Title
PLN23-0039; Consideration of a Conditional Use Permit (CUP) for the operation of a Limited Vehicle/Equipment Repair business within a 5,925 square-foot tenant space at 14531 Griffith Street; Zoning District: IG, Industrial General; APN: 77B-851-17-4; Sean Flynn, Envision Auto Glass Inc. (applicant); Mark Lee, Lee Robert E Construction Inc. (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 a 5,925 square-foot tenant space in an existing 14,018 square-foot building at 14531 Griffith Street. 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.
Staff recommends that the Board of Zoning Adjustments (BZA) adopt the attached Resolution, approving a Conditional Use Permit (PLN23-0039) for the operation of a Limited Vehicle/Equipment Repair use at 14531 Griffith Street 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 14531 Griffith Street on a 26,717 square-foot (0.61-acre) parcel, zoned IG. The project site is located on the west of Griffith Street, between Burroughs Avenue and Farallon Drive. Adjacent parcels are occupied by various industrial uses and are also zoned IG.
The subject site is improved with a 14,018 square foot, single-story industrial building with two tenant spaces. The subject tenant space is 5,925 square feet in size and is currently vacant but was previously occupied by a warehousing/storage business according to City business license data. The neighboring 8,093 square foot tenant space is currently occupied by a clothing warehousing/storage business. The two tenant spaces share a parking lot located in the front of the site with 15 parking spaces and a small parking lot in the rear of the site with four parking spaces.
PROJECT PROPOSAL
Per the applicant’s statement of operations (Exhibit “B”), the proposed use would provide automobile glass repair services, which includes replacing broken or faulty windshields and automobile glass, repairing chips and cracks on automobile glass and windshields, and recalibrating safety systems (e.g., radar, lidar, cameras, airbag sensors, blind spot detectors). Customers would either wait on site for the work to be completed or leave and return after the repairs are completed. The proposed 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 be conducted within the existing tenant space. There would be an average of four and a maximum of nine employees onsite at any given time and the hours of operation would be Monday through Friday, from 7:00am to 5:00pm and Saturday, from 8:00am to 5:00pm.
The applicant is proposing minor parking lot improvements, including restriping, installing parking signage, constructing a short ramp into the subject tenant suite, and adding one wheel stop. Modifications to the interior of the subject tenant suite would include striping four parking spaces for vehicles waiting for service or vehicles that have completed service and installing a bicycle rack for four bicycles.
STAFF ANALYSIS
Land Use Compatibility
The proposed use is consistent with the definition for “Vehicle/Equipment Repair, Limited” in Section 1.12.108 of the Zoning Code, which encompasses automobile glass repair. 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 occur indoors and the use would not create impacts that would disturb adjacent industrial businesses. 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 project has been reviewed by the Planning Division, Alameda County Fire Department, Engineering and Transportation Division, Building Division and Environmental Services Division to ensure that the proposed use would not be detrimental to surrounding land uses. Recommended conditions of approval from reviewing departments are included as part of the draft Resolution for the project (Attachment 1).
Development Regulations
The proposed site and building modifications would be consistent with all applicable zoning regulations. The proposal would not alter the size, height, setbacks or design of the existing building.
The proposed project meets the off-street parking requirements in the Zoning Code. The proposed Vehicle/Equipment Repair, Limited use would require 15 spaces (one space required per 400 square feet of building area) and the neighboring warehousing use would require five spaces (one space per 1,500 square feet of building area). The total combined number of off-street parking spaces is 20 spaces and the site would accommodate 22 spaces, including the four new spaces which would be striped inside of the building. Additionally, four bicycle parking spaces are proposed to be added inside the subject tenant suite.
FINDINGS OF FACT
To approve the proposed Conditional Use Permit, the Board of Zoning Adjustments must make certain findings of fact pursuant to Zoning Code Sections 5.08.124. 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 tenant space 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.
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 repairs would 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. The proposed minor improvements to the parking lot 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 to be contained onsite and thus would not impact the public right-of-way. There are 22 off-street parking spaces which meets the requirement of a minimum of 20 spaces based on the two land uses on the parcel. Therefore, the project would not create adverse impacts on traffic or create demands exceeding the capacity of public services and facilities.
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 are listed in the General Plan. The following are the specific General Plan goals and policies that 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-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 are 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 <https://www.sanleandro.org/DocumentCenter/View/10139/CEQA-Guidelines---Categorical-Exemptions>, 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 February 26, 2024.
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 (PLN23-0039) for the operation of a Limited Vehicle/Equipment Repair business at 14531 Griffith Street, based on the recommended Findings of Fact and subject to the recommended Conditions of Approval.
ATTACHMENTS
1. Resolution 2023-XXX with Recommended Findings of Fact and Conditions of Approval Approving a Conditional Use Permit PLN23-0039
Attachment 1 Exhibit A: Project Plans
Attachment 1 Exhibit B: Applicant Statement
2. Vicinity Map
PREPARED BY:
Anne Wong, AICP
Associate Planner
Planning Division