PREPARED BY: GRIFFEN DEMPSEY DATE OF MEETING: 01/23/2024
SUBJECT:
TITLE
CONSIDER APPROVAL OF MAJOR DESIGN REVIEW FOR A NEW SINGLE-STORY 2,400 SQUARE FOOT COMMERCIAL BUILDING WITH WORKSHOP AND WAREHOUSE SPACE AND A 935 SQUARE FOOT EXPANSION OF AN EXISTING COMMERCIAL BUILDING WITH NEW STORAGE SPACE, TO BE LOCATED AT AN EXISTING TIRE SHOP ON A 14,375 SQUARE FOOT LOT IN THE IMU - INDUSTRIAL MIXED-USE DISTRICT, AT 1291 RUMRILL BOULEVARD, SAN PABLO, (APN: 410-023-012.)
CEQA: This project is categorically exempt under the California Environmental Quality Act Guidelines Section 15332, In-Fill Development Projects, as it involves development on a site that is five acres or less, is surrounded by urban uses, has no habitat value, is adequately served by all required utilities and public services, would not result in any significant effects on traffic, noise or air quality, and would be consistent with general plan and zoning regulations.
Label
Location: 1291 Rumrill Boulevard
APN: 410-023-012
Zoning: IMU, Industrial Mixed-Use
CEQA: Exempt under Section 15332. In-Fill Development Project
PLAN #: PLAN2306-0001
Owner: Silvestre Cerna
Applicant: Silvestre Cerna
Agent for Applicant: Hector Orozco
Staff Contact: Griffen Dempsey, Assistant Planner
Recommendation
Conduct public hearing; adopt Resolution
Body
REQUESTED ACTION
A request for approval of Major Design Review under PLAN2306-0001, to allow for the construction of a new 2,400-square foot industrial building and 935-square foot expansion of an existing commercial building to be located on the site of an existing tire shop in the IMU - Industrial Mixed-Use district. Six on-site surface parking spaces, including one handicapped space, are proposed.
According to the San Pablo Zoning Ordinance, Major Design Review is required for commercial development in all zoning districts, including any additions over fifteen feet in height or involving more than two hundred fifty square feet of ground area. (San Pablo Municipal Code Section 17.20.030)
<https://www.codepublishing.com/CA/SanPablo/>).
Staff analysis provided below shows that the proposed project qualifies for a CEQA Exemption as an Infill Development Project, consistent with the provisions of CEQA Guidelines Section 15332.
Staff recommendation is for approval of the Major Design Review subject to the conditions of approval included in the resolution.
Surrounding Zoning and Land Uses:
The project site is within the IMU - Industrial Mixed-Use zone. The site consists of a 14,375-square foot parcel that contains a 1,071-square foot building, currently operating as a tire shop. The remainder of the parcel is a mix of paved and unpaved open surface used for parking and outdoor storage of tires. The surrounding parcels along Rumrill Boulevard and Sanford Avenue consist of a mix of commercial businesses, small multifamily buildings, single-family homes, and light industrial properties. Directly to the north of the parcel is a lot with a single-family home and a vacant frontage on Rumrill Boulevard; to the east, there is a large apartment complex and a single-family home with a restaurant attached; and to the south there is a commercial property containing a business that sells building materials. A two-story fourplex is located to the west of the site fronting Sanford Avenue.
Nearby commercial and light industrial uses can be found along Rumrill Boulevard, where there is a mix of retail, restaurant and industrial uses. Neighboring land uses are as follows:
North: IMU, Industrial Mixed-Use - Single-Family Home
South: IMU, Industrial Mixed-Use - Building materials Store
East: R3, High Density Residential - Apartment Complex
NC, Neighborhood Commercial - Mixed-use building with single-family home and restaurant
West: IMU, Industrial Mixed-Use - Fourplex
PUBLIC HEARING NOTICE
Notices regarding this public hearing were mailed to owners of properties within a 300-foot radius of the site on January 10, 2024. In addition, a Public Hearing Notice was published in the West County Times newspaper (West Contra Costa edition of the East Bay Times) on January 13, 2024.
BACKGROUND
San Pablo records show that the existing building on site was constructed in 1966 as a restaurant. The property operated for some time as a restaurant and later as a check cashing business before receiving Use Permit #1687 (Attachment E) in 1998 to operate as a tire shop with automotive repair conducted outdoors within the C-2 (Heavy Commercial) district. The property has operated as a tire shop since then. In 2015, the current IMU, Industrial Mixed-Use zoning designation became effective with the adoption of the current Zoning Ordinance and Zoning Map. The current use of the property for Minor Automotive Repair is allowed by right in this zoning designation.
SITE LOCATION AND PROJECT DESCRIPTION
The 14,375-square foot project site is in an Industrial Mixed-Use area located in western San Pablo, on the west side of Rumrill Boulevard at the southwest corner of its intersection with Sanford Avenue. The site contains a 1,071-square foot single-story structure containing a tire repair shop. The remainder of the lot consists of a mix of paved and unpaved surface area used for parking, vehicle storage, and outdoor tire storage. A large area in the rear of the property is currently occupied by stacks of tires and wheels sitting in the open. This outdoor storage would be moved indoors with the proposed improvements. The site is surrounded by wrought-iron fencing.
The project would consist of the construction of a new 2,400-square foot building containing workshop space, and a 935-squre foot expansion of an existing 1,071-square foot building. The expansion area will contain new storage space. The new structure will be located on the southwest corner of the lot, facing Sanford Avenue. The addition to the existing building will be along the south edge of the property. There would be six uncovered parking spaces, including one handicap accessible space. Vehicle access to the proposed workshop spaces would be provided through the parking area, which can be accessed from both Rumrill Boulevard and Sanford Avenue. Additionally, a trash enclosure is proposed in the parking area of the property. A small landscaped area is proposed on the west side of the property, as well as a six-foot masonry wall to screen the property from the adjacent residential use.
The project proposal includes a new workshop/warehouse building, which is shown on floorplans to have three overhead doors with a large open floor space, as well as a restroom, break room, and storage space. The existing structure, which contains workshop, storage, and office space, would be expanded with 935 square feet of new storage space, accessed through overhead doors on the west and east ends of the structure.
.
GENERAL PLAN CONFORMANCE
The General Plan designation for the site is Industrial Mixed Use. The following relevant General Plan Goals, Policies, and Programs pertain to the project:
Land Use Guiding Policies:
LU-G-2- Ensure planned land uses are compatible with existing uses and provide for appropriate transitions or buffers for new uses, as needed.
LU-G-3- Preserve and strengthen the City’s overall image and create a safe, walkable and attractive urban environment for the current and future generations of residents.
LU-G-7- Retain and enhance existing commercial, industrial, educational and entertainment land use areas to strengthen San Pablo’s economic base.
LU-G-8- Foster high quality design, diversity, and a mix of amenities in new commercial, industrial, and entertainment development.
Land Use Implementing Policies:
LU-I-13-Ensure that new development in or adjacent to established neighborhoods is compatible in scale and character with the surrounding area by:
• Promoting a transition in scale and architecture character between new buildings and established neighborhoods; and
• Requiring pedestrian circulation and vehicular routes to be well integrated.
LU-I-25- Identify and promote desirable sites for employment-generating commercial, industrial, and other businesses wishing to locate to San Pablo.
LU-I-41- Establish zoning standards for a park like “setting” for light industry along Rumrill Drive, with emphasis on landscape beautification and attractive modern facades.
The proposed project would be responsive to these policies by intensifying an existing commercial business in a way that is attractive and improves the appearance of the area. The proposed project will contribute to the economic base of the Rumrill corridor and will be consistent with the intent of the General Plan goals to promote and retain commercial and industrial businesses while encouraging high-quality design that is compatible with surrounding areas.
The proposed commercial development is to be located on a site that is appropriately suited for a use of this type, as several other commercial and light industrial uses are nearby. The project would enhance the existing business and help it better fit the surrounding neighborhood, creating storage space and workshop areas to screen unsightly tire storage and automobile repair activities from sight. New landscaping and a retaining wall will screen the property from neighboring residential uses, further improving neighborhood compatibility.
ZONING CONFORMANCE
The property is in the IMU - Industrial Mixed-Use zone and the General Plan land use designation is Industrial Mixed-Use.
According to Section 17.34.020 of the Zoning Code: “The IMU industrial mixed-use district is intended to implement the industrial mixed-use land use designation in the general plan by providing opportunities for light manufacturing, distribution, sales, and services with ancillary commercial and office space uses. Targeted uses include single- and multi-story office, flex-space, and industrial buildings for single and multiple users, warehousing, and research and development facilities. Retail uses are not permitted. The maximum permitted floor area ratio is 0.6.”
Development standards in the Industrial Mixed-Use district are set forth in Section 17.34 of the Zoning Code. A breakdown of the relevant standards is provided in the table below:
|
DEVELOPMENT STANDARDS FOR NC DISTRICT |
|
Standards |
Zoning Ordinance Requires |
Proposed |
Complies? |
|
Minimum parcel area (sq. ft.) |
No minimum |
14,375 sq. ft. |
YES |
|
Maximum building height (feet) |
65 ft. |
17 ft. 4 in. |
YES |
|
Floor Area Ratio |
0.6 max |
0.3 |
YES |
|
Front yard setback (feet) |
0 ft. |
7ft |
YES |
|
Rear yard setback (feet) |
0 ft (10 ft when adjacent to residential) |
10 ft (adjacent to residential on west side) |
YES |
|
Side yard setbacks (feet) |
0 ft. (10 feet when adjacent to residential) |
<1ft (not adjacent to residential) |
YES |
Off-street parking requirements are contained in Chapter 17.54 of the San Pablo Zoning Ordinance. Section 17.54.050.B. states that on-street parking may be counted toward the parking requirement.
The commercial parking requirement for general automotive repair is four spaces per repair bay plus one per employee. The project site currently has one repair bay; this number would not be expanded by the project. The tire shop would have at most two employees on site at a time. The total parking spaces required for this project would be 6 spaces. The project proposes 6 striped parking spaces on site, including one dedicated handicap accessible parking space. Therefore, the proposal satisfies the parking requirements of Chapter 17.54 of the Zoning Code.
MAJOR DESIGN REVIEW
Section 17.20.030(C) of the San Pablo Zoning Ordinance states that the Planning Commission shall ensure that the proposed development meet the following requirements:
1. Design Guidelines. The proposal is consistent with applicable design guidelines.
2. Community Plans. The proposal is consistent with any community design plan or specific plan.
3. General Plan. The proposal is consistent with the land use, physical design, and economic development element and the open space element of the general plan.
4. Location and Design. The location and design of proposed development gives particular consideration to privacy, views, and sunlight on adjoining properties and fosters the orderly and harmonious development and preservation of the public health and welfare of the city and its neighborhoods.
5. Design and Colors. The architectural design of structures and their colors and materials are visually harmonious with surrounding development, landforms, and vegetation.
Section 17.20.030B.6 of the San Pablo Municipal Code states that, where more than one type of design guideline is applicable to a project, the zoning administrator may determine which provisions apply based on the uses, zoning district, and context. The Commercial Design Guidelines and Industrial Design Guidelines are both applicable to the proposed development. The Zoning Administrator has decided that certain provisions from both of these sets of guidelines may apply to the project.
As shown in the building elevations and sections, both elements of the proposed project are designed in a simple vernacular industrial style and is in keeping with the character of other light industrial businesses along the Rumrill corridor. The existing masonry structure will be expanded with a sheet metal addition on the south side, with roll-up doors on either end. This addition would abut the adjacent light industrial structure, which is also constructed with sheet metal siding. The design of the addition creates visual distinction from the existing building through a lower height, different roof type, and different materials. The new workshop structure will reach 17 feet and 4 inches in height at the peak of its gabled roof, and otherwise takes on a simple, rectangular form. The siding and roof will be constructed of sheet metal, and three roll-up doors will be located on the north side of the structure. The project is small in scale, with the new structure and the addition to the existing structure not exceeding one story, and with footprints under 3,000 square feet. The new workshop structure includes a gabled roofline, reducing the boxy look of the building. The buildings provide cover for uses that were previously outdoors, including minor auto repair and outdoor storage of tires. This represents a significant improvement over the current arrangement for the business, where tires and vehicles are stored haphazardly in plain view. New landscaping and masonry screening walls help soften the transition from the tire shop use to adjacent residential uses.
The project’s overall compliance with the San Pablo General Plan and Zoning Ordinance are addressed above, and the parcel is not subject to any community design plans or specific plans. Several of the policies within these plans are aimed at fostering the orderly and harmonious development and preservation of the public health and welfare of the City and its neighborhoods. The strong and simple form of the structure, use of metal materials in keeping with industrial vernacular, and construction of new structures to screen existing unsightly uses, including tire storage and minor vehicle repair, ensure that the proposed development will be harmonious with the surrounding area
The project would meet the findings necessary for Major Design Review approval as noted above. It would be consistent with the relevant design guidelines and with the pertinent provisions of the San Pablo General Plan. The design is such that it would protect the privacy, views and sunlight of adjoining properties and would foster the orderly and harmonious development and preservation of the public health and welfare of the City and its neighborhoods.
ENVIRONMENTAL DOCUMENTATION
City staff analysis shows that the proposed project would be categorically exempt from the provisions of the California Environmental Quality Act (CEQA), in accordance with CEQA Guidelines pursuant to Section 15332, In-Fill Development Projects, as it involves development on a site that is five acres or less, is surrounded by urban uses, has no habitat value, is adequately served by all required utilities and public services, would not result in any significant effects on traffic, noise or air quality, and would be consistent with general plan and zoning regulations. It should be further noted that CEQA review is limited for design review of a permitted use because the City’s design review discretion is limited to architectural and design-related matters. (See McCorkle Eastside Neighborhood Group, et al. v. City of St. Helena, et al (2019) 31 Cal.App.5th 80).
Pursuant to CEQA Guidelines Section 15332, City staff analysis shows that (a) the project is consistent with the applicable general plan, specific plan, and zoning designations, policies, and regulations; (b) the project occurs within City limits on a site that is less than five acres which is substantially surrounded by urban uses; (c) the project is located on a site that has no value as habitat for endangered, rare, or threatened species; (d) approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality in that it would involve the addition square feet of commercial space in an already developed area and consistent with the City’s General Plan and Zoning Code; and (e) the site can be adequately served by all required utilities and public services.
CONCLUSION
Staff recommends approval of the Major Design Review, along with the conditions of approval identified in the attached proposed Resolution (Attachment A), and a finding that the project is exempt under CEQA guidelines as infill development. Any changes to the approvals must first be submitted to the City of San Pablo for review.
ATTACHMENTS
A. Resolution PC24-03
B. Site Location
C. Project Application
D. Planning Submittal: Site Plan, Floor Plans, Elevations, Details/Materials, and Landscape Plan
E. Use Permit #1687 (August 26, 1998)
F. Proof of Publication from West County Times