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.