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HomeMy WebLinkAboutBackground ReportBACKGROUND REPORT The project site is a 3.29-acre property located on the west side of Wilson Avenue south of Civic Center Drive. The property is developed with a large (70,000 square feet) industrial building. The previous tenant was CP Manufacturing, a company that manufactured recycling equipment (metal fabrication, painting, etc.) The building is currently vacant and in poor repair. Since the property was vacated, the property owner has been courting prospective tenants for the building that do not involve industrial -type uses. U-Haul has been in communication with the owner and wishes to locate a self -storage facility, including rental vehicles, at this location. However, as things stand, this is not a currently permitted use within the Westside Specific Plan area and would need to be added to the allowable uses in order to operate. To that end, U-Haul submitted this Specific Plan Amendment in order to add `Self -Storage Facility with Accessory Truck Rental' (subject to a Conditional Use Permit) to Appendix A (Land Use) of the Westside Specific Plan. The subject property is a unique lot in that it is long and skinny. Although it is over 970 feet long, it is only 183 deep. It is also developed with a large building that covers about half of the lot. With a storage lot at the south end and a large parking lot on the north end, the lot is suited for a large-scale manufacturing use. Per the City's Non -Conforming Use Ordinance, a use may continue provided that it does not lapse for more than 12 months. In this case, the property owner generally has until the end of the year before losing the lawful non -conforming status. The owner has received interest from another industrial manufacturing company that can move in right away; however, the owner would prefer a new use that would be more of an upgrade to the area. They have stated that prospective industrial tenants are only interested in moving to the building as is, and do not wish to spend any money on building upgrades. In an effort to provide flexibility for the property owner and to bring in a less impactful use to the neighborhood, the non -conforming status period has been tolled while the associated discretionary permits are being processed. The property is located at the confluence of two major rights -of -way — Interstate 5 and Civic Center Drive. As such, most vehicles going to and from the area would likely be utilizing those streets to exit and/or move throughout the City. Therefore, the subject property would be a better candidate for such a use than other parcels located further south on Wilson Avenue. The applicant provided a Phase I Environmental Assessment for the property that was recently conducted. The assessment indicated potential issues with an underground storage tank, contaminated soils, maintenance of storm water filtration equipment, and asbestos/lead-based paint -containing materials. U-Haul has committed to remedying these items, which are included as Conditions of Approval (No. 16 — 19). U-Haul wishes to purchase the property outright. They have proposed adaptive reuse of the existing building that would represent a roughly $5 million investment in the property. Improvements would include a new exterior facade, new roof, extensive landscaping, and a new rental showroom. The facility would be primarily self -storage, but would also offer truck and trailer rental, sales of packing and moving supplies, and installation of tow hitches. U-Haul operates only gasoline -powered vehicles (no diesel). The company follows a fairly consistent pattern with regard to new outlets, which allows for potential results to be known ahead of time. For example, a standard -sized facility generates approximately $2.5 million in taxes over a ten-year period (average of existing locations). Other area U-Haul locations also have high rates of local employment. According to the applicant, there are local hiring numbers as high as 90% in Oceanside and almost 100% in Escondido. U-Haul also has a re -use program to reduce the amount of used goods being abandoned. Re -use centers allow for customers to leave their unwanted but reusable belongings, such as furniture, for others to take and use. U-Haul generally serves the community within 3 1/2 miles of the outlet. The eventual number of trucks is anticipated to be 40-45, based on use in the San Diego Metro area. A Condition of Approval limits the maximum number to 50. Conditions also require only non -diesel vehicles and require that all vehicles be stored on site (not on adjacent city streets). According to U-Haul, storage and rental centers generate less and lighter vehicle traffic than a comparably -sized industrial or commercial use. For example, a typical center of 80,000 square feet (10,000 square feet larger than the subject building) would generate approximately 31 average daily trips (ADT) on a weekday and 53 on a weekend day. Traffic generation data provided for another project by a traffic engineer for the applicant indicated an average trip generation rate of 0.36 ADT per 1,000 square feet for a weekday and 0.72 on a weekend day. This would be 25.2 ADT and 50.4 ADT respectively for the subject property. The previous industrial use would have generated approximately 280 ADT, per information provided by SANDAG. Based on the low expected ADT and access to the freeway, staff is of the opinion that the facility would not have a significant impact on traffic in the area. The majority of parking spaces are to be located on the north end of the property. Rental truck pick up and drop off would be in the north yard, with overflow space available in the south yard. 11 standard vehicle parking spaces, including two handicapped -accessible spaces are shown located adjacent to the smaller single story metal building located at the north end of the main building. The total retail area of this building would be 2,065 square feet, which would require 9 parking spaces. The Land Use Code does not specify how much parking is required for a self -storage warehouse. However, U-Haul Centers are not typical mini -warehouse facilities. Their unique design allows patrons to load and unload vehicles at special loading spaces (the south end of the subject building in this case). These spaces are located immediately adjacent to the building and provide internal access to each self -storage unit via corridors and elevators. Typical mini -warehouse storage is configured in long rows of storage units accessed form garage -type doors via private common alley/roadways. Trip generation data from a similar standard U-Haul facility (O'Fallon U-Haul Center in Missouri) for customers accessing self -storage units in the main building during peak times indicated that only five spaces were generally needed (including for the retail component). Therefore, 11 dedicated parking spaces appear sufficient. There is also ample room for overflow parking given the large north and south yard areas. However, the north and south lots are large enough to accommodate over 100 vehicles in total. There are relatively few residential properties located along Wilson Avenue in this location, which would reduce the amount of residents affected by the use. Of the 14 properties located on this portion of Wilson Avenue (two blocks) developed with the subject property, five contain residential units (36%).The smaller and quieter trucks, most of which would likely be heading north on Wilson, would have less of an impact than the large diesel semis that previously utilized the site. The project is Categorically Exempt under the California Environmental Quality Act (CEQA) pursuant to Class 1 Section 15301. This section allows for conversion of existing facilities. The Planning Commission considered the Conditional Use Permit at their meeting September 16, 2013, at which time the Planning Commission recommended approval of the Conditional Use Permit, as well as the concurrent Specific Plan Amendment. City Council considered a Notice of Decision for this item at their meeting of November 5, 2013. Council held the item over for a public hearing in order to discuss adding conditions related to hours of operation. The hours of operation for company -owned outlets (such as this one) are 7 a.m. to 7 p.m. Monday to Friday, 7 a.m. to 8 p.m. on Saturdays, and 9 a.m. to 5 p.m. on Sundays. U-Haul has stated that these hours are standard advertised hours and are the same countrywide. Franchise stores, however, have varying hours depending on the particular owner/management. U-Haul storage facilities also have a VIP program, which provides 24- hour access for VIP customers, such as businesses or longtime customers, who pay an additional fee. In summary, the proposed use will be an upgrade, both environmentally and aesthetically, on the area. The unique location of the property close to major thoroughfares allows efficient access to and from the property without creating significant impacts on neighboring properties. Based on the low expected ADT and access to the freeway, the facility will not have a significant impact on traffic or traffic -related pollution in the area, but rather would reduce such impacts. As a note, this Conditional Use Permit, if approved, would not be effective unless the associated Specific Plan Amendment is also approved.