Title
PLN18-0048 - 50 West Oriskany Avenue - Applicant: Alameda Point Storage Inc. Public hearing to consider an Administrative Use Permit to allow an outdoor vehicle and boat storage facility and a nine-foot tall fence along the perimeter of the facility. This project is located within the AP-E1, Alameda Point-Enterprise 1 Zoning District. AMC Section 30-4.24(g) requires an Administrative Use Permit to operate outdoor storage facilities in the AP-E1 Zoning District. Non-residential fences visible from the public-right-of way also require an Administrative Use Permit pursuant to AMC Section 30-5.15(h). This project is categorically exempt from the California Environmental Quality Act (CEQA) Section 15301-Existing Facilities
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CITY OF ALAMEDA
COMMUNITY DEVELOPMENT DEPARTMENT
ADMINISTRATIVE USE PERMIT
ITEM NO: 3-B
PROJECT
DESCRIPTION: PLN18-0048 - 50 West Oriskany Avenue - Applicant: Alameda Point Storage Inc. Public hearing to consider an Administrative Use Permit to allow an outdoor vehicle and boat storage facility and a nine-foot tall fence along the perimeter of the facility. This project is located within the AP-E1, Alameda Point-Enterprise 1 Zoning District. AMC 30-4.24(g) requires an Administrative Use Permit to operate outdoor storage facilities in the AP-E1 Zoning District. Fences visible from the public-right-of way require an Administrative Use Permit pursuant to AMC 30-5.15(h).
GENERAL PLAN: AP1 Alameda Point Civic Core Specified Mixed Use
ZONING: AP-E1, Alameda Point-Enterprise 1 Zoning District
ENVIRONMENTAL
DETERMINATION: Categorically Exempt from State 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: Linda Barrera, Planner II
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. Staff has not received any public comments on this proposed project.
EXHIBITS: 1. Project Plans
RECOMMENDATION: Approve the project with conditions.
PROPOSAL SUMMARY:
Alameda Point Storage at 50 West Oriskany Avenue has been in operation as a self-storage facility since 1997. The existing storage facility provides enclosed self-storage units to customers on a site south of West Oriskany Avenue. Alameda Point Storage also operates an outdoor long-term vehicle and boat storage yard on the north side of West Oriskany Avenue, opposite the self-storage facility. This vehicle and boat storage yard is enclosed by a fence around the perimeter.
The applicant is proposing to expand the vehicle and boat storage on the north side of West Oriskany Avenue and extend the perimeter chain-link fence. The expanded vehicle and boat storage area will occupy approximately 2.5 acres located between West Oriskany Avenue and West Pacific Avenue, westerly of Central Avenue. This project requires administrative use permits pursuant to AMC 30-4.24(g), for operating outdoor storage facilities in the AP-E1 Zoning District and AMC 30-5.15(h), for erecting a chain link fence. The outdoor storage facility will operate as part of the Alameda Point Storage business and will operate on a month to month lease basis. The proposed fence will be nine feet tall total and will include seven feet of slatted chain link and two feet of see-through chain link fence above. The fence includes a 20’ wide gate along West Pacific Avenue for access to the site. This fence will match the existing fence on the site in height, slat color, and slat placement.
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.
Among other uses, the AP-E1 Zoning District is intended for light industrial uses, such as the proposed outdoor storage facility. The storage facility is in an appropriate location because the site is an underutilized and undeveloped lot within an industrial district. To the west of the site is a vacant lot which is currently undeveloped. The proposed use and fence are compatible with surrounding industrial buildings and uses in that district. The nine foot tall fence with brown slats is designed to match other fencing on the site in height and color and is also compatible with adjacent industrial uses. The site is separated from the nearest residential neighborhood to the east side of Central Avenue. An approximately 150-foot-wide landscaped area also functions as a buffer separating the site from the residential neighborhood.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities.
The existing storage facility was developed with 108 off-street parking spaces adjacent to the storage units. However, the parking lot is not regularly utilized because customers have the option to drive their vehicles to their individual storage units. The nature of storage facilities operations is such that off-street parking is not a necessity. The ample parking of the existing parking lot will serve the outdoor storage facility. Furthermore, AMC Section 30-4.24(g)11 prescribes maximum parking requirements for uses at Alameda Point and there is not a minimum parking requirement. Thus, the outdoor storage facility use does not require additional parking.
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 substantial deleterious effects on existing business districts or the local economy.
The proposed expansion of the storage facility and fence are in character with the surrounding industrial uses. The vehicle and boat storage facility is a low intensity use and thus will not adversely affect other properties in the vicinity and will not have substantial deleterious effects on existing businesses or the local economy.
4. The proposed use relates favorably to the General Plan.
The project site is located within the AP1 Alameda Point Civic Core Specified Mixed Use of the General Plan. The AP1 district emphasizes public serving uses. The vehicle and boat storage facility relates favorably to this objective by providing the community space to store vehicles and boats. The facility helps to relieve residential neighborhoods of congestion from boats and vehicles parked within residential on-site parking spaces or off-site parking spaces throughout the city.
1. Compliance with Plans. Any modification on this site shall be in substantial compliance with the use permit application submittal dated May 1, 2018, by Peggy Lieb, on file in the City of Alameda Community Development Department, except as modified by the conditions listed in this report.
2. Changes to Approved Plans: This approval is limited to the scope of the project defined in the project description and does not represent a recognition and/or approval of any work completed without required City permits. Any changes to the approved scope of the project shall be submitted to the Community Development Department for review and approval.
3. Vesting: The Use Permit approval shall expire two (2) years after the date of approval or by June 4, 2020 unless authorized construction or use of the property has commenced. The applicant may apply for a time extension, not to exceed two (2) years. An extension request will be subject to approval by the Zoning Administrator and must be filed prior to the date of expiration.
4. Duration and Expiration: Once vested, this Use Permit shall be valid for the duration of the lease agreement between the City of Alameda and the tenant, Alameda Point Storage.
5. Prohibited Materials: Use of barbed wire, razor wire, and other similar materials shall not be permitted as any part of any fencing on the subject site.
6. Hours of Operation: The outdoor storage facility hours of operation shall be 9:00 a.m. to 5:00 p.m. daily.
7. 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.
8. 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
Environmental Determination
The Zoning Administrator has determined that this project qualifies for a Class 1 Categorical Exemption and no additional environmental review is necessary pursuant to CEQA Guidelines Section 15301 - Existing Facilities because the project consists of operation, permitting or leasing of existing private structures involving negligible or no expansion of use beyond that which exists.
Use Permit
The Zoning Administrator hereby 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: June 4, 2018___