Title
PLN14-0722 - 51 West Hornet Avenue - CSI Mini Storage- The applicant requests
renewal of an expired Interim Use Permit for continued operations of a self-storage facility located at 51 West Hornet Avenue at Alameda Point until February 28, 2018.
Body
CITY OF ALAMEDA
COMMUNITY DEVELOPMENT DEPARTMENT
ADMINISTRATIVE USE PERMIT
ITEM NO: 3-A
APPLICATION NO: PLN14-0722 - 51 West Hornet Avenue - CSI Mini Storage
PROJECT
DESCRIPTION: The applicant requests renewal of an expired Interim Use Permit for continued operations of a self-storage facility located at 51 West Hornet Avenue at Alameda Point until February 28, 2018.
GENERAL PLAN: Mixed Use
ZONING: Alameda Point Enterprise 1 (AP-E1)
ENVIRONMENTAL
DETERMINATION: Class 1 Categorical Exemption - no additional environmental review is necessary pursuant to CEQA Guidelines Section 15301(a) - operation, permitting or leasing of existing private structures involving negligible or no expansion of use beyond that which exists.
PROJECT PLANNER: Deborah Diamond, Planner
PUBLIC NOTICE: A notice for this hearing was mailed to property owners and residents within 300 feet of the site, published in local newspapers and posted in public areas near the subject property.
ATTACHMENTS: Exhibit 1 - Site Plan
Exhibit 2 - Rental Agreement
ACRONYMS: CEQA - California Environmental Quality Act
RECOMMENDATION: Find that the project will not cause significant adverse effects to the physical environment, is Categorically Exempt from environmental review, and approve the project with conditions based on the findings contained in this report.
PROPOSAL SUMMARY: This application is to renew an expired interim use permit to enable the existing outdoor self-storage facility to continue operations at 51 West Horton Avenue for a period of three years. The site is within Alameda Point sub-district Enterprise 1 (E-1) which requires a conditional use permit for outdoor storage facilities. CSI Mini Storage is a self-storage facility that utilizes storage containers that were formerly used by the Navy. Additional new storage units were later added to the site for a total of 768 storage units.
USE PERMIT FINDINGS:
1. The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development.
The use is compatible with the area and will not adversely affect surrounding development. The site is located at the southeast corner of Alameda Point surrounded by low intensity and industrial uses. To the north is an existing mini storage facility, and to the east is the access road to Encinal Boat Ramp and Encinal High School. Other adjacent uses include a large parking and open space area on the west side and the Navy's former Auto Hobby Shop (Building 542) to the south.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The facility will not generate significant traffic. Less than thirty customers per day are anticipated. There are two on-site employees during business hours and three parking spaces at the office entrance. Within the fenced facility there is ample area for auto access and parking. Although self-storage facilities do not generally generate pedestrian and bicycle travel by customers, the surrounding street system will accommodate these travel modes. The nearest AC Transit bus stop is at Pacific Avenue and Main Street, a ten minute walk from the site.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have deleterious effects on existing business districts or the local economy.
The business operates Mondays through Saturdays from 9:30 a.m. to 5:30 p.m. The storage yard is accessible by customers daily from 7:00 a.m. to 9:00 p.m. There are no operational changes being proposed. The facility will be conducted in compliance with all conditions upon which approval is made contingent and will not adversely affect properties in the vicinity.
4. The proposed use relates favorably to the General Plan.
The site is located within an area designated by the General Plan as Mixed Use. The proposed use is consistent with the designation.
CONDITIONS:
1. Compliance with Conditions: The applicant shall ensure compliance with all of the following conditions. Failure to comply with any condition may result in the business operation being stopped, issuance of a citation, and/or modification or revocation of the permit.
2. Approved Plans: The facility shall be constructed in substantial compliance with the plans titled "CSI Mini-Storage" consisting of one sheet, dated 10/28/2014 and marked "Exhibit 1," and shall consist of the use characteristics as indicated in the application supplements, both on file in the Community Development Department offices.
3. Limitation of Use: This Use Permit allows for the continued use of the facility, storage of personal items by the general public, pickup and delivery, and related business administrative activities by CSI Mini Storage. Other uses of the site are prohibited. Specifically no maintenance or repair work of vehicles or equipment may be performed on the site. No commercial trucking may operate at the site, and sales of goods from storage units shall be prohibited. All storage must be contained in storage units.
4. Hours of Operation: The hours of operation for the office shall be Monday to Saturday 9:00 a.m. to 5:30 p.m. Yard hours for customer access shall be daily from 7:00 a.m. to 9:00 p.m.
5. Perimeter Fencing and Walls: The wooden slats in the chain-link fence on the eastern perimeter of the site, facing Hancock Street, shall be replaced with new wooden slats, all barbed wire shall be removed from fencing, and other perimeter fencing and walls shall be maintained in good condition and free of graffiti, to the satisfaction of the Planning Director.
6. Site Maintenance: The site shall be maintained and operated in a clean, neat and orderly manner. It shall be the applicant's responsibility to keep the site and adjacent frontages clear of debris, graffiti, illegal dumping, and weed overgrowth.
7. Signs: The applicant must obtain a City Sign Permit before installing any signage.
8. Revocation: This Use Permit may be modified or revoked by the Zoning Administrator, pursuant to Alameda Municipal Code Section 30-21.3d should the Zoning Administrator determine that: 1) the use or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; 2) the property is operated or maintained so as to constitute a public nuisance; or 3) the use is operated in violation of the conditions of the Use Permit.
9. Time Limit: This Interim Use Permit is approved for up to three years and shall expire on February 28, 2018, or sooner if the lease for the site expires, or if the City gives written notice of non-renewal of the lease. In the event of expiration of the Use Permit or cancellation of the lease, the applicant shall discontinue the storage operations and remove the storage units from site at the applicant's expense. If the lease is extended beyond the expiration date, the applicant may apply for a time extension, not to exceed three (3) years. An extension request will be subject to approval by the Zoning Administrator and must be filed prior to the date of expiration.
10. Indemnification: The Applicant shall defend (with counsel reasonably acceptable to the City), indemnify, and hold harmless the City of Alameda, the Alameda City Planning Board and their respective agents, officers, and employees from any claim, action, or proceeding (including legal costs and attorney's fees) against the City of Alameda, Alameda City Planning Board, and their respective agents, officers, or employees to attack, set aside, void or annul, an approval by the City of Alameda, the Community Development Department, Alameda City Planning Board, the City of or City Council related to this project. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall cooperate in such defense. The City may elect, in its sole discretion, to participate in the defense of said claim, action, or proceeding. No judicial proceedings subject to review pursuant to California Code of Civil Procedure Section 1094.5 may be prosecuted more than ninety (90) days following the date of this decision plus extensions authorized by California Code of Civil Procedure Section 1094.6
DECISION:
Environmental Determination:
The Zoning Administrator has determined that this project does not involve expansion of an existing use and will not have a significant effect on the environment. Therefore, it is categorically exempt from further environmental review pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301 - Existing Facilities.
Use Permit:
The Zoning Administrator approves the Use Permit with conditions.
The decision of the Zoning Administrator shall be final unless appealed to the Planning Board, in writing and within ten (10) days of the decision.
Approved by: Date: ___
Zoning Administrator