Title
PLN23-0014; Consideration of a Conditional Use Permit and a Major Site Plan Review to permit the operation of a Limited Vehicle/Equipment Repair use in an existing 16,275 square-foot building, related site improvements, and a reduction in the required number of off-street parking spaces at 1930 Fairway Drive; Zoning District: IG, Industrial General; Alameda County Assessor’s Parcel Number 77B-853-29; Thomas Rudden, Dent Wizard International (applicant); Gabriel Cunich (property owner).
Staffreport
SUMMARY AND RECOMMENDATION
The applicant is requesting approval of a Conditional Use Permit (CUP) to allow the operation of a Limited Vehicle/Equipment Repair business within an existing 16,275 square-foot building located at 1930 Fairway Drive. Per Zoning Code Section 2.12.200.B.30, the operation of a Limited Vehicle/Equipment Repair use in the IG (Industrial General) zoning district requires a CUP. The applicant is also requesting approval of Major Site Plan Review to allow a reduction in the required number of off-street automobile parking spaces from 41 to 19.
Staff recommends that the Board of Zoning Adjustments (BZA) adopt the attached Resolution, approving a Conditional Use Permit and Major Site Plan Review (PLN23-0014) for the operation of a Limited Vehicle/Equipment Repair use with a reduction in required off-street parking at 1930 Fairway Drive based on the recommended Findings of Fact and subject to the recommended Conditions of Approval.
BACKGROUND AND RELATIONSHIP TO SURROUNDING AREA
The proposed Limited Vehicle/Equipment Repair business would be located at 1930 Fairway Drive on a 1.48-acre parcel, zoned IG. The project site is located on the south side of Fairway Drive, between Merced Street and Catalina Street. Adjacent parcels are occupied by industrial uses and are also zoned IG.
The subject site is improved with a 16,275 square foot, single-story industrial building with a 19-space parking lot located in front of the building, and a loading dock located in the rear of the building. The building is currently vacant but was previously occupied by a warehousing/distribution business according to City business license data.
PROJECT PROPOSAL
Per the applicant’s statement of operations (Exhibit “B”), the proposed use would provide automotive reconditioning services primarily for automobile dealerships and car rental businesses. Automotive reconditioning services would include minor repairs to wheels, rims, windshields, and bumpers, headlight restoration, auto detailing, and key services. The proposed use would not include mechanical repairs or large collision repairs. As such, the use is classified in the Zoning Code as Limited Vehicle/Equipment Repair, which is a conditionally permitted use in the IG District.
Repair services would generally be conducted within the existing building. The rear and side yards, which are screened from public view, would be used for loading, unloading, staging and parking of the repair vehicles. There would be between 10-12 employees at any given time and the hours of operation would be Monday through Friday, from 7:00am to 5:00pm. The business would utilize the 19 existing parking spaces located at the front of the site for employee parking. Due to the nature of the business, the need for customer parking is not anticipated.
The applicant is proposing several minor site improvements, including striping of new accessible parking stalls, pavement repairs, installation of new landscaping, and replacement of fencing, a gate, and a trash enclosure. All existing trees would remain. As a condition of approval, the project would include repair of the existing damaged sidewalk in front of the project site. Modifications to the interior of the building would include installation of two paint booths, minor floor plan alterations and accessibility improvements to existing restrooms.
STAFF ANALYSIS
Conditional Use Permit
The proposed use is consistent with the definition for “Vehicle/Equipment Repair, Limited” in Section 1.12.108 of the Zoning Code, which includes automobile repair shops. In the IG zoning district, a “Vehicle/Equipment Repair, Limited” use is conditionally permitted and requires authorization from the BZA. Conditionally permitted uses are reviewed on a case-by-case basis for compatibility with the surrounding area and any necessary conditions of approval. The applicant’s proposed vehicle repair business was analyzed by staff to be appropriate for the site and compatible with the surrounding area, with the implementation of the recommended conditions of approval. The proposed use would not impact surrounding uses because automobile repairs would generally occur indoors, and staging of vehicles would take place behind the facility, away from public view. The existing building is suitable for automobile repairs, and the site provides adequate area to allow drop-off and pick-up of vehicles without impacting the public right-of-way. The proposed site and building modifications would be consistent with all applicable zoning regulations and would improve the appearance and functionality of the project site. Recommended conditions of approval have been provided by the Planning Division, Alameda County Fire Department, Engineering and Transportation Department, Building and Safety Division and Environmental Services Division to ensure that the proposed use would not be detrimental to surrounding land uses.
Major Site Plan Review for Parking Exception
Per Zoning Code Section 4.08.108, the proposed vehicle repair use has an off-street parking requirement of one space per 400 square feet, which would require a minimum of 41 spaces. The applicant is requesting approval of a Major Site Plan Review for a parking exception to allow the existing 19 space parking lot to satisfy parking requirements. Staff has determined that the project would provide adequate parking based on the nature of the proposed operations and number of people on site at any given time. There would be only 10-12 employees on site at any given time, and clients dropping off vehicles for repair would not typically need to park another vehicle. Because the parking spaces would be mainly used by employees, 19 parking stalls would be sufficient and off-site parking impacts are not anticipated.
FINDINGS OF FACT
To approve the proposed Conditional Use Permit and Major Site Plan Review for a reduction in the required number of off-street parking spaces, the Board of Zoning Adjustments must make certain findings of fact pursuant to Zoning Code Sections 5.08.124 and 4.08.116. Staff has analyzed the proposal and determined that the following required findings can be made.
Conditional Use Permit
1. The proposed location of the Project use is in accord with the objectives of the Zoning Code and the purposes of the IG, (Industrial General) Zoning District in which the Property is located;
The proposed use is consistent with the IG Zoning District, which allows vehicle repair as a conditionally permitted use. The proposed use is consistent with the specific purposes of Industrial Zoning Districts, in that it would expand the range of uses within the City’s industrial areas, it would strengthen the City’s economic base by occupying a currently vacant building and would likely provide employment opportunities close to home for residents of the City and surrounding communities, and it would involve the adaptive reuse of an existing industrial building. The project would improve the appearance and quality of the site through parking lot, landscaping, fencing, gate, and trash enclosure improvements.
2. The proposed location of the Project and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan; will not be detrimental to the public health, safety or welfare of persons residing, or working in, or adjacent to, the neighborhood of such use; and will not be detrimental to properties or improvements in the vicinity, or to the general welfare of the City;
The proposed location of the use and the conditions under which it would be operated are consistent with the General Plan and the site's IG (General Industrial) Land Use Designation. The proposed use would not be detrimental to surrounding properties because automobile repair would primarily occur indoors, and vehicle drop off and pickup would be contained on-site. The recommended conditions of approval would further ensure that the proposed use would not be determinantal to public health, safety or welfare.
3. The proposed Project will comply with the provisions of the Zoning Code, including all requirements for the proposed use in the Industrial General Zoning District in which it would be located; and
The proposed vehicle repair use, as conditioned, is consistent with applicable requirements in the Zoning Code. Site and building improvements have been designed to complement surrounding uses which are also all in the Industrial General Zoning District.
4. The proposed Project will not create adverse impacts on traffic or create demands exceeding the capacity of public services and facilities, which cannot be mitigated.
The proposed project would involve adaptive reuse of an existing site and building; thus, it would be served by existing utilities and public services. The site design allows for dropping off and picking up of vehicles in the rear of the building without impacting the public right-of-way. There are 19 parking stalls within the existing parking lot, which is sufficient to accommodate the employees of the business. The need for visitor parking is not anticipated due to the nature of the proposed operations. Therefore, the project would not create adverse impacts on traffic or create demands exceeding the capacity of public services and facilities.
Major Site Plan Review for Parking Exception
1. Certain conditions-including the nature of the proposed operation and transportation characteristics of persons working and visiting the site exist that will reduce parking demand at the site; and
Clients and customers are not anticipated to require additional off-street parking. Vehicles in need of repair would be dropped off at the rear of the building, and clients would generally not need to park an additional vehicle in the parking lot. The existing 19-space parking lot is sufficient to accommodate the parking needs of the 10-12 employees.
2. The proposed Project’s use will adequately be served by the proposed parking.
There would be only 10-12 employees on site at any given time, and clients dropping off vehicles for repair would not typically need to park another vehicle. Since the parking spaces would be mainly used by employees, 19 parking stalls would be sufficient.
GENERAL PLAN CONFORMANCE
The subject property is designated General Industrial (IG) in the City’s General Plan Land Use Map. Chapter 3 of the General Plan states that this designation “contains a wide range of manufacturing, transportation, food and beverage processing, technology, warehousing, vehicle storage, office-flex, and distribution uses…a limited range of commercial uses also is permitted…” A vehicle repair use is consistent with the types of uses envisioned for the IG District. The proposal is consistent with General plan goals, policies, and actions. The City’s stated goals and policies related to the Land Use section listed is in the General Plan. The following are the specific General Plan goals and policies support the proposed project (note: LU-Land Use, ED-Economic Development):
Policy LU-7.2. Adaptive Reuse. Encourage private reinvestment in vacant or underutilized industrial and commercial real estate to adapt such property to changing economic needs, including the creation of flex/office space and space for technology-driven businesses.
Policy LU-7.6. Circulation and Land Use Improvements. Improve the appearance, operation, and safety of the street system in San Leandro’s industrial districts, with an emphasis on better conditions for pedestrians and bicyclists, reducing conflicts between truck traffic and residential traffic, and improving connectivity between destinations.
Policy LU-7.8. Sense of Place. Create a stronger sense of place and a more positive regional image in the industrial districts through improved site planning, landscaping, architecture, façade improvements, fencing and screening, and design, as well as investments in streetscape improvements.
Policy LU-8.5. Commercial Uses With An Industrial Character. Maintain areas in the City that are appropriate for lumberyards, construction suppliers, automotive repair shops, and other commercial uses that are industrial in character or that typically locate in industrial areas. While development standards in these areas should respect the operational characteristics of these uses, they should still promote aesthetic improvements, adequate buffering for nearby uses, traffic safety, and a more positive visual image.
Goal ED-1. Attract jobs and investment across all economic sectors.
Policy ED-1.1. Leveraging San Leandro’s Assets. Build on San Leandro’s strengths, including its central location, transportation infrastructure, affordability, industrial land supply, and business-friendly reputation to leverage economic growth and private investment in the city.
Policy ED-2.1. Business-Friendly City. Maintain a collaborative and supportive relationship between the City and the private sector that emphasizes the ease of doing business in San Leandro.
ENVIRONMENTAL REVIEW
This proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines, as an existing facility. The proposed use would occur within an existing building intended to serve industrial uses such as vehicle repair. The proposal would not involve an expansion of use.
PUBLIC OUTREACH
A notice of public hearing was published for this project in the East Bay Times Daily Review newspaper, mailed to property owners within 500 feet of the subject property, and posted at the project site and at City Hall on September 25, 2023.
RECOMMENDATION
Staff recommends that Board of Zoning Adjustments adopt the attached resolution determining that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 and approving a Conditional Use Permit and Major Site Plan Review (PLN23-0014) for the operation of a Limited Vehicle/Equipment Repair use with a reduction in required off-street parking at 1930 Fairway Drive, based on the recommended Findings of Fact and subject to the recommended Conditions of Approval.
ATTACHMENTS
1. Resolution 2023-XX with Recommended Findings of Fact and Conditions of Approval Approving a Conditional Use Permit and Major Site Plan Review for a Parking Exception PLN23-0014
Attachment 1 Exhibit A: Project Plans
Attachment 1 Exhibit B: Project Statement
2. Vicinity Map
PREPARED BY:
Anne Wong, AICP
Associate Planner
Planning Division