSI-10), which allows self- storage facilities for household goods, subject to a Zoning Administrator Permit and subject to the special provisions contained within Fremont Municipal Code (FMC) 18.190.330.
Parking: Per FMC Section 18.49.070, industrial uses in the Warm Springs Innovation District are required to provide no more than three spaces per 1,000 square feet of floor area. Industrial uses within the WSI zoning district do not have a minimum parking requirement due to the proximity of the Warm Springs BART Station. However, FMC 18.190.330 has a minimum requirement of five parking spaces for the office and two spaces for the manager’s residence. The project provides eight parking spaces adjacent to the office in addition to three covered truck loading spaces. Additional truck loading can take place adjacent to the outdoor accessible storage units in the single story building. The proposed project meets both the minimum parking requirement of FMC 18.190.330 and the maximum parking requirement of FMC 18.49.070.
The project is required to provide one long term bicycle storage space plus 5% of the required vehicular parking spaces. As the project is not required to provide any parking spaces, only one long term bicycle parking space is required. The applicant proposes to provide one long-term bicycle parking storage area plus a U-rack for the short-term parking of four bicycles, exceeding the minimum requirements for bicycle parking. There is currently no bicycle parking facilities provided at the site.
Circulation: The project site is located on Warm Springs Boulevard, an arterial street, with direct access via a shared driveway with the adjacent veterinary clinic. The project’s frontage on Warm Springs Boulevard is improved with curb, gutter, and sidewalk. A pedestrian path is proposed to be installed between the public right of way and the project which connects the office and the parking area to the sidewalk on Warm Springs Boulevard. An existing Emergency Vehicle Access Easement (EVAE) would be in conflict with the proposed site improvements. A vacation of a portion of the existing EVAE would need to be vacated and a new EVAE would need to be dedicated prior to building permit issuance.
Transportation Engineering staff have reviewed the project and determined that it would generate nine AM peak hour trips and 17 PM peak hour trips which is below the threshold which would trigger a transportation impact analysis.
Compatibility with surrounding uses:
The site is located within an existing industrial area which is transitioning to the hybrid mixed use district called for by the Warm Springs/South Fremont Community Plan. The immediate area is occupied by a variety of uses including a contractor’s storage lot, an indoor/outdoor go-kart track, a restaurant and various industrial uses. Adjacent to the site is a vacant lot at the corner of Brown road and Warm Springs Boulevard which has recently received approval for a 145 room hotel.
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 4 of 10 The layout and design of the proposed self-storage facility took into account the adjacent hotel by incorporating design features such as enhanced architecture and landscape. The proposed truck loading area would be located on the opposite side of the self-storage building from the hotel and within the building to help screen it from view and contain noise associated with the loading and unloading of goods for storage. The hotel project included a masonry wall between the hotel parking lot and the proposed self-storage facility. All proposed uses at the self-storage facility would take place within the proposed building.
Special Provisions Pertaining to Mini-Warehouses:
FMC Section 18.190.330 has specific regulations for mini-storage facilities: • A six-foot-high masonry wall is required along rear and side property lines adjacent to areas shown as residential on the General Plan. • A six-foot landscape strip along said wall shall be required when structures in excess of one story are provided. • Mini-warehouses shall be limited to dead storage use only. No other business activities shall be permitted. • All storage uses shall occur within enclosed buildings. • Each mini-warehouse facility shall include a caretaker quarters. • All lights shall be shielded to direct light into the mini-storage area and away from adjacent property, but may be of sufficient intensity to discourage criminal activity.
The project is not adjacent to any residential uses. The project would provide a 790 square foot caretakers quarters on the second floor of the building with an outdoor balcony facing the hotel parking lot. The lighting plan submitted by the applicant would provide sufficient lighting for security and minimize glare onto adjacent properties. A condition of approval would restrict the use of the site to dead storage use only. Dead storage refers to the storage of furniture, files, or other unused or seldom used items in a warehouse or other location for an indefinite period of time.
Design Review: The proposed project would demolish the existing single story structure and replace it with the proposed three story self-storage building and adjacent single story self-storage building. The City retained the services of the architectural firm SGPA to assist in the architectural review of the project. The original design proposal by the applicant consisted of a concrete building with various colors of plaster on the exterior with wood trim on the lower part of the building. The design revisions proposed by SGPA, and incorporated by the applicant, changed the plaster exterior coating to corrugated metal panels with composite panels on the building projections. The color scheme was changed from brown and grey to various shades of grey with blue trim. Changes in material reflect changes in building face. See Informational item #1 for a comparison between the original submittal and the recommended architectural changes.
The building architecture features large windows on the front of the building and includes recessed areas to provide visual interest from the street and adjacent properties. An eave would project out approximately 2.25 feet from the front of the building. A small balcony for the caretakers quarters would project out from the side of the building towards the adjacent hotel parking lot.
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 5 of 10 The table below lists applicable development standards and how the project meets these standards.
Development Standard Requirement Proposed Project Meets Requirement (Y/N) FAR Minimum 0.35 1.33 Yes Open Space 2.5% of gross floor 1,785 square feet area (2.5% of gross floor Yes area) Street Setbacks Minimum 15’ – 17’ – 4” to the building Maximum 20’ (13’ – 9” to an eave Yes projection) Building Height Two story Three story building appearance – visible from street Yes Minimum Bulk and Massing Max apparent face Max apparent face: 32’ one: 120’ 2’ deep by 3’ wide Max apparent face notch 2: 80’ Yes 2’ deep by 3’ wide notch or 2’ façade setback
Site Development:
The project provides adequate and easily identifiable access for pedestrians and vehicles. The pedestrian entrance to the site is separate from the parking lot and drive aisles and provides direct access to the office and storage facility. The parking area at the front of the site has adjacent landscape areas which help screen the parking area and nearby above ground transformer from view. The covered loading areas would be located away from the public right of way and are inset into the building to provide visual and noise screening. The security gate is located behind the parking area which provides sufficient room for vehicles to wait for the gate to open without blocking the public right of way. A vehicular turnaround at the rear of the site meets City standards for Fire Department access and an EVAE would be required to ensure access for emergency vehicles. Stormwater is treated on site by a proposed bio-retention pond at the rear of the site.
Tree Removal:
The project site currently contains 18 trees ranging in size between 8” diameter at breast height (DBH) and 10” DBH. Most of the trees are Crape Myrtle trees with one Chinese Pistache, two Prunus trees, and one multi-trunk Ligustrum tree. All existing trees on site would be removed as part of the development project. All trees on site are larger than 6” diameter and are subject to the Tree Preservation Ordinance (FMC 18.215). Most of the trees proposed for removal exist in a tightly packed grove on the western side of the property and were planted in the late 1990’s when the adjacent veterinary clinic building was constructed. These trees served as a visual screen for the storage yard used by the landscape maintenance company that occupied the old veterinary clinic building at the rear of the site. With the approval of the proposed project, the landscape
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 6 of 10 screen would no longer be necessary. The remainder of the existing trees on the site are scattered throughout the building footprint of the proposed self-storage buildings.
The applicant has proposed eleven replacement trees to be planted in designated landscape areas throughout the site. The trees selected for planting are 24” box Crape Myrtle and Chinese Pistache trees. Five trees would be planted in the front of the site, adjacent to Warm Springs Boulevard. One would be planted next to the transformer as part of the landscape screening of the aboveground utility. Five trees would be planted at the rear of the site along the hammerhead drive aisle and around the stormwater treatment pond. The number of proposed replacement trees is less than the number of trees being removed. However, since most of the existing trees on the site are tightly packed and were meant to be a landscape buffer which is no longer necessary the removal of the seven additional trees would not have a negative effect on the City’s urban forest.
FINDINGS FOR APPROVAL: Pursuant to FMC Section 18.275.060, in order to approve a Zoning Administrator Permit, the Zoning Administrator must make the following findings:
(a) The proposed use is consistent with the general plan and any applicable community or specific plan.
Analysis: The Innovation Center General Plan land use designation allows a range of uses including industrial uses such as the proposed use. The WSI-10 zoning district allows self- storage facilities, subject to a Zoning Administrator Permit.
(b) The site is physically suitable for the type, density, and intensity of the proposed use.
Analysis: The proposed use would be situated within a new building with its own parking lot designed for the use. The site and proposed building provides sufficient space to accommodate the proposed use and the parking lot provides sufficient parking for the proposed use.
(c) The design, location, size, and operating characteristics of the proposed use are compatible with development in the vicinity.
Analysis: The site is located within an existing industrial area on Warm Springs Boulevard and surrounded by compatible uses. There is sufficient proposed parking on-site to accommodate the proposed use under the Fremont Zoning Ordinance. The proposed self- storage facility would operate indoors. A condition of approval would prohibit outdoor storage at this facility.
(d) The proposed use will not be detrimental to the public health, safety, or welfare of persons or property in the vicinity.
Analysis: Minor construction-related impacts to the neighboring industrial properties would occur during the proposed grading, such as noise, vibration, and exhaust fumes from earth- moving equipment. However, these impacts would be temporary in nature and would cease once construction of the project is completed. The project would be required to follow the standard development requirements contained within FMC 18.218.050.
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 7 of 10 Pursuant to FMC Section 18.235.050, in order to approve a Discretionary Design Review Permit, the Zoning Administrator must make the following findings:
(a) The proposed project is consistent with the general plan, any applicable community or specific plan, planning and zoning regulations, and any adopted design rules and guidelines.
Analysis: The proposed project is consistent with the General Plan and the Warm Springs/South Fremont Community Plan for reasons enumerated in the staff report above.
(b) The project’s architectural, site, and landscape design will not unreasonably interfere with the use and enjoyment of adjacent development nor be detrimental to the public health, safety, or welfare.
Analysis: The proposed project would be located within an existing light industrial area consisting of typical light industrial uses including corporation yards and small industrial businesses. The area is currently transitioning to the type of development called for in the Warm Springs/South Fremont Community plan including mixed use residential and commercial developments, research and development parks, retail, and hotels. The physical and operational characteristics of a self-storage facility typically result in minimal impacts from traffic due to the low employee density. The proposed development meets the WSI-10 zoning district development standards and is compatible with adjacent building design. The proposed facility would be located next door to an approved hotel, the architecture of the proposed facility would be complementary to the adjacent hotel. The proposed project would face the hotel with a superior architectural design consisting of multiple cladding materials and a subtle color scheme.
(c) Where HARB review is required, the proposed project is consistent with the applicable standards and findings required in Chapters 18.135 and 18.175.
HARB review was not required for this project as it is not located in a designated historic district nor did it involve anything eligible for the local, state or national historic registers.
Environmental Review: This project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines 15332, In-Fill Development Projects because the project is consistent with the applicable General Plan land use designation and applicable General Plan policies as well as applicable zoning designations and regulations. The project site is within city limits and is less than five acres. The project site has no value for habitat of endangered, rare, or threatened species because it is a site currently used as a landscape service storage yard. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality because it would be a self- storage facility for household goods and all uses would take place within the proposed building. The site is adequately served by all required utilities and public services.
CITY FEES: This project is subject to development impact fees for the new buildings. A credit would be provided for the existing building that would be demolished. The project is also subject to affordable housing linkage fees based on the square footage of the proposed buildings. Currently the affordable housing linkage fee for this type of project is $1 per square foot. Affordable Housing Fees and development impact fees would be calculated at the time of permit issuance and would be due at the time of permit issuance unless deferred.
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 8 of 10 PUBLIC NOTICE AND COMMENT: Public hearing notification is applicable. A total of 59 notices were mailed to owners and occupants of property within 300 feet of the site. The notices to owners and occupants were mailed on March 22, 2018. A Public Hearing Notice was published by The Tri-City Voice on March 20, 2018.
ENCLOSURES: Exhibits: Exhibit "A" Site Plan and Floor Plan Exhibit "B" Findings and Conditions
Informational Items: 1. SGPA Architectural Revisions
RECOMMENDATION:
1. Hold public hearing.
2. Find that the project is categorically exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 for the reasons enumerated in the staff report above.
3. Find that PLN2018-00037, a Zoning Administrator Permit for a self-storage facility, is in conformance with the relevant provisions contained in the City's existing General Plan.
4. Find that the design of the proposed project in in conformance with the relevant provisions of the Warm Springs/South Fremont Community Plan and the Warm Springs Innovation District.
5. Approve Zoning Administrator permit and Discretionary Design Review permit PLN2018- 00125, as shown on Exhibit “A,” subject to findings and conditions of approval in Exhibit “B.”
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 9 of 10 Existing Zoning Shaded Area represents the Project Site
Existing General Plan Shaded Area represents the Project Site
Item 2. West Coast Self-Storage - JW PLN2018-00037 April 2, 2018 Page 10 of 10