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HomeMy WebLinkAboutMINUTES - 08082000 - D6 TO: BOARD OF SUPERVISORS .. y ' Contra FROM: DENNIS M. BARRY, AICP Costa COMMUNITY DEVELOPMENT DIRECTOR County DATE: August 8, 2000 SUBJECT: REZONING APPLICATION RZ003092: Preferred investments (Applicant) — K&J Properties (Owners): Request approval to rezone approximately 26,600 square feet of a 3.27 acre site from Retail Business (R-B) to General Commercial (C) for the purpose of constructing a self-storage facility at #1104 and #1126 Saranap Avenue In the Walnut Creek area. SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS As recommended by the County Planning Commission, adopt a motion to: A. ADOPT the Mitigated Negative Declaration prepared for the project for purposes of compliance with the California Environmental Quality Act. B. APPROVE rezoning application RZ003092 as recommended by the County Planning Commission, rezoning the site from R-B to C. CONTINUED ON ATTACHMENT: X YES SIGNATURE �. RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON Au&us t 8 . 2000 APPROVED AS RECOMMENDED XX OTHER Introduced Ordinance 2000-29 . VOTE OF SUPERVISORS 1 HEREBY CERTIFY THAT THIS IS A TRUE AND XX UNANIMOUS(ABSENT_ _ CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Michael Laughlin (925)335.1204 ATTESTED August 8, 2000 cc: PHIL BATCHELOR, CLERK OF THE BOARD OF SU AERVISORS AND OUNTY ADMINISTRATOR B ,DEPUTY Date August 8, 2000 Board of Supervisors File#RZ.2003092 Page 2 C. ADOPT the County Planning Commission's findings as set forth in Resolution No. 9- 2000 as the determination for these actions. D. INTRODUCE the ordinance giving effect to the aforesaid rezoning, waive reading and set date for adoption of same. FISCAL IMPACT None BACKGROUND/REASONS FOR RECOMMENDATIONS The applicant is requesting a rezoning from Retail Business (R-B) to Commercial (C) to establish consistency with the zoning to allow for warehouse and storage uses not permitted in the R-B district. The zoning change is requested so that the entire site can be developed for self-storage use. A majority of the 3.27 acre property is zoned Commercial (C), which permits storage uses. About one half of an acre (26,500 sq. ft.) is zoned for Retail Business (R-B). The R-B zoning does not permit warehouse uses and is proposed to be rezoned to commercial which is consistent with the General Plan. Staff and the Planning Commission found the proposed use of the site for self storage more appropriate than other potential uses for the property given its limited frontage and access. Other uses, such as retail, office, or housing would also aggravate existing traffic and parking problems as expressed by the neighborhood. The applicant's request was heard by the County Planning Commission on June 27, 2000. The Planning Commission, after evaluating the proposal and evidence submitted, voted to recommend approval of the proposed rezoning to the Board of Supervisors. No appeals of the Planning Commission's decision were received. The Planning Commission voted to approve the Development Plan for the property which will not become effective until the rezoning is approved. ML/ck Findings Map t �� � ----------- cl N• R Iq Rezone From _.R::.D-__ To _ ----- ---Wa[Mtt_Cyegk__ Area Richard Clark ------- Chair of the Contra Costa County Planning Commission, State of California, do hereby certify that this is a true and correct copy of _pQge N_f3 of the Coun_ty_'s 197$ Zonitu mai------ Indicating thereon the decision of the Contra Costa County Planning Commission in the matter of-Trgferu-d hwe4te ------------------------------------------------------------------ ATTEST: Nt�4-�-----�-A Secretary of the Contra CosT&oun y Planning Commission, State of �f. RESOLUTION NO. 9- 2000 RESOLUTION OF THE PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATION FINDINGS AND RECOMMENDATION OF THE REQUESTED CHANGE IN ZONING BY PREFERRED INVESTMENTS (Applicant), K & J PROPERTIES (Owner) (RZ003092) IN THE ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING FOR THE WALNUT CREEK (SARANAP) AREA OF SAID COUNTY. WHEREAS, a request by Preferred Investments (Applicant), and K & J Properties (Owner) (RZ003092), for a development plan for a self-storage use and to rezone approximately 26,500 square feet of the site from Retail Business, RB, to General Commercial, C, for which applications were received by the Community Development Department on October 12, 1999 and March 29, 2000; and WHEREAS, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Mitigated Negative Declaration was prepared and circulated for review and comments between May 19, 2000 and June 8, 2000 and the Planning Commission adopted the Mitigated Negative Declaration at their meeting on June 27, 2000; and WHEREAS, after notice having been lawfully given, a public hearing was scheduled before the Planning Commission on Tuesday June 27, 2000, whereat all persons interested therein might appear and be heard; and WHEREAS, on Tuesday, June 27, 2000, the County Planning Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW,THEREFORE, BE IT RESOLVED, that the County Planning Commission: 1. FINDS that the proposed Mitigated Negative Declaration and Mitigation Monitoring Program are adequate for the purposes of compliance with the California Environmental Quality Act and adopts same; 2. RECOMMENDS to the Board of Supervisors the APPROVAL of the rezoning of the site from the Retail Business District to the Commercial District; 3. APPROVES the preliminary and final development plan subject to the proposed conditions as recommended by staff and by the Planning Commission, and subject to the Board's approval of the Rezoning; BE IT FURTHER RESOLVED that the reasons for this recommendation are as follows: 2 A. REZONING FINDINGS: 1. Required Finding — The change proposed will substantially comply with the General Plan. Project Finding — The project is consistent with the goals and policies of the General Plan relative to the site, namely that the site has a commercial designation which allows for a broad range of commercial uses. 2. Required Finding — The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Project Finding: The C zoning district will assist in making the proposed use and zoning more compatible, and will provide for only one zoning for the property rather than two. 3. Required Finding — Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. Project Finding: Community need has been demonstrated for the self- storage use based on low availability of rental spaces in the area. B. Growth Management Element Performance Standards Findings 1. Traffic: The project will generate less than 100-peak hour trips and does not trigger a Measure C traffic study. 2. Water: The project is within the boundaries of the Contra Costa Water District. Water service is available for the project. 3. Sanitary Sewer: The project is within the boundaries of the Central Sanitary District. Sanitary sewer service is available for the project. 4. Fire Protection: The subject property is within the Contra Costa County Fire Protection District boundaries and the applicant will be required to comply with the District's requirements. 5. Public Protection: The Growth Management Element standard is 155 square feet of Sheriff facility station area per 1,000 population. There will be a minimal impact on public protection in the area since the applicant is proposing to secure the site with fencing. 3 6. Parks & Recreation: Due to the nature of the project, no park dedication fee is required. 7. Flood Control & Drainage: The project will be required to meet all collect and convey requirements. (Ref. The Growth Management Element, Chapter 4, of the General Plan) A. Development Plan Finding 1. The application is consistent with the purpose of this district and that it is architecturally compatible with other uses in the vicinity, both inside and outside the district. See section VII of staff report B. Variance Findings: 1. That any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use district in which the subject property is located. See Section VII. C of staff report. 2. That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property of rights enjoyed by other properties in the vicinity and within the identical land use district. See section VII. C of staff report 3. That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. Failure to so find shall result in a denial. (Ord. 1975; prior code Section 2204.30; Ord. 917. See section VII. C of staff report 4 BE IT FURTHER RESOLVED that the Chairperson and Secretary of this Planning Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors, all in accordance with the Government Code of the State of California. The instructions by the Planning Commission to prepare this resolution was given by motion of the County Planning Commission on Tuesday, July 27, 2000, by the following vote: AYES: Clark,Wong, Battaglia, Hanecak, Kimber, Terrell NOES: None ABSENT: Gaddis ABSTAIN: None Richard Clark, Chair of the County Planning Commission County of Contra Costa, State of California ATTEST: Al,!, . Dennis M. Barry, Secretary County of Contra Costa State of California 19 FINDINGS AND CONDITIONS OF APPROVAL FOR DP993037 AS APPOVED BY THE CONTRA COSTA COUNTY PLANNI_NG COMMISSION ON JUNE 27, 2000: A. Growth Management Element Performance Standards Findings 1. Traffic: The project will generate less than 100 peak hour trips and does not trigger a Measure C traffic study. 2. Water: The project is within the boundaries of the Contra Costa Water District. Water service is available for the project. 3. Sanitary Sewer: The project is within the boundaries of the Central Sanitary District. Water service is available for the project. 4. Fire Protection: The subject property is within the Contra Costa County Fire Protection District boundaries and the applicant will be required to comply with the District's requirements. 5. Public Protection: The Growth Management Element standard is 155 square feet of Sheriff facility station area per 1,000 population. There will be a minimal impact on public protection in the area since the applicant is proposing to secure the site with fencing. 6. Parks & Recreation: Due to the nature of the project, no park dedication fee is required. 7. Flood Control & Drainage: The project will be required to meet all collect and convey requirements. (Ref. The Growth Management Element, Chapter 4, of the General Plan) B. Development Plan Finding 1. The application is consistent with the purpose of this district and that it is architecturally compatible with other uses in the vicinity, both inside and outside the district. See section VII of staff report 2 C. Variance Findinus: That any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use district in which the subject property is located. See Section VII. C of staff report. 1. That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property of right enjoyed by other properties in the vicinity and within the identical land use district. See section VII. C of staff report 2. That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. Failure to so find shall result in a denial. (Ord. 1975; prior code Section 2204.30; Ord. 917. See section VII. C of staff report D. REZONING FINDINGS 1. Required Finding: The change proposed will substantially comply with the General Plan. Project Finding: The project is consistent with the goals and policies of the General Plan relative to the site, namely that the site has a commercial designation which allows for a broad range of commercial uses. 2. Required Finding: The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Project Finding: The C zoning district will assist in making the proposed use and zoning more compatible, and will provide for only one zoning for the property rather than two. 3. required Finding: Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. 3 Prosect Finding: Community need has been demonstrated for the mini storage use based on low availability of rental spaces in the area. CONDITIONS OF APPROVAL FOR DP993037 1. This approval is based upon the plans and reports exhibits received by the Community Development Department listed as follows: A. Revised Project plans received on March 30, 2000 by the Community Development Department for a 948 unit self storage facility with manager's office and living unit. B. Topographic survey dated 9/17/98. C. Phase one Environmental site Assessment prepared by Phase One consultants and dated received May 1, 2000 by the Community Development Department. D. Landscape Plan prepared by Land Perspectives and dated received April 12, 2000 by the Community Development Department. 2. Approval is granted to allow variances that meet the requirements of Section 26-2.2006 of the County Ordinance Code as follows: 148 parking stalls required 77 parking stalls approved 6 foot fence permitted 8 foot fence approved 3. No exterior storage shall be permitted at the site. 4. The site shall be maintained in a neat and orderly fashion, and designated parking spaces shall be available at all times for patrons and employees. 4 5. Parking spaces shall not be used for vehicle, trailer, R.V. or boat storage. 6. Exterior lighting shall be directed downwards and away from neighboring residents and neighboring businesses so as not to produce glare, to the satisfaction of the Zoning Administrator. 7. The hours of operation of the business shall be 8:00 a.m. to 7:00 p.m., seven days per week. Additional hours may be approved administratively by the Zoning Administrator after review of a written request of the applicant. Hours of operation for pick-up or drop off from the wine storage area by commercial vehicles shall not occur before 9:30 a.m. or after 6:00 p.m.on Saturday and Sunday. 8. A cost estimate shall be submitted for the implementation of the landscaping plan and a bond shall be submitted equal to 125% of the cost of the installation and held for one year to assure that the planting will survive. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 and shall be installed prior to commencement of business activity in the existing structure. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. 9. All signs shall be subject to the review and approval of the Zoning Administrator. A temporary banner announcing a grand opening shall be permitted for no more than 30 days. 10. Both the applicant and the property owner are fully responsible for county staff costs. Invoices(s) for any additional costs beyond the initial application deposit will be mailed to the applicant and are due and payable 30-days following the date of the invoice. The unpaid balance shall be collected prior to issuance of a building permit or initiation of the use, whichever comes first. The applicant can obtain the current status of staff costs on this application from the project planner. 11. The proposed buildings shall be similar to that shown on submitted plans. Prior to the issuance of a building permit, elevations and architectural design of the building and building roofing material shall be submitted for final review and approval by the County Zoning Administrator. The roofs and exterior walls of the buildings f� 5 shall be free of such objects as air conditioning or utility equipment, television aerials, etc., or screened from view. 12. Antennae, air conditioners or other roof equipment shall not exceed the height of the parapet and shall not be visible from any nearby roadway. 13. The operator shall be responsible for making the site and (to the extent possible) adjoining properties free from litter originating from the project. Garbage receptacles in fixed decorative containers shall be provided outside each of the buildings and on each floor of the enclosed buildings. 14. The 7'- 0" x 12' — 0" monument sign perpendicular to Saranap Avenue is approved. Any additional permanent signage shall be subject to review and approval of the Zoning Administrator prior to installation. 15. Maximum permitted fence height is 8 feet (open chain link). No barbed wire is permitted for new fencing (existing fencing with barbed wire is permitted to remain). Fencing along Saranap Avanue and Rule Court shall be high quality wrought iron or similar and shall be reviewed and approved by Zoning Administrator prior to installation. Noise. 16. The Caretaker residence shall be designed to comply with the Sound Transmission Control Standards of the Uniform Building Code for the State of California 1989 Amendments. Structural design shall be based on the recommendation of the acoustical study of the site prepared by Armin Wright to assure that interior noise levels do not exceed a CNEL of 45 dB and that exterior noise levels do not exceed CNEL of 60 dB. The residence shall have mechanical ventilation and air conditioning so that the residents do not have to be exposed to higher exterior noise levels. 17. At least 45 days prior to issuance of a building permit, or installation of improvements or utilities, applicant shall submit a preliminary geology, soil, and foundation report for review and approval of the County Geologist. Improvement, grading, and building plans shall carry out the recommendations of the approved report. This report shall include evaluation of the potential for liquefaction, seismic 6 settlement and other types of seismically-induced ground failure by recognized methods appropriate to soil conditions discovered during subsurface investigation. 18. The trash enclosure shall include recycling containers for residential paper, glass and cans as well as paper and cardboard recycling for the facility. 19. Contractor and/or developer shall comply with the following construction, noise, dust and litter control requirements: A. All construction activities shall be limited to the hours of 8:00 A.M. to 5:00 P.M., Monday through Friday, and shall be prohibited on state and federal holidays. Notices shall also be posted at the site. Any exceptions shall be reviewed by the County Planning Commission. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. C. At least one week prior to commencement of construction, the applicant shall post the site with a notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of individuals responsible for noise and litter con- trol, tree protection, construction traffic and vehicles, erosion control, and the 24-hour emergency number, shall be ex- pressly identified in the notice. The notice shall be re-issued with each phase of major grading and construction activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. D. A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any 7 violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. E. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. This shall include provision for an on-site area in which to park earth moving equipment. F. Transporting of heavy equipment and trucks shall be limited to week days between the hours of 9:00 AM and 4:00 PM. and prohibited on federal and State holidays. G. The site shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. Nater: 20. The applicant shall comply with the Contra Costa County Ordinance pertaining to water conservation. Compliance with the Vater Conservation Ordinance shall be designed to encourage low-flow water devices and other interior and exterior water conservation techniques. Police Protection/Crime Prevention: 21. Prior to the establishment of the use, the plans for this project shall be submitted for review by the County Sheriff's Department for suggestions or changes that could be made to design defensive crime prevention measures. If agreement cannot be reached, the matter can be brought back to the Zoning Administrator for decision. Hazardous Material Inspections: 22. Any chemicals stored on the site shall be properly removed and disposed of under County Health Services Department regulations. Prior to commencement of site grading or the issuance of a building permit, the applicant shall have the site inspected by a competent hazardous waste materials expert who shall submit a report for the Zoning Administrator's review attesting to the removal of any hazardous waste materials on site. 8 23. The development plan approval shall not be effective until the rezoning is approved by the Board of Supervisors. PUBLIC WORDS CONDITIONS OF APPROVAL FOR PERMIT DP 99-3037 Applicant shall comply with the requirements of Title 8, Title 9, and Title 10 of the County Ordinance Code. Any exceptions must be stipulated in these conditions of approval. Conditions of Approval are based on the plan submitted to Community Development on October 12, 1999. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT AND PRIOR TO INITIATION OF THE USE PROPOSED UNDER THIS PERMIT. General Requirements: 24. Applicant shall submit improvement plans prepared by a registered civil engineer to Public Works and pay appropriate fees in accordance with the County Ordinance Code and these conditions of approval for street or drainage improvements, where applicable. Frontage Improvements: 25. The applicant shall dedicate additional right of way and construct improvements along the Saranap Avenue frontage to provide a half-width street of 5.5 meters (18 feet±) with a 2.0-meter (6.5-foot±) wide sidewalk. A slight transition may be necessary to match the State constructed curb to the north that appears to be 6.1 meters (20 feet±) from centerline. The widened right of way should extend 3.0 meters (10 feet±) from the face of curb. Access to Adjoining Property: Proof of Access 26. Applicant shall furnish necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, public and private road and drainage improvements. 9 Encroachment Permit 27. Applicant shall obtain an encroachment permit from the Application and Permit Center, if necessary, for construction of driveways or other improvements within the right of way of Saranap Avenue. Sight Distance: 28. Provide sight distance at the driveway connections to Saranap Avenue for a design speed of 55 kilometers per hour (35±miles per hour). Landscaping, walls, fences and signs must be placed to maintain adequate sight distance. Street Lights: 29. Property owner shall apply for annexation to County Service Area L-100 Lighting District by submitting: a letter of request; a metes and bounds description; and pay the current LAFCO and State Board of Equalization fees. Annexation shall occur prior to issuance of building permits. This annexation process must comply with State Proposition 218 requirements which state the property owner must hold a special election to approve the annexation. This process may take approximately four to six months to complete. Underground Utilities: 30 Install all existing and new utility distribution facilities underground. Bicycle—Pedestrian Facilities: 31. The applicant shall design all public and private pedestrian facilities in accordance with Title 24 ( handicap Access) and the Americans with Disabilities Act. Noise Studies: 32. Any noise studies, which may be required, shall be based on ultimate road widening and ultimate traffic under the general plan. The applicant shall install any sound-walls which may be required, outside of the public road right of way. 10 Drainage Improvements: Collect and Convey 33. The applicant shall collect and convey all storm water entering and/or originating on this property, without diversion and within an adequate storm drainage facility, to an adequate natural watercourse having definable bed and banks, or to an existing adequate public storm drainage facility which conveys the storm waters to an adequate natural watercourse, in accordance with Division 914 of the Ordinance Code. An exception to this requirement will be allowed for a diversion of runoff from those portions of the property which currently flow towards Saranap Avenue to the Rule Court storm drain system subject to verification of storm drain system adequacy as outlined below. A further exception will be allowed for the remaining Saranap Avenue runoff provided resultant design flows after said diversion are less than the existing level of runoff from this portion of the subject property. 34. Applicant shall verify the adequacy of any downstream drainage facility accepting storm water from this project prior to discharging runoff. If the downstream system(s) is/are not adequate to handle the existing plus project condition for the required design storm, improvements shall be constructed to make the system adequate. For the purposes of this entitlement, verification of drainage system adequacy shall be limited to those storm drain facilities south of State Route 24. 35. Applicant shall design and construct all storm drain facilities in compliance with the Ordinance Code and Public Works Design standards. Miscellaneous Drainage Requirements: 35. Applicant shall prevent storm drainage from draining across the sidewalk and driveway in a concentrated manner. National Pollutant Discharge Elimination System (NPDES): 36. The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Discharge Elimination Systems (NPDES) for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay - Region II). 41 11 Compliance shall include developing long-term best management practices (BMP's) for the reduction or elimination of storm water pollutants. The project design shall incorporate, wherever feasible, the following long-term BMP's in accordance with the Contra Costa County Clean Water Program for the site's storm water drainage: - Minimize the amount of directly connected impervious surface area. - Stenciling all storm drains with "No Dumping, Drains to Bay" thermoplastic tape. - Filtering Inlets - The owner shall sweep the paved portion of the site quarterly utilizing a vacuum type sweeper. Verification (invoices, etc.) of the sweeping shall be provided to the County Clean Water Program Administrative Assistant at 255 Glacier Drive, Martinez, CA 94553 (925) 313-2238. - Trash bins shall have a cover and be sealed to prevent leakage, OR, shall be located within a covered enclosure, OR, be located on a concrete pad'that drains to the sanitary sewer or be a self contained unit with a fluid retention system. - Vehicle/equipment washing shall occur off-site at an appropriate vehicle wash facility or on-site if a separate covered wash down area is established that drains to the sanitary sewer system. - Develop a perpetual maintenance program for on-site clean water/drainage facilities. - Other alternatives as approved by Public Works. 37. Within 3 days of the effective date of this permit, owner/applicant shall contact the State Water Resources Control Board (SWRCB) to determine if this permitted use requires coverage under the State's General Industrial Activities Storm Water Permit. Evidence of contact with the SWRCB and a copy of the "Notice of Intent", if required, shall be submitted to Public Works. Metric Units: 38. All first check and subsequent submittals and accompanying shall be in metric units. Exceptions may be permitted by Public Works based on evidence of substantial hardship. 12 Area of Benefit Fees: 39. Comply with the Brid IThorou hfare Fee Ordinance requirements for the P Y g� g � South Walnut Creek Area of Benefit as adopted by the Board of Supervisors. These fees must be paid prior to issuance of building permits. For the proposed use, tp generation is based on one peak hour trip per 100 storage units, rounded p to the nearest whole trip. 13 ADVISORY NOTES PLEASE NOTE ADVISORY NOTES ARE ATTACHED TO THE CONDITIONS OF APPROVAL BUT ARE NOT A PART OF THE CONDITIONS OF APPROVAL. ADVISORY NOTES ARE PROVIDED FOR THE PURPOSE OF INFORMING THE APPLICANT OF ADDITIONAL ORDINANCE AND OTHER LEGAL REQUIREMENTS THAT MUST BE MET IN ORDER TO PROCEED WITH DEVELOPMENT. A. Comply with the requirements of the County Sheriff's Office. B. Additional requirements may be imposed by the Fire District, the Health Department and the Building Inspection Department. It is advisable to check with these departments prior to requesting a building permit or proceeding with the project. C. The Building Inspection Department will require three sets of building plans (for items requiring permits) which must be stamped by the Community Development Department and by the Sanitary District. Permits shall be secured for any electrical work. D. Comply with the requirements of the Bay Area Air Quality Management District. E. The Contra Costa County Fire Protection District is requiring that two sets of plans be submitted for review of life and safety items. F. This notice is intended to advise the applicant that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90-day period after the project is approved The ninety (90) day period in which you may protest the amount of any fee or the imposition of any dedication, reservation, or other exaction required by this approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Government Code Section 66020 and delivered to the Community Development Department within 90 days of the approval date of this permit. 14 NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This notice is intended to advise the applicant that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90 day period after the project is approved. The ninety (90) day period in which you may protest the amount of any fee or the imposition of any dedication, reservation, or other exaction required by this approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Government Code Section 66020 and delivered to the Community Development Department within 90 days of the approval date of this permit. MLJck -z- 184021040 184 023 003 184 024 008 Russell&Linda Mitchell Ben&Laura Wadsworth 1196 Boulevard Way Associates 2860 Walnut Blvd 140 Castle Crest Rd PO Box 1267 Walnut Creek, CA 94596 Alamo, CA 94507 Orinda, CA 94563 184 024 010 184 024 013 184 024 014 Flavia Zaro Edwin Spencer&Leland Spencer Victor&Ruth Brill 440 Walnut Ave 880 Columbine Ct 1975 Stanley Ave Walnut Creek, CA 94598 Danville, CA 94526 Santa Clara,CA 95050 184 024 016 184 025 008 184 025 010 1218 Boulevard Way Robert Cook Lynne Klaevenian 1511 Treat Blvd#400 60 Del Hambre Cir 1830 Taylor St Walnut Creek, CA 94598 Walnut Creek, CA 94595 San Francisco, CA 94133 184 025 012 184 025 016 185 370 001 Gcne&Betty Shofe Leonard&Kathleen Olsen Joy Pritchard 3115 Sandalwood Ct 995 Honister Ln 2200 E Cai !back Rd#101 Lafayette, CA 94549 Concord, CA 94518 Phoenix, Z 85016 185 370 004 185 370 00 185 370 010 Samuel Cole Sanntel C e Mc Kie Roth& ibbon Friedrich 743 Walnut Ave 743 W nit Ave 1828 Mt Diabl lvd Walnut Creek, CA 94598 Waln Creek, CA 94598 Walnut Cree CA 94596 185 370 010 185 370 012 185 370 016 Mc Kic Roth&Gribbon Friedrich Kjerstin Miller&Patrick Taylor Jr. James Moseley 1828 Mt Diablo Blvd 25 Moraga Via 72 Kingston PI Walnut Creek, CA 94596 Orinda, CA 94563 Walnut Creek, CA 94596 185 370 020 185 370 020 185 370 020 Suzanne Harb&Marcella Fati Hauser Suzanne Harb&Ma ella Fati Hauser Suzanne Ha &Marcella Fati Hauser 1.22 Vista Hermosa 122 Vista Herinos 122 Vista ermosa Walnut Creek, CA 94596 Walnut Creek, 94596 Walnut reek, CA 94596 185 370 021 185 370 021 185 370 021 Walnut Creek Land Co Inc Walnut Creek La Co Inc Walnut Creek and Co Inc 609 La Vista Rd 609 La Vista R 609 La Vist d Walnut Creek, CA 94598 Walnut Creek, A 94598 Walnut C ek, CA 94598 18537002/1 185 370 021 185370/021 Walnand Co Inc Walnut Creek and Co Inc Walnut and Co Inc 609 L 609 La Vist, d 609 La WalnA 94598 Walnut Creek, CA 94598 Walnut A 94598 185 370 023 18537002/3 185 370 025 Joy Pritchard Joy PritchaRichard&Carol Pierce 2200 E Camelbaek Rd#101 2200E CaRd#101 476 Montecillo Dr Phoenix, AZ 85016 Phoenix, 6 Walnut Creek, CA 94595 185 370 028 185 370 030 185 370 031 Li&Wendy Huei-Lee Sun Courtney Leigh Sherman Conrad Aguilar 2465 Providence Ct 1666 Sorrel Dr 110 Rule Ct Walnut Creek, CA 94596 Walnut Creek, CA 94598 Walnut Creek, CA 94595 185 370 034 185 370 035 185 381 038 Joseph Harb&Paul&Suzanne Harb Joseph Ha &Paul Barb Cricktown Associates 47850 Quercus Ln 47850rcus Ln 1375 Locust St#221 Palet Desert,CA 92260 Palm esert, CA 92260 Walnut Creek, CA 94596 185 381 039 t� Little Chapel Of The Flowers 1139 Saranap Ave 5- u4- Walnut Creek, CA 94595 t'QVICL, -f J 1 , AGENCIES Building Inspection HSD,Environmental Health INTEROFFICE INTEROFFICE HSD,Hazardous Materials P/W—Engineering Services P/W Special Districts INTEROFFICE INTEROFFICE INTEROFFICE Historical Resources Information System Bldg.33 Consolidated Fire District Sonoma State University 2010 Geary Road Central San 180 E.Cotati Ave. Pleasant Hill CA 94523 5019 Imhoff Place Rohnert Park CA 94928 Martinez CA 94553 East Bay MUD Senior Civil Engineer,Water Service City of Walnut Sheriff's Office Planning 1666 North Main Street Admin and Community Services 375— l Vb Street MS701 Walnut Creek CA 94596 1980r ne R ad Oakland CA 94607-4240 94553 PG&E 1030 Detroit Avenue Concord CA 94518 Speakers Ariel Valli A5kitectural Group Wayne Fettig 6-27-00 CPC Meeting 81 Colu 178 Kendall Road ItZ003092 #2a0 Walnut Creek CA 94595 DP993037 A ' Viejo CA 92656 Robert Stevens Danielle Donahue 125 Kendall Road 1991 Dakin Ave. Mento Park CA 94025 Walnut Creek CA 94595-1112 t Interested Parties K &J Properties Preferred investments DP993037 2200 E. Camelback Road 3229 E. Spring St. RZ003092 #101 #300 Phoenix AZ 85016 Long Beach CA 94806 Ariel Valli Cheryl Rioux Valli Architectural Robert J.Schmitt 81 Columbia PO Box'x24 7241 nerstone investments,LLC 29095 Rocky Point Way Menlo #200 BoEscondido CA 92026 Aliso Viejo CA 92656 Park CA 94026-7241 j�,� Agenda Item# Community Development Contra Costa County COUNTY PLANNING COMMISSION TUESDAY JUNE 27 2000 - 7:00 P.M. I. INTRODUCTION PREFERRED INVESTMENTS (Applicant), K & J PROPERTIES LLC (Owners), County Files #R.Z003092 and#DP993037: A. File # RZ003092: A request to rezone approximately 26,500 square feet of the site from Retail Business, RB, to General Commercial, C. B. File # DP993037: A request for a Development Plan Approval to construct a 141,180 square foot self storage and wine storage facility (948 storage units) with a 2,348 square foot manager's unit with office and associated parking. A variance to required parking is requested: 148 parking spaces required, 77 parking spaces proposed. A variance to the 6-foot maximum fence height is requested to allow for an 8-foot chain link security fence around the property. The subject property consists of approximately 3.27 acres, located at #1104 and 1126 Saranap Avenue in the Walnut Creek area. (ZA: N-13) (CT 3410) (Parcel #'s 185-370-023,001). iI. SUMMARY OF REVIEW The site is located on property on Saranap Avenue adjacent to Highway 24. The property currently contains a concrete industrial building and several smaller accessory buildings, which will be torn down for the new construction. A 100-foot PG&E easement crosses the site, which contains a utility tower and electrical transmission lines. The General Commercial zoning allows for warehouse and storage uses. Staff finds the site to be an appropriate location for self-storage due to its limited street access, visibility and its proximity to Highway 24 and associated freeway noise. These factors do not make the site appropriate for residential use or retail commercial use. A small portion of the site (approximately 26,500 square feet) is zoned Retail Business (RB). A rezoning to Commercial for :J S-2 this portion of the site is required since warehouse uses are not permitted in the RB zone. Rezoning of the portion of the property with an RB zoning will allow for the approval of the proposed project, and provide a more appropriate zoning for the entire site and proposed use. III. RECOMMENDATION 1. Adopt the attached Mitigated Negative Declaration and mitigation measures and mitigation monitoring program. 2. Adopt a motion recommending that the Board of Supervisors adopt the proposed rezoning of a portion of the property from R-B to C. 3. Approve the Development Plan, with parking and fence variances, subject to the recommended findings and conditions of approval, subject to the approval of the rezoning. IV. GENERAL INFORMATION A. General Plan: The property is designated CO (Commercial). The zoning and proposed use of the property for storage and residential use is consistent with this designation. B. Zoning: A majority of the subject parcel is currently zoned General Commercial (C), and a small portion fronting on Saranap Avenue is Retail Business (RB). The General Commercial zoning allows for warehouse uses as well as residential uses. The portion of the site that currently has the Retail Business zoning includes one of the storage buildings and the manager's unit. Since warehouse use is not permitted in the RB zone, the applicant is applying for a rezoning for that section of the site. C. CEOA Status: A Mitigated Negative Declaration has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA). The environmental review checklist is attached for Planning Commission reference. Adjoining property owners and tenants were sent notices to allow for review and comment on the document. The review and comment period has ended, and written comments received on the application included three letters. The letter from Duane Lindberg identifies existing neighborhood parking deficiencies, and concern with the parking variance. Based on actual studies of self-storage facilities, staff estimates that the actual parking need at the site will be less than half of the 77 spaces provided (15-29 spaces may be used on Saturday afternoons, the S-3 peak use period). A parking impact that would require the use of street parking should never occur. The site may benefit the community during a community event by making some parking available. The letter from Clark and Jenni Frentzen raises several issues. Their letter raises 6 points (letter is after the initial study document), of which staff offers the following responses: 2. The Initial Study does not need to address current parking needs in the neighborhood since all of the parking for this project will more than adequately be met on site for this project (see section XV of the Initial Study, Transportation and Traffic). Drainage issues were considered in the Initial Study and a mitigation measure requires a drainage capacity study by the applicant (see section VIII of the Initial Study, .Hydrology and Water Quality). The project will have engineered drainage, which the current site does not. The Initial Study does elaborate on the potential of hazardous materials within the buildings (asbestos) and on the site. All of which will be removed by certified professionals so that the materials will not become airborne during demolition. Removal of these materials from the site will have a long-term benefit. The fact that there is a school within 1/4 mile is irrelevant since the end use on the site will not contain hazardous materials (see response letters from the applicant, attached to the Initial Study). The Initial Study identifies all potential impacts and proposed mitigation measures. When implemented, these mitigation measures will reduce all of the impacts to a less than significant level. The letter suggests that an EIR may be necessary. The findings of the Initial Study clearly show why an EIR would not be appropriate for this application. In addition, it is not appropriate or necessary to identify project alternatives for a negative declaration (only for an EIR). However, the staff report does discuss why this land use will have much fewer traffic and parking impacts than office or retail development. 2. The letter raises the issue of alternatives to the rezoning from retail to commercial, and the impacts on parks and open space. The site itself is not appropriate for a park. It is under high tension lines, and adjacent to the freeway which would expose users to noise. Access is limited, and the parking and traffic impacts related to park use would be much greater. The County or another community agency would have to purchase the land at a significant cost, and the site is less than ideal. The proposed project will have minimal impacts on S-4 parks since there is only one residential unit associated with the project. If the development proposed for the site included a high number of residential units, then there could be a significant impact on parks since there would be additional users impacting existing parks. 3. As discussed in the staff report, the project will not have any spillover parking impacts that would negatively affect the neighborhood. Safety at the bend at Saranap Avenue would be improved since there will be frontage improvements in front of the site, widening the street for emergency vehicle access. 4. The potential for air quality impacts is related to the potential for release of hazardous materials that may be present in the existing buildings at the site. The mitigation for this is removal of any materials prior to demolition of the buildings. This is a standard requirement from the Bay Area Air Quality Management District. The incremental contribution to pollution from vehicles using the site would be insignificant. 5. Removal of any materials from the site prior to demolition of the buildings would comply with state standards, meaning that the materials would be in closed containers and removed from the site. This is a one-time occurrence, and there would not be any transportation of hazardous materials to and from the site after the facility is opened. Restrictions are placed in the lease agreement that would prohibit the storage of hazardous materials in individual units. State of the art security will monitor all hallways and the opening of each unit. Wine is not stored in the 948 general storage units as the letter suggests. Wine is only stored in the basement area under building A. Even with upset conditions, wine is not considered a hazardous material. The amount of alcohol (under 15%) is not enough to sustain combustion. If wine were to enter the soil, it would decompose naturally. The applicant has contacted various agencies about this issue, and additional discussion can be found in their attached letter. 6. Nighttime lighting will be reviewed as part of the lighting plan required to be submitted by the applicant. Lighting may be less than the existing lighting on the site, generated by the pole lighting in the open part of the lot. Lighting will be directed downward, and the S-5 buildings and trees part of the proposal will block light to surrounding residential uses. The letter from Carl and Ellen Hutchins also raises several issues. Many of the issues raised in their letter are responded to above. After receipt of the letter, staff asked to the applicant to respond to the issue of storage restrictions and security. A response letter is attached for Planning Commission Review. The letter also raises the issue of horizontal and vertical scale for the project. There is a precedence in the neighborhood for some three story structures, including an adjoining apartment building. The sound wall for Highway 24 has a dominant visual impact. The buildings on the site will generally be below the height of the soundwall. Staff has required parapet articulation of the three story buildings. The two three story buildings are more centrally located on the site, with landscape screening around the perimeter (and the planting of over 100 trees) to soften views. Buildings adjacent to Saranap Avenue and Rule Court will be one or two stories only. D. Regulatory Programs: 1. Active Fault Zone: Subject site is not within the Alquist-Priolo fault zone area. 2. Flood Hazard Area: Subject site is in Flood Zone C, an area of minimal flooding (Panel 290)• 3. 60 dBA poise Contour: The subject site is within a 60 dBA noise contour area(source: County Noise Element), based on the proximity of the site to Highway 24 and the interchange of Highway 24 and Highway 680. Based on an acoustical report prepared by an acoustical consultant, the average noise level is only slightly higher than 60 dBA since there is a sound wall. E. Prior Application: A Land Use Permit was submitted for a similar use in 1996 (DP963010). That application included an 877-unit facility on just the eastern half of the site, with access only on Rule Court. The existing buildings on the western portion of the site were proposed to be retained with access from Saranap Avenue. The project density was much greater, with a three story building within 5'of the property line adjacent to the site (including an apartment building). This project was opposed due to the proposed access from Rule Court and due to the impacts of the proposed S-6 buildings and use on adjoining properties (including minimal parking). The application was withdrawn. V. AREA/SITE DESCRIPTION/PROPOSED PROJECT The property is located behind some commercial buildings and an apartment building, and abuts the Highway 24 soundwall. The site is relatively flat, but slopes upward to the base of the soundwall. The top of the soundwall varies in height above the site from 15 to 35 feet. Due to this grade difference, the project will be barely visible from Highway 24. The site is currently used for overflow storage by a local car dealership. There are two buildings on the site, one currently rented to a woodworking company and the other previously used for batting cages. The proposal involves the construction of 6 buildings on the site. A 2,348 square foot, two story, manager's unit and office is located on the Saranap Avenue frontage. The remaining buildings are 1-3 stories, comprised of various sizes of storage units. Building A has a wine cellar underneath for individual storage or storage for local restaurants and stores. PG&E power lines cross the western comer of the site within a 100-foot easement, and a transmission tower is on the property. A portion of building A is located under these-transmission lines. In a letter dated October 1, 1998, PG&E granted approval for construction within the easement. The building must maintain a 35- foot clearance to the closest power line above. Other conditions are outlined in the letter. VI. AGENCY COMMENTS A. Building Inspection Department: The applicant will be required to secure a building permit for all new buildings. B. Contra Costa County Environmental Health Department: The application was reviewed by the Environmental Health Department. There were no comments or recommended conditions of approval on the application. C. Contra Costa County Fire Protection District: The Contra Costa County Fire Protection District submitted comments on the application, as outlined in the attached letter. Specifically, the applicant must be able to provide adequate fire flow and coverage for the property, as well as provide for emergency vehicle access. Fire sprinkler plans are required. 3U S-7 D. East BayaMunicipal Utility District: Water is currently provided to the site. Additional service would be required for the increase in use. E. City of Walnut Creek: The City commented on the previous application in 1996. In a phone conversation with the Planning Department, they confirmed that the proposed use is still inconsistent with their General Plan which designates the site for General Retail. It is their desire to see the site develop with retail development. County Community Development staff finds that the site would be highly undesirable for retail development. The limited street access does not provide adequate street frontage and exposure that most businesses would need to be successful. In addition, primary comments and concerns expressed by the neighbors relate to traffic and parking. With the previous application, there was strong opposition to access for a business from Rule Court. With a retail business or businesses, there would probably need to be dual frontages to Rule Court and Saranap Avenue. Parking and traffic for a retail use would be much greater than the proposed storage use, and traffic conflicts would occur at the bend at Saranap Avenue. Retail business use would also disrupt residential uses adjacent to the site. Likewise, other alternative uses for the site could be office or residential. Either use would generate considerably more traffic and parking impacts, with traffic occurring during peak periods. Both uses would have other impacts to the neighborhood. F. Contra Costa County Sheriff's Department: The Sheriff's Department has provided specific recommendations on alarms, locking mechanisms, lighting and fencing in their May 22, 2000 letter. G. Contra Costa County Public Works Department: The department is recommending frontage improvements on Saranap Avenue, and necessary drainage improvements. Stormwater pollution prevention measures are recommended, as well as the South Walnut Creek area of benefit fee. H. Northwest Information Center: With the 1996 application, the Center determined that the possibility of cultural or archaeological resources on the site is low, and further study of the site was not recommended. I. Central Sanitary District: The site is already served by the district, and a comparable or only slightly higher level of service would be required. No comments on the application were received by the district. The applicant S-8 will need to receive approval from the district during the Building Permit process. VII. STAFF ANALYSIS A. Background: Since the 1996 application, the project is being pursued by a new applicant who reviewed the previous application to design a project that would address the concerns raised at the time. The project has a lower overall density, access is provided from Saranap Avenue, and the three story buildings are located away from the apartments. More parking is provided as well. One story units are proposed along the shared property line to the south, with landscaping provided between the buildings and the fence to soften the appearance of the project. B. Appropriateness of Ilse/General Plan & Zoning: The site has a General Plan designation of Commercial (CO). This district permits a broad range of commercial uses which would serve the community. The General Plan recommends the following standards: 1. Maximum site coverage: 40 percent 2. Maximum building height: 35 feet 3. Maximum floor area ratio: 1.0 4. Average employees per gross acre: 160 employees The County considers the General Plan standards as general guidelines to be referred to when reviewing applications, given other concerns and conditions of the application. The floor area ratio as a guideline in the General Plan contemplates a variety of uses that could be considered. In office or retail development, higher floor area ratios would indicate a higher usage of either office employees or retail customers. For self-storage, a floor area ratio exceeding 1.0 would be considered reasonable due to the lower impact to surrounding properties with respect to traffic and additional customers. The County has approved numerous self-storage facilities with a floor area that exceeds 1.0 due to this lower impact. This project has a proposed floor area ratio of 1:1.007 (the lot size is 142,425 and the project square footage is 143,528). A majority of the project is under the General Plan recommended height limit of 35 feet. However, the zoning allows a height up to 50 feet. The only portion of the building which exceeds 35 feet is the tower element. Staff finds the tower to be an important architectural element of the design, and no changes to the design are recommended. S-9 The General Plan recommended maximum lot coverage for structures on the property is 40%n. The actual lot coverage is slightly over, at 41.1%. Staff is not recommending a reduction in lot coverage since the project provides 15% of the site for landscaping, and the site layout is well thought out. The zoning specifies aggregate side yards of 10 feet and front setbacks of 10 feet. Front setbacks are applied on Saranap Avenue and also on Rule Court, and the project meets or exceeds this setback. The project exceeds the required side setbacks with a full 10-foot side setback along the south property line adjacent to existing development, and 6 foot to 50 foot setbacks to the Cal Trans right-of-way. C. Site Plan Analysis: From Saranap Avenue, the frontage of the site will be improved to County Public Works standards. A landscaped 20-foot area would be provided in front of the office/manager's unit. There is a 6-space parking lot in front of the sliding entry gate. Patrons can park and visit the office or proceed through the security gate to their unit. The second floor of the office is a two-bedroom unit. There is a two-car garage provided for use by the manager. Building A is a single story building with storage units, with a wine cellar below. This building is located partially within an easement with overhead utility lines. The wine cellar would be available for use by private individuals with wine collections or for restaurants and stores. Restaurants and stores may store many cases of wine at the site, with trucks loading or unloading inventory. Staff is recommending a limit on commercial wine deliveries or pick-ups to not before 9:30 a.m. or after 6:00 p.m. on Saturday and Sunday. A trash enclosure is provided for use by patrons and the manger. Recommended conditions of approval require that receptacles be placed throughout the project, that the site be kept free of debris, and that recycling be included. Buildings B and D are both three stories in height and include freight elevators for use by patrons. Buildings C and E are purposely one story and set back to allow separation to adjoining uses to the south. Parallel parking is provided adjacent to the buildings. Staff requested the addition of parapet molding to improve the exterior appearance of each building. S-10 Unobstructed access of at least 20 feet is provided throughout the project for emergency vehicle access. The gate at the Rule Court frontage would only be available for emergency vehicle access, and not for patrons. At staff's request, the applicant has included a landscape plan for the site. The plantings are low maintenance. The plan includes the plantings of trees, shrubs and groundcover in areas which are not in use by buildings or paving. Approximately 108 trees will be planted to provide screening of the buildings as viewed from Rule Court, Saranap Avenue and other locations. A generous tree planting is proposed adjacent to the apartment building which will greatly improve the aesthetic quality of views from upper floor decks over what is currently seen. The applicant is proposing that the site be secured by eight foot fencing, which is consistent with what the Sheriff's office is requesting. An eight- foot wrought iron fence and gate would be provided on the Saranap Avenue and Rule Court frontages. An eight-foot chain link fence would be provided along the south property line with a gate over to building B. Due to the building on the adjoining property and building C (which acts as a barrier) no new fencing is proposed. An eight-foot fence and gate would be provided from the corner of building C and the existing wall from the apartment building. From the wall from the apartment building, the existing six-foot fence with barbed wire would be replaced with an eight-foot fence. This fence would then connect to the new wrought iron chain fence and gate on Rule Court. The existing six-foot fence with barbed wire would be retained along the Cal-Trans right of way back to the Saranap Avenue frontage. This fence may be replaced with an eight-foot chain link fence in the future. D. Parking and Pence Variances: The applicant is requesting a variance to the required parking standards. Based on the warehouse parking standard of one parking space for each 1,000 square feet of floor area, the project would be required to provide a total of 148 parking stalls. Proposed parking is 77 spaces. Parking surveys of existing facilities have shown that the actual parking demand is much lower, probably between 15-29 spaces needed for this project during a peak period. To provide security to the site without using barbed wire, the applicant is requesting a variance from the 6- foot maximum fence height to allow for an 8-foot chain link and wrought iron fencing. The required findings are discussed below with a description of how the application meets the finding: 1. That any variance authorized shall not constitute a grant of special S-11 privilege inconsistent with the limitations on other properties in the vicinity and the respective land use district in which the subject property is located. The proposal would not constitute a grant of special privilege inconsistent with the limitations on other properties in the neighborhood. The requests for parking variance and fence height variance are unique to the proposed land use. Different land uses in the zone would be required to demonstrate that parking can be met on-site as this use will provide. A fence height variance for the proposed use is reasonable since the site must remain secure to protect the items being stored. 2. That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property of right enjoyed by other properties in the vicinity and within the identical land use district. Staff has determined that the County Code for off-street parking does not set standards for mini-storage parking needs. Staff has reviewed a report prepared by the American Planning Association on standards for Self- service Storage Facilities authored by Teresa deGroh and Rachel German which documents the limited parking required for this type of use. Also, the applicant has submitted examples of how other cities (Anaheim, Buena Park and Costa Mesa) have dealt with, and experienced the issue of parking at similar self-storage facilities. These studies and examples indicate that a parking space for every 100 self-storage spaces plus spaces for the office and manager's unit is more than adequate for parking. In addition, data from the Institute of Transportation Engineers indicates that this size facility would have a maximum parking demand on Saturday afternoon of 29 parking spaces. A fence height variance would not be appropriate for other land uses within the zone. For this use, and given the exposure of the site to two public streets, an 8-foot fence would help to deter potential vandalism at the site. 3. That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located. Failure to so find shall result in a denial. (Ord. 1975;prior code Section 2204.30; Ord. 917) _... 5-12 The variances meet the intent and purpose of the commercial zoning district to provide for commercial uses to serve the community and to assure that all of the parking associated with a land use within the area can meet parking needs on-site. This proposal demonstrates that the on-site parking will be at least double of the actual demand. In addition, security is an important factor for commercial uses, and the fence variance will help assure that the site will not be attractive to vandals. VIII. PUBLIC WORKS CONSIDERATIONS Traffic and Circulation The site has a dual frontage: Saranap Avenue to the west and Rule Court to the east. Primary access is proposed via Saranap Avenue, with Rule Court functioning as an emergency access point. The Saranap Avenue frontage is not improved. The State improved the adjacent northern frontage as part of the Highway 24 project many years ago and other improvements have been installed as redevelopment has occurred. The applicant should be required to dedicate additional right of way and construct improvements along the Saranap Avenue frontage to provide a half-width street of 5.5 meters (18 feet +) wit a 2.0 meter (6.5 foot ±) wide sidewalk. A slight transition may be necessary to match the State constructed curb to the north that appears to be 6.1 meters (20 feet ±) from centerline. The widened right of way should extend 3.0 meters (10 feet±) from the face of curb. Rule Court is a remnant form the freeway construction. The public portion is a merely a "bulge" in Boulevard Way. Additional pavement extends into the subject property and is encumbered by a road and utility easement. The parcel to the east has frontage improvements and a driveway within this private portion of Rule Court. No additional improvements other than fencing and landscaping are proposed for Rule Court at this time. Drainage Runoff from the project site currently flows to two different drainage systems. The majority of the site drains easterly to a storm drain system in Rule Court and Boulevard Way. This system was constructed by the State as part of the freeway project. S-13 The extreme western portion of the site drains to Saranap Avenue. This system flows southerly and easterly to Las Trampas Creek. Portions of this system are inadequate and have been subject to flooding in recent years. The downstream drainage issues have been discussed with the County Flood Control District and the applicant's engineer. The storm drain system in Rule Court that is accepting the vast majority of the runoff does not have any recorded history of flooding problems. 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'.��., y t.J�.�."»i .�� -.. vc`i� '�L.�: +"7�7CG.�`n,yi •. ,f - VALLI�AAXHi G R 0 U P. OTOPHBOARD .toot rEtK �Lr TO r. At1��rwiraes 71 v .. .. - ..+�"° t� .��w �� tit �Y•°n ,�' r, 1 M �r ¢ �A i s1#• � v 2 I f� law „ 1 � --- - =JEW q T .� ..�`✓� yt � �� tier vc� f A � t t � r *► Y 4 IRV : �.., .�ems. Yl`• J ♦31'1 77777 ,4 L. M� �' �+ F ILLs =':..+a�.•..!.ai..+a13t "`: M ✓•fi^" _+K,r--�S'" ^. � J � 'yF s t Z� r► r- :t i ^ w Ahe to '"' A ' f Environmental Checklist Form 1. Project Title: Walnut Creek Self Storage(DP993037) 2. Lead Agency Name and Address: Contra Costa County Community Development Department 651 Pine Street,North Wing-4th Floor Martinez, CA 94553 3. Contact Person and Phone Number: Michael P.Laughlin,Project Planner (925)335-1204 4. Project Location: The project is located between Saranap Avenue and Rule Ct., adjacent to Highway 24 in the Walnut Creek area. 5. Project Sponsor's Name and Address: Preferred Investments 3229 E. Spring Street#300 Long Beach, CA 90806 6. General Plan Designation: Commercial(C) 7. Zoning: A majority is zoned Commercial(C)with a small portion Retail Business (R-B) 8. Description of Project: The applicant is proposing to build a 141,180 square foot self storage facility with an office and manager's unit. A parking variance is requested. The required parking per County Code is 148 spaces, and 77 spaces are proposed. 9. Surrounding Land Uses and Setting: North: (Freeway-Highway 24) South: (Apartments and Commercial) East: (Residential) West: (Commercial and Residential) 10. Other public agencies whose approval None is required(e.g.,permits,financing approval, or participation agreement). ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning v Transportation/ u Public Services Population &Housing Circulation X Utilities & Service Geological Problems _ Biological Resources Systems Water _ Energy & Mineral X Aesthetics X Air Quality Resources _ Cultural Resources Mandatory Findings of X Hazards — Recreation Significance x Noise No Significant Impacts Identified 2 DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. P I find that the proposed project MAY have a significant effect(s)on the environment,but at least one effect(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an earlier EIR pursuant to applicable standards and(b)have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon t propos*proje Signature Date Michael P.Laughlin, Project Planner For: CCC Community Development Department 3 SOURCES In the process of preparing the Checklist and conducting the evaluation,the following references(which are available for review at the Contra Costa County Community Development Department,651 Pine Street 5th Floor-North Wing,Martinez)were consulted: 1. Contra Costa Resource Mapping System-Quad Sheet Panels-Walnut Creek sections 2. The(Reconsolidated) County General Plan (July 1996) and EIR on the General Plan (January 1991) 3. General Plan and Zoning Maps 4. Project Plans 5. Contra Costa County Public Works memo dated March 16,2000 6. Site Inspection 11-4-99 7. PG and E letter dated November 16, 1999 8. Phase One Environmental Site Assessment dated July 1999 9. Acoustical Report dated May 9,2000 by Armin Wright 10. 1998 Dept. of Conservation Farmland Map 11. Northwest Information Center letter dated April 11, 1996 12. 1998 State of California Hazardous Waste and Substances Sites(Cortese) 13. FEMA Flood Map panel 0600025 02900,May 20, 1996 14. November 2, 1999 letter from the Contra Costa County Fire Protection District 15. Parking Demand and standards submitted by the applicant. 16. East Bay Municipal Utility District memo dated October 29, 1999 EVALUATION OF ENVIRONMENTAL IMPACTS: Potentially Significant Potentially Unless Less than significant Mitigation Significant No Impact Incorporation fact Impact I. AESTHETICS. Would the proposal: a. Have a substantial adverse effect on a scenic vista?(Sources: 1,2,4,6) X b. Substantially damage scenic resources, including but not limited to, trees,rock outcroppings, and historic buildings within a state scenic highway?(Sources: 1,2,4,6) X C. Substantially degrade the existing visual character or quality of the site and its surroundings? (Sources: 1,2,4,6) X d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?(Sources: 1,2,4,6) X 4 SUMMARY: a.-b. The project site is located in an urbanized area, adjacent to Highway 24(adjacent to a sound wall), behind existing commercial uses and under electrical towers. A majority of the improvements will be hidden from view from Highway 24 (due to the sound wall and grade change) and from adjoining public streets. The project will be visible from a multi-story apartment building adjacent to the site. The project has been designed so that the buildings around the perimeter of the site are one story, with landscaping around the perimeter of the site. A greater setback and substantial landscaping is proposed between the apartment building and the site to visually obscure the project from the balconies of the apartment building. c.-d. The project has the potential of improving the aesthetic value of the neighborhood. The improvements will replace older buildings and a vacant lot with weeds to an improved site with landscaping. The project will create some additional nighttime lighting, but conditions of approval will be added to require that lighting be the minimal amount allowed, and directed downward to minimize impacts to adjoining residential properties. Potentially Significant Potentially Unless Less than Significant Mitigation Significant Into Impact Incorporation Imct Impact II. AGRICULTURAL RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997) prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agricultural and farmland. Would the project: a. Convert Prime Farmland,Unique Farmland, or Farmland of Statewide Importance(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? (Sources: 1,2,3,4,6,10) X b. Conflict with existing zoning for agricultural use, or a Williamson Act Contract? (Sources: 1,2,3,4,6,10) X C. Involve other changes in the existing environment which,due to their 5 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact location or nature,could result in conversion of Farmland,to non- agricultural use? (Sources:1,2,3,4,6,10) X SUMMARY: Since this project is in a developed urban area,there is no impact on farmland. The site is not designated as prime farmland, farmland of statewide significance or unique farmland on the 1998 Department of Conservation map. III. AIR QUALITY. Where available,the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the applicable air quality plan? (Sources: 2,4,8) X b. Violate any air quality standard or contribute to an existing or projected air quality violation? (Sources: 4,8 ) X C. Result in a cumulatively considerable net increase of any criteria pollutuant for which the project region is a non- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Sources: 2,4,8) X d. Expose sensitive receptors to substantial pollutant concentrations? (Sources: 2,4,8) X e. Create objectionable odors affecting a substantial number or people? (Sources: 2,4,8) X SUMMARY: 6 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No fact Incorporation ImpactImpact a.,c.,d., e. The development of the site would introduce a negligible net increase in auto emissions. Based on the County General Flan and information obtained from the Bay Area Air Quality Management District, air quality in the Walnut Creek area exceeds acceptable air quality standards several days per year. Once items have initially been placed in storage, there are very few vehicle trips to the site. b.The phase one environmental assessment for the site noted that the existing buildings on the site potentially contain building materials with asbestos (follow-up testing will be conducted The proper removal of the hazardous materials in the buildings is required, and a permit from the Bay Area Air Quality Management District is required to assure that these hazardous materials do not become airborne during demolition. IV. BIOLOGICAL RESOURCES. Would the project: a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans,policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Sources: 1,2,6) X b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans,policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Sources: 1,2,6) X C. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act(including but not limited to ,marsh, vernal pool, coastal, etc.) through direct removal,filling, hydrological interruption, or other means? (Sources: 1,2,6) X d. Interfere substantially with the movement of any native resident or 7 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact incorporation !Mae !Mact migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Sources: 1,2,6) x e. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance? (Sources: 1,2,6) X f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? (Sources: 1,2,6) X SUMMARY: The site is developed and surrounded by urban development and a freeway. There are no known biological resources on the site, and the likelihood of their presence is minimal. A biological assessment of the site is not warranted.The March 13, 1995 version of the Department of Fish and Game Natural Diversity Data Base (NDDB)does not include any species that is listed by state or federal agencies as being endangered ,rare or threatened. V. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the significance of a historical resource as defined in—15064.5 (Sources: 1,2,6,11) X b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5? (Sources: 1,2,6,11) X C. Directly or indirectly destroy a unique paleontological resource or site or unique geological feature? x (Sources: 1,2,6,11) d. Disturb any human remains, including those interred outside of formal cemeteries? .c.F 1'7 X ' -.a 8 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation imp—act hVact (Sources: 1,2,6,11) X SUMMARY: The site does not contain any known cultural resources. The site has been modified through grading,had many uses over the years, and is currently developed. There are no geological features on the site. VI. GEOLOGY AND SOILS -Would the project? a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury,or death involving: 1. Rupture of a known earthquake fault,as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault?Refer to Division of Mines and Geology Special Publication 42. (Sources: 1,2) X 2. Strong seismic ground shaking? (Sources: 1,2) X 3. Seismic-related ground failure, including liquifaction?(Sources: 1,2) X 4. Landslides? (Sources:1,2) X b. Result in substantial soil erosion or the loss of topsoil?(Sources: 1,2) X C. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquifaction or collapse?(Sources: 1,2) X d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code(1994), creating substantial risks to life or Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact hn act property? (Sources: 1,2) X e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of waste water?(Sources: 1,2) X SUMMARY: The site is located in an area of low to moderate liquifaction potential. The site has a Tertiary bedrock structure with marine sandstone and shale. The Hayward Fault is approximately 6 miles to the west, and the Concord Fault is approximately 3 miles to the west. The site is within .25 miles of a fault that connects the Franklin Fault and the Calaveras Fault. A geotechnical report will be required to determine the type of engineered foundation that would be most appropriate given the site conditions. The building will meet all current building and seismic code requirements. VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a. Create a significant hazard to the public or the environment through the routine transport,use or disposal of hazardous materials? (Sources: 4,8,12) X b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Sources: 4,8,12) X C. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste within one-quarter mile of an existing or proposed school? (Sources: 4,8,12) X d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65862.5 and, as a result, would it create a 10 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact lncoMgratio Impact Impact significant hazard to the public or the environment? (Sources: 4,$,12) X e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area. (Sources: 1,2,3) X f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? (Sources: 1,2,3) X g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source: 2) X h. Expose people or structures to a significant risk of loss,injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 1,2,3,6) X SUMMARY: a. The project does not involve the use or transport of hazardous materials,nor is the site in close proximity to a hazardous materials site. b. The phase one environmental assessment for the site identified the potential of asbestos in the buildings on the site,and other hazardous materials. Proper removal of any asbestos laden materials prior to demolition is required, and approval from the Bay Area Air Quality District is required. There are drums of unknown material on the site(likely associated with the cabinet making business) which will also require removal and disposal. There are also some surface level soil contaminants which will require removal and proper disposal. e.-f. The project is not within the vicinity of a public use airport or private airstrip. g. Implementation of the project would not interfere with an adopted emergency response plan or emergency evacuation plan. In the event of an emergency at the site, evacuation would occur by way of Saranap Avenue 17,e 11 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact or Rule Court. h. The site is in a developed area. There would not be increased exposure due to wildland fires. VIII. HYDROLOGY AND WATER QCTALITY- Would the project: a. Violate any water quality standards or waste discharge requirements? (Source: 2) X b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table(e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?(Source: 2) X C. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site?(Sources: 1,2,5, 13) X d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface run-off in a manner which would result in flooding on-or off-site? (Sources: 1,2,5, 13) X e. Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide 12 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No lWact Incorporation Impact Impact substantial additional sources of polluted runoff? (Sources: 1,2,5, 13) X f. Otherwise substantially degrade water quality? (Sources: 1,2,5) X g. Place housing within a 100-year flood hazard area as mapped on a federal Flood hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Sources: 1,2,4,5,13) X h. Place within a 100-year flood hazard area structures which would impede or redirect flood flows? (Sources: 1,2,4,5, 13 ) X i. Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Source: 2) X j. Inundation by seiche,tsunami, or mudflow?(Source: 2) X SUMMARY: a. Implementation of the project will not violate any water quality standards or waste discharge requirements with the implementation of a County approved storm-water management plan. b. The project will not interfere with the groundwater table since water to supply the site will not be drawn from a well on the site. c.-e. Implementation of the project will significantly alter the existing drainage for the site. Runoff from the project site currently flows to two different drainage systems. The majority of the site drains easterly to a storm drain system in Rule Court and Boulevard Way. This system was constructed by the State as part of the freeway project. The extreme western portion of the site drains to Saranap Avenue. This system flows southerly and easterly to Las Trampas Creek. Portions of this drainage system are inadequate and have been subject to flooding in recent years.The storm drain system in Rule Court that is accepting the vast majority of runoff does not have any recorded history of flooding problems. The County Public Works Department is requiring that the applicant's engineer submit drainage calculations to verify that all of the site run-off can be diverted to the Rule Court drainage system. This will improve the existing drainage problem to Las Trampas Creek since the total runoff to this drainage system will be slightly reduced, since a portion of the site currently drains that direction. 1 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No lWact Incorporation lmnact Impact f.j Implementation of the project would not substantially degrade water quality.The site is not within a 100- year flood hazard area. Structures part of the development are not subject to loss as a result of failure of a darn or levee. IX. LAND USE AND PLANNING-Would the project: a. Physically divide an established community? (Sources: 2,3,4,6) X b. Conflict with any applicable land use plan,policy, or the regulation of an agency with jurisdiction over the project(including,but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Sources: 2,3,4,6) X C. Conflict with any applicable habitat conservation plan or natural community conservation plan? (Source: 2) X SUMMARY: a. Since the proposed project is at the edge of a developed area and adjacent to the freeway,the project would not divide an established community. b. The proposed project is consistent with the General Plan and Zoning, which designates the site as suitable for commercial development and use. c. The project does not conflict with any applicable habitat conservation plan or natural community conservation plan. X. MINERAL RESOURCES -Would the project: a. Result in the loss of availability of a known mineral resource that would be of value to the region and the 14 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact residents of the state? (Source: 2) X b. Result in the loss or availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan,or other land use plan? (Source: 2) X SUMMARY: a.-b. The site does not contain any known mineral resources that would be of value to the region or the residents of the state. XI. NOISE-Would the project result in: a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Sources: 2,6,9) X b. Exposure of persons to or generation of excessive ground borne vibration or ground borne noise levels? (Sources: 2,6,9) X C. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Sources: 2,6,9) X d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source: 2,6,9) X e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?(Sources: 2,6,9) X f. For a project within the vicinity of a private airstrip, would the project 15 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact IncorporationInact fact expose people residing or working in the project area to excessive noise levels?(Sources: 2,6,9) X SUMMARY: a.-b. The project is adjacent to the freeway and will expose people to a Community Equivalent Noise Level (CNEL)of approximately 60.7 to 61.8 dBA. This noise level is based on the acoustical study submitted by the applicant. This exposure level is considered normally acceptable for commercial use based on the County General Plan. Since people will only be at the site for short periods of time,noise exposure will only be for short periods of time. This land use is appropriate since there is not continued noise exposure to users. The manager's unit will expose the manager and his or her family to high exterior noise levels. The unit will be designed for an interior noise level not to exceed 45dBA, as required by state code regulations and as recommended by the County General Plan. Mitigation will require compliance with building code requirements to obtain an interior noise level of 45dBA and mechanical ventilation and air conditioning so that opening windows is not required.The project itself will not generate a significant amount of noise.On average, there will be only eight vehicles at the site in any given hour that the facility is open, with higher useage on weekends. c.--d. There will be an insignificant increase in the ambient noise level due to the increase in automobiles associated with the commercial development. Freeway noise is louder than the expected noise increase due to additional auto uses at the site. There will be a temporary increase in ambient noise levels during grading and construction. e.-f. Since the project is not within the vicinity of a public or private airstrip, the project would not expose people using the facility to excessive noise levels. XII. POPULATION AND HOUSING.. Would the project: a. Induce substantial population growth in an area, either directly(for example,by proposing new homes and businesses)or indirectly(for example,through extension of roads or other infrastructure)? (Sources: 2,3,4) X b. Displace substantial numbers of existing housing,necessitating the construction of replacement housing elsewhere?(Sources: 2,3,4) X 16 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact C. Displace substantial numbers of people,necessitating the construction of replacement housing elsewhere? (Sources: 2,3,4) X SUMMARY: The project will not induce population growth. The self-storage use will serve existing residents within the Walnut Creek vicinity. The project does not remove or displace housing or people. The site is not suitable for residential development due to noise impacts associated with Highway 24. XIII. PUBLIC SERVICES a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities,need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios,response times or other performance objectives for any of the following public services(Sources: 1,2,4,14): 1. Fire Protection? X 2. Police Protection? X 3. Schools? X 4. Parks? X 5. Other Public facilities? X SUMMARY: a. 1.The project would be served by the Contra Costa Fire Protection District. The district can provide service to this site in the event of an emergency. The project design will include access aisles to accommodate fire vehicles.Fire hydrants will be required to provide fire suppression at the site. The buildings will be required to have sprinklers and meet other fire safety standards. a. 2. The project would be served by the Contra Costa County Sheriff's Department. There will be an on-site 17 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation impact Impact manager at the site at all times,and appropriate on-site security measures. a. 3. The project site is within the Walnut Creek School District and Acalanes Union High School District. There will not be.any impacts related to schools since there is no housing associated with the project a. 4. The project will have a very minimal impact on parks, since there will only be one residential unit associated with the project. XIV. RECREATION a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source: 2) X b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source: 2) X SUMMARY: a,,b. The project will not increase the use of existing neighborhood and regional parks to the point of physical deterioration or require expansion or improvement of existing facilities. Only one new family would be using the park. XV. TR.ANSPORTATION/TRAFFIC -Would the project: a. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system(i.e. result in a substantial S 18 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Irnnact Incerparation Impact Impact increase in either the number of vehicle trips,the volume to capacity ratio on roads, or congestion at intersections)?(Sources: 2,15) X b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? (Sources: 2,15) X C. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Sources: 2,15) X d. Substantially increase hazards due to a design feature(e.g. sharp curves or dangerous intersections)or incompatible uses(e.g. farm equipment)? (Sources: 2,4,15) X e. Result in inadequate emergency access?(Sources: 2,15) X f. Result in inadequate parking capacity? (Sources: 2,15) X g. Conflict with adopted policies, plans or programs supporting alternative transportation (e.g.,bus turnouts, bicycle racks)? (Sources: 2,15) X SUMMARY: a.,b. The project will not cause a significant increase in traffic on Saranap Avenue. Trip generation will be off-peak, and generate far less traffic than a retail or office use that would be permitted under the zoning. Since trip generation will be far less than 100 peak hour trips,a traffic impact analysis is not required under the Growth Management policies for the County. Maximum peak trip generation is between 12:00 p.m. to 1:00 p.m. on Saturdays, with 58 trips. Based on ITE trip generation standards, the facility would generate approximately 368 vehicle trips per day(184 autos)which is an average of 15 vehicle trips in any given hour in a 24 hour period. 19 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No !=act Incorporation Impact Impact c. The project will not result in a change in air traffic patterns. d. Access to the site will be from Saranap Avenue. Frontage improvements and a dedication of right of way are required along the Saranap Avenue frontage to improve road safety. e. Emergency access is provided from both Saranap Avenue and Rule Court. f. The project will not result in inadequate parking capacity within the development. Based on actual use projections, the 77 onsite parking spaces will be more than adequate to serve the development. g. Since this use involves the loading and unloading of household items, alternative transportation policies or programs would not apply. XVI. UTILITIES AND SERVICE SYSTEMS - Would the project: a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? (Source: 2) X b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Source: 2) X C. Require or result in the construction of new storm water drainage facilities,the construction of which could cause significant environmental effects? (Sources: 2,5) X d. Have sufficient water supplies available serve the project from existing entitlements and resources, or are new or expanded entitlements needed? (Source: 2,16) X e. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the 0� 20 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact Impact project's projected demand in addition to the provider's existing commitments? (Source: 2) X f. Be served by a landfill with sufficient permitted capacity to accommodate the project's waste disposal needs? (Source: 2) X g. Comply with federal, state and local statutes and regulations related to solid waste?(Source: 2) X SUMMARY: a.,b.,e., The project site has existing wastewater service. Wastewater service is provided by Central Contra Costa County Sanitary District, and with a recent expansion, there is adequate capacity to serve the project. Since the use has such a low estimated wastewater discharge level,the net use over the existing use on the site may be equal or only slightly more than the current use. c. The applicant will provide a drainage study which will identify the amount of project run-off and if all of the runoff can be handled by the existing drainage improvements on Rule Court. If not,it is anticipated that only minor modifications to the system would be required. d. Water service will be provided by the East Bay Municipal Utility District(EBMUD),and the project site already obtains service from the utility. Contra Costa County Sanitary District will provide sewer service to the project. The project will tie into existing improvements on Saranap Avenue. Private utilities such gas, electric,phone and cable will be provided by private utilities through line extensions. PG&E has indicated that they will be able to provide electrical and gas service to the site. f., g., The project is anticipated to only generate a small amount of solid waste. There is adequate capacity in existing landfill to serve the project. Compliance will be maintained with federal, state and local statutes and regulations related to solid waste. XVII. MANDATORY FINDINGS OF SIGNIFICANCE- a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish and wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the 21 Potentially Significant Potentially Unless Less than Significant Mitigation Significant No Impact Incorporation Impact lmpacl number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X b. Does the project have impacts that are individually limited,but cumulatively considerable? (Cumulatively considerable means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? X C. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X SUMMAR'Y': The proposed project will not have a significant impact on the environment if mitigation measures are incorporated, nor will the project have a significant cumulative impact. MPL C:ENV\QVC Storage IR May 11,2000 JP7 eo ot U o � o %� us O tz O �y G� Ot z C7 yl cncl bD ccs U 18, - r, .mac. o ' `� ws% 'n eA 'j�.t w—s ? ��S O C7 � '''�' � «"3•"�"' .��+ �.� '�' "'°" � � "� '�' �, �� `� '� ra ,W � c.. vs '�' 'n"� to e� t° •� tw„ ° A w � '� � is d .fl ✓ G #: cdOD Cd �; � ��•� � b!1 e:1 '�, �y � "' t3 � "d '� � �, � �.' X8,7 �"�'`' � c�d�� p � � �a�va,�� V. V3Js,mow yU n ' N nn P•� U o p Ci Ln .• cn 1� � .•+ � � �i d a.+ a> tci v .d 46 0 tA ZI w �+ �,,, d .•••� y> � til y ds � . o� �s U w °tell , c> 0 PA i s d rs vii lb moi,+ 'J' N °✓3 +'� it C/� `✓ va "'� tri W •??, �� m `� � °✓ � ✓,� •� � 5�+ � � � � .�^ th L� '� "A `� May 18, 2000 Y 23 p1l /, 30 Michael Laughlin Community Development Department Contra Costa County 651 Pine Street, North Wing, 4th floor Martinez, California 94553 Re: County File #DP993037 Dear Michael. You say in the Notice that the proposed development will not result in any significant impacts with the proposed mitigation measures. I would"disagree. This area already has a horrible parking situation and this project calls for 77 parking spots when 148 are required. How can that be? It is imperative that proper parking be provided for this development, and it's impact on parking in the area be considered carefully. Dangerous violations of no parking zones occur regularly in this area, and the parking enforcement is already less than satisfactory. Thanks in advance for your consideration. Duane Find rg cy Lane Walnut Creek, CA 94595 (925) 934-1293 diindberg@pac-10.org FROM AI..EXANDER&FRENTZEN FAX N0. : 92525b7086 Jun. 07 2000 10:59AM P1 91 Clark and Jenni Frentzen ! 1381 Dewing lane Walnut Creek,CA 94595 ,.- June 5, 2000 Contra Costa County Community Development Department Attn: Mr. Michael Laughlin 651 Pine Street, north Wing, a Floor Martinez, CA 94553 Dear Sirs: This letter is in response to the notice of proposed negative declaration for County File number DP993037 and RZ003092 for a proposed development permit and rezoning at#1104 and 1126 Saranap Avenue in the Walnut Creek Area. We are a resident of the Saranap community and have written your department in the past concerning questions and issues about other development proposals in our community. We have reviewed the plans for this development proposal and the Community Development Departments' initial study of the project and have the following comments: 1. We find that the initial study is inadequate for purposes of determining a negative declaration under the CEQAA. in particular,the document fails to consider the parking needs and problems within the neighborhood,to discuss and elaborate on the undersized storm drainage system in the community, compliance with the new site associated runoff water quality standards and does not elaborate on the transportation and storage of hazards(hazardous materials)while at the same time stating that accidents involving the --- dase of haz-aidous rriatenals into—the enviranrnen -could occur. And,for the record, there are schools(pre-schools)within Y.,mile of the site that are not identified in the document. In summary,we recommend the negative declaration not be adopted at this time. And,that the department conduct a complete and adequate study of the site, project attematives, project effects, proposed mitigation, etc., before even considering a negative declaration. It may be determined that an Elly is required. Additional comments follow. 2. What are the other alternatives to rezoning from retail to commercial? Should this parcel be retained retail;or, be rezoned to something other than commercial? There is a need for parks and open space in our community. Flow will this total project and rezoning affect that need? The document is silent on this and many other community issues; and, the document needs to have other alternatives discussed in order to comply with +CEQA. 3. The neighborhood already suffers from inadequate parking as a result of the multi-family housing(apartments)located nearby the site_ This fact is not even presented in the document. Clearly,the variance requested for reducing the required parking from 148 parking spaces to only 77 parking spaces should be studied in more detail before making a decision on this issue. More information than just marking a box saying that it will have a less than significant impact is required from the planning department. Another issue not considered is that further reduced parking in this area will likely result in cars parked all along the street on Saranap which would negatively impact emergency vehicles access. Until this parking issue is investigated in more detail,we find that approval of the proposed parking variance and a negative declaration for CEQA is not appropriate. 4. The document indicates that a potentially significant impact to air quality would occur from an increase in vehicle trips to the site which would contribute to existing or projected air quality violations. Yet,the document does not discuss mitigation for this significant impact. The dement must consider the impact and proposed mitigation in a way that the public FROM ALEXANbER&FRENTZEN FAX NO. : 9252567086 .Tun. 07 2000 11:00AM P2 � can clearly determine the scope and effect of the proposal as well as how the mitigation will assure continued compliance with the clean air act as amended. The document is deficient without this information and we find that approval of the project and a negative declaration for CEQA is not appropriate. 5. The document indicates that a potentially significant impact and hazard to the public and or environment from reasonably foreseeable upset/accident involving the release of hazardous materials could occur, but, only discusses the demolition of e)isting buildings. What sort of hazardous materials are proposed for transport and storage in our community? The public must be informed of this prior to making a decision on this document Yet,this document does not even discuss or consider the passibility of a significant wine spill from all of the wine that would be stored in 948 wine storage units- should an earthquake or some other accident occur. Some form of on-site detention/containment for all runoff should be considered as a mitigation component for this type of storage before a determination of negative declaration.The document is deficient without this information and we fired that approval of the project and a negative declaration for CEGA is not appropriate. 6. AA�sthetic impacts related to nightime glare and lighting is proposed for mitigation by special lighting. Has this ever been tested? Will this mitigate successfully for the impact? What standards shall be met? This information must be included in the document for full public disclosure before the determination on compliance with CEQA.The document is deficient without this information and we find that approval of the project and a negative declaration for CEQA is not appropriate_ In summary,we find the negative declaration is not acceptable at this time. Further information and analysis is required before determining how compliance with CEQA shall be accomplished. We are committed to working with the department to resolve the issues discussed above. Please feel free to contact us during the day at telephone (415)977-8164. Sincerely, ar ..gun-U 3- 00 08: ZbA Carl Hutchins , Jr. 925 934 9:399 P.01 "11 i men Hrrtchins 172 KENDALL Rd. WALNUT CREEK,CALIFORNIA 945% USA June 8, 2000 Attention Michael Laughlin Contra Costa County Community Development Department 651 Pine Street North Wing, Fourth Floor Martinez, California 94553 Re DP993037 RZ003092 1104 & 1126 Saranap Avenue We are residents and members of the Saranap Association. We do not support the change in zoning from retail to commercial. This is a major change on a property adjacent to a developed residential community made up of Single family residences, condominiums and apartment complexes. Traffic on Saranap Avenue is at saturation. Even with the limitations on where vehicles can be parked, there are times wwhen'vehicles traveling-in _ opposite directions must stop and one yield to the other. The main entry to the proposed project on Saranap will create grid lock. The horizontal and vertical size of the project will dwarf adjacent structures. Lighting, however designed, on the project will have a negative impact on the nearby residential properties. Access for emergency vehicles is already compromised, even with the present parking restrictions. It will be impossible to regulate the use of individual spaces, lockers and containers. All varieties of contraband will find it's way into storage. This will include drugs and the extremely hazardous chemicals used in making them. Stolen property will find it's way there together with the quarrels among the persons that brought it there. Yesterdays Contra Costa Times ran a story about a murderer storing three bodies in a rented storage locker. I recall a story about a kidnapped person imprisoned in a locker. sar8napl0&as6-9-2000 Jun-08-oo 08: 26A Carl Hutchins , Jr. geb page two June 8., 2000 Lockers Not to be forgotten is the fact that wine is a combustible substance. 948 units would be a substantial amount of alcohol to spill or bum! From at least one past project, we know that storm drain facilities and possibly sewer are at capacity. We are also concerned about other environmental impact such as increased noise because of high traffic by the users of the facility. We urge the proposed change be rejected or at least returned for further study. rt--> "ITC-4 Carl Hutchins, Jr. Ellen R. HutchinsA uram&plo&crt6-R-2OOO TheLug COBT�" SNclahzing in Self Storage dr0is14M C""1449 do Maugeme nt 049) 770-,223.2 Fax(949) 770-9522 June I ,2000 Mr.Robert Schmidt- Robert Schmidt and Associates, 29095 Rocky Point Way Escondido,CA 92026 Facsimile: 760-751-2019 Re: Crime Self Storage Facilities Sear Robert; As requested,the following is my response to the above on June 9,2000. Crim in Self Storage Facilities.The subject facility will offer its tenants state of the at security to assure their peace of mind. The first level of security begins in the office,where potential tenants are screened prior to occupancy. Each tenant must poswss and show a valid identification on(driver's license,picture ID, passport,etc.) This information is photocopied for the tenant's file.Them,each tenant must provide two references which are checkaed by the staff. The new tenant is issued a numerical code which must be used to gain wxoss to the facility,disarm the individual alarm on the space,and must be utilized to open the gate to leave the facility and re-set the individual alarm. A,photo is tiken and stored of each tenant in the facility. Video taped surveillance 24 hours a day will maintain a visual account of everyone entering and exiting the facility. The video camera s;are of the quality so that cars,license plates,and faces can be recognized. Mod=video screen located in the office#tacks the statins of each space:,whether it is rented,vacant,open,looked or violated. It has been the management company's a xperivnce, (with an occupancy of over 18,000 tenants annually),with the preceding elements implemented,crime has not occurred in the last eighteen months at our facilities. In the 12 months preceding June, 1999,crimes of violcnoe,rape,and murder were either not reported or do not exist Statistics on the storage ofbodies in storage units am not available anywhere.. If you have any questions,please do not hesitate to contact nue at 9494-770-2232,ext. 16. Sincerely, Gregory A.Call P'resideant, The can Company Source: Self Storage Almanac,2000 Edition Co.Danielle;@ 650-32:5-0572 23211 S.PoWee Drive,Sufte 102, Laguna RM, Cadljerrniae 9,2653 I tJ d 22:8 afl, 2 T ung _ ZS6-U L-b CL:xe JNt dWO TW 3t.l FROM CORNERSTONE INVESTMENTS FAX NO. : 650 325 0572 Tun. 13 2000 12:24PM Pi .lune 12, 2000 Michael Laughlin Contra Costa County Community Development Department Current Planning Division `651 Pine Street, N. Wing --2ft6 Floor Martinez, CA 94553 Re: Wine storage Dear Mr. Laughlin, I would like to respond to the issues raised in a letter received by you from Carl and Alen Hutchins dated June 8, 2000 in which a concern over wine storage at our proposed storage facility was raised. During my research on the subject I contacted the following agencies and their responses are noted. CORI : R, `ON I Cat0sha, Heglrh&—54fe-ty, Ldustrsa!Hva ene &.Saetv 9Mq neering .v arae"'` I spoke with Mr. Tom Lucas the duty officer and his response was, "there are no environmental or toxic concerns pertaining to the storage of ' wine." 2 EnyirgnmenrJa Pro teatka Araency Their response was also, "no concerns with regard to the storage of wine." 3 Deatrrment of 1"oxic Substance Conrol I spoke with Mr. Hsuang and he noted that wine has no ingredients to place it on the toxic control list. 4 Menlo Park Fire Department Wine is not a flammable substance and no special protection•measures are needed. I will finally point out that the wine being stored at the facility will be contained in the basement and will be protected from fire with a sprinkler system. If you need any additional information please do not hesitate to contact me. f Si r ly, i>c>BaZ 7.!1 Danielle Dona ue Developer/Partner 'ic#s�altcrtef+�t7 b��?'y" kaciriiiic: G>0^:,2(, i;:' SOURCE GATE CODE — 0=PAT SELF STORAGE RENTAL AGREEMENT i DATrF STORAGri-ROOM NUMBER __....._ . ... .. _..._ .._............. SIZE PLEASE TELL US WHO YOU ARE CHARGES OCCUPANT NAME FPER E FEES $ NDABLE) TH $ PRORATE $ STREET LATE PAYMENTFOR RENT CITY STATE ZIP AFTERS DAYS $ RETURNED CHECK $ HOME PHONE WORK PHONE CERTIFIED NOTICES $ S.S.# D.L.# LOCK CUTTING $ LEGAL PUBLICATIONS $ ALTERNATE ADDRESS INVENTORY CHARGE $ IT IS THE OCCUPANT'S RESPONSIBILITY TO PROVIDE AN ALTERNATE OVERTIME PER HOUR $ ADDRESS FOR NOTICES. ALTERNATE NAME REMOVAL OF MATERIALS $ ABANOONOENEO $ STREET GATE S CITY STATE ZIP PHONE. OTHER $ WHAT YOU ARE AGREEING TO NOTICE.YOUR STORED PROPERTY WILL BE SUBJECT TO A CLAIM OF LIEN FOR UNPAID RENT AND OTHER CHARGES ANO MAY EVEN BE SOLO TO SATISFY THE LIEN, THIS LIEN AND ITS ENFORCEMENT IS AUTHORIZED By THE SELF-SERVICE S TORA0e ACT,CHAPTER to,COMMENCING WITH SECTION 21740 OF THE CALIFORNIA BUSINESS AND PROFESS IONS CODE. I. TERM:The tette of this tenancy shall commence as of and shill!continue an a month-lo-month basis thereafter,running from the__ __ __day of each morin,which will be the designated due date for ill subsequent rent paymants. 2. RENT:Root,as noted abovoundercharges,Shall be payable In advance onthernonthlyannivoreary oftho designated duodatosetforth In Paragraph I above,to owner at to his dssigmated agent. Rent must be paid in full and no partial payment will be accepted. The monthly rental and other charges may be changed at any titt'te by owner ggoing at least tan(10)days written notice to occupant at the addresses provided above. The new rental charge shall become otfeotive the next date on which rent is due. Late payments,or dishonored Checks,cause owner to Incur damages which are extremely difficutt to measure,and because of this,occupant agrees to pay to owner,as additional rent,additional services charges per space as Indicated in the charges section above,or as follows: Any other costs incurred by owner by reason of occupant's breach of any provision of this agreement shall be deemed additional rent and me bademandedbyyownsrofoccupentatanyytime orwaived Inowmerssoleandabsolutediscretion.ALLPAYMENTSMADETOSATiSFYOUT, ANDINti LIEN AMOUNTS AND CHARGES SHALL-BE PMO SYCAStH,CASHIER'S CHECKOR MONEYORDER.ANYPAYMENTS RECEIVED FROM OCCUPANT UE PURSUANT TO IRSTTOWARD ANY THIIS AGREEMENT.NO MONTHLY STATEMENTS OR BILLS WILL BE ISSUED UnllessRVICE CHARGES DUE UNDERTHIS PARAGAAPHI AND firequeER sted by occupantWARD ANY nfwBUMg). g. USE AND OCCUPANCY,Occupant agrees t0 use storage room only for the storage of property wholly owned by odcuplint.Property is stored under tha supervision and control of the occupant,Owner exercises neither Cara,custody nit control over occupant's stared property. Occupant agrees not to stare property with a total value at$5,000 without fhb wrktan permisakxn of owner.ii such written permission is not obtained the value of occupant's property shall be deemed not to exceed$5,000.Nothing hweln shellconstflute any agreement or admission by owner that occupant's stored property has any value. Nor shall anything alter the rates"of owners liabilities,set tort in Paragraph 9 below. 0. USES STRICTLY PROHIBITED:Occupant is strictly prohibited from stating or using materials on the premises classified as hazardous oT toxic under any local,state or federal law or regulation,or court decision,and from engaging on-site In any activity which produces such materials. t Occupant shall not use the promises for the storage of illegal substances,perishable or food Items,any form of friable or non-triable asbestos containing matortals,expioslves,paint,vernish,thinner,gasoline,petroleum products(including fractions olcrude oil)and/or other highly tlammsbis materials. The rented promises shall not be used for operation of any business or for human or animal occupancy,not shall pets be brought on the promises or the surrounding property.Occupant shall not door permit to bed one any act which creates or may create a nuisance in connection with occupant's Use of the space.Occupant's obligations of Indemnity as sot forth Im paragraph 10 heroim.specifically Includes any cost,expenses, attorneys fees,fines or penalties Imposed againstthe owner,arising out of storage*ruse at any hazardous or toxic material by occupant,occupant's agents,employees,fnvitees or guests. S. ACCESS:Occupant's access to the premises may be conditioned in any manner deemed reasonably necessary by owner to maintain order on the premises. Such measures may Include,but not 1(rnaed to,limiting hours of operation,requiring verification of occupant's identity and tequiring occupant to sign In and sign out on entering and leaving the promises. d. RIGHT TO ENTER:Occupant shall grant owner,owner's agents or the representatives of any governmental authority,including potiCa and lire officials,access to the promises upon three(5)days prior written notice io occupant. In the event occupant%hail not grant access to the premises as required or to the event of an emergency,owner,owners agents or the representatives of any governmental authority shall have the right to remove occupant's lock and enter the premises for the purpose of examining the premises and +taking such other action as may be necessary at appropriate to preserve the promises,Or to comply with applicable law or enforce any of owners rights.Owner shell not be Mable far any Imes aocaslonad by such entry. 1. LOCK:Occupant shell provide,stoccupantsown expense.atook forthepremMawhichoccupant.inoccupont'ssotedisete ion,deem suticlenttolock the pramises.occupanre Owego room must be kept locked at all times when occupant is not In A. S. INSURANCE:The Owner does not provide insurance on Occupant's stored personal proparl . Occupant,at occupant's expanse,shell maintain a l of fire and extended coverage Insurance with burglary,vandalism and mallclous misohiit endorsement for at(east 100%of full replacement of such property. Insurance an occuponve property it a material condition of this agreement. This insurance is for the benefit of both occupant and Owner. Occupant expressly agrees that the carder of such Insurance shall not be subrogated to any claim of occupant against owner, ownsev a ants or employees.Failure to carry the required Insurance to a breach of this agreement and occupant assumes the risk of loss to stored property that would.be**"red by such insurance. S. RELEASE OF bWNiER'S LIABILITIES. All personal property stored within at on the leased premises by occupant shaft be at occupant's sale risk. Owner and owner's agents shall not be liable,to occupant for any damage for lose to any personal property white at the teased premises arising from any cause whatsoever Includingbut not limited to,burglary,fire,water damage,mysterious disappearance,rodents,Acts of God orthe active Passive gasss acts or omisolons or negligence at owner or owners agents, rd. INDEMNIFICATION:Occupant will fndarrtnify,hold harmless and defend owner from all c laims,demands,actions or causes a,action,(including attorney's fees and aft costs whatsoever)that are hereafter made or brought as a result of or arising out of occupant's use of the premises,including claims tar owner's active negligence. ll. N011cE$:Exaept_ee rslttgrw 4i a atmresaly oro►{detl in iMa R n�al.AacaaoaanLar bv.Ia+k atnr.,rdn,►n.neslc �* t+ +��- --,- +- •W---+ � 11/03/99 13:38 FAX 9497248803 VALLI ARCHL t�101 t Pac r�4:Cas snd Electric 40mpaay � Diablo Division _ 1030 Oeiran Avenue Concord,CA 94518.2481 October 1, 1998 j M of Post-46 Falx Note 7671 P89"� Robert Schmitt and Associates 'r°tltfri'i 1- h'Lr.-J From 3030 Garboso Street ColDept co. Carlsbad, 'CA 92009 no r Phone�,t� 32-ff- (77 Attention: Robert J. Schmitt Pow* i Fax*q 50d-M RE: Proposed Self Storage Facility Saranap Avenue, Walnut Creek R/W 930 L Pacific Gas, and Electric Company (PG&E) has reviewed the information provided with your recent notice concerning the above-referenced project. PG&E maintains transmission facilities within the subject,property and are covered by easements which place certain restrictions and reciluirements on any development of this parcel. The following are restrictions that may affect the design and construction of the project: 1. No wells are permitted within the easements, all other structures must meet all clearance standards per General Order 95 as prescribed by the Public Utilities Commission of the State of California: t 2. A minimum of 32 feet vertical clearance at an ambient conductor temperature of 1301 degrees Fahrenheit must be maintained between PG&E's overhead electric transmission conductors and final grade, per General Order 95 as prescribed by the Public Utilities Commission of the State of California. 1 3. You must call Underground Service Alert at 11-800-227-2600 to locate all underground facilities that may be affected by this development, 4. No grading is allowed within 25 feet of tower structures. 5. Accass must be provided for large maintenance vehicles through the easements and to each structure. 6. You agree to ground all metallic structures and fences within PG&E's electric transmission :easements. Attached f8,r your convenience (Exhibit 'B") are methods of grounding as approved by PG&E (4/O copper must ,--. be used, not #4). E 11/03/99 13:38 FAX 9497248803 V'ALLI ARCHL 0102 y Robert Schmitt and Associates October 1, 1998 Mage 2 of 2 7. Streetlights are discouraged within PG&E's transmission easements. If, however, they are mandatory, extreme caret should be used during installation to insure. all G.O. 95 and Cal-OSHA clearances are maintained. We encourage the developer to jcontact us to discuss this matter before any streetlights are installed. j 1 8. Parking within PG&E's transmission easeme is is to be limited to movable passenger vehicles and light trucksl(pickups and vans). No parking will be permitted within 10 feet of o'ur towers. Barricading may be required around the towers in accordance with PG&E standards. 9. Landscaping must not interfere with access o our facilities. Trees within overhead electric easements shouldlimited to varieties which do not exceed 15 feet in height at maturity 10. Anti-climbing guards must be installed, at y qur expense on all tower structures, within this development. In order to ensure the protection of PG&E's facilities and the public, it is imperative that any person working near our facilities be familiar with the CPUC General Order Numbers. 69-B: 95 (electric); 112-E (gas); and 128' (underground electric and communications). i In addition to the General Orders, they should also The familiar with Cal-OSHA requirements and clearances set out in the Nigh-Witage Electrical Safety Orders of the California Division of Industrial Safety. i(( In addition, this consent is given subject to the terrhs and conditions on the reverse of page 1 hereof. I Thank you for the opportunity to review this r lal. if n of h v Y pp ty e p opo, any the above restrictions will have an impact on this project, youl should notify me as soon as possible so that we can meet and discuss possible resolutions. I can be reached by calling (925) 674-8588. Since I oDeL Land Agent cc: City of Walnut Creek 11/03/99 13:38 FAX 9497248803 VALLI ARCHL 1003 TERMS AND CONDITI(J 15 • You shall obtain all necessary rights from the owners of the lands crossed by ! PG&E$ rights of way in the event that you do Inot own said lands and rights. _ • You shall use said area within PG&Fs right of!way in such a manner as will not interfere with PG&Es use thereof or endanger PG&E's facilities installed thereon. 4 • The consent hereby given is subject to all the �rovision of General Order Nos. 69-13; 95 (electric), 112-E (gas); and 128 1(underground electric and corrmunications), as applicable, of the Public Utilities Commission of the State of California, and to all,other applicable provisions of the laws and regulations of the State of California and all other governmental agencies. I • YOL acknowledge PG&E's title to said right of way and the priority of PG&E's title therein and agree never to resist or assail the same. Your use of said area within said right of way shall be at your sole risk and ti expense. i • No tools, machinery, equipment, apparatus, or supplies, or any part thereof shall be erected, handled, or operated within ten feet of any PG&E high-voltage line energized at 50,000 dolts or less. With respect to conductors energized at more than 50,000 vollts, no tools, machinery, equipment, apparatus, materials or supplies, �r any part thereof shall be erected, handled, or operated closer than thel minimum clearances set out in the Nigh-Voltage Electrical Safety Orders of the California Division of Industrial Safety, which said minimum clearances are incorporated herein by reference. • No transportation or transit of any tool, machl'{�cry, equipment, or apparatus or the moving of any house or building shall t e carried out without observing the minimum clearances set out in the High-\ioltage Electrical Safety Orders of the California Division of Industrial Safety, which said minimum clearances are incorporated herein by reference. Nctwithstanding anything contained herein, you agree to reimburse PG&E for any damage to PG&E's facilities resulting;from your use of said area within s d right of way. { 1 • The consent given herein may be consideree by others to be an implied endorsement of your plans. Asa consequence, PG&E asks that you assure, by acceptance of this consent, that you Navel,given due consideratitin to the ecological and environmental impact of your development and have complied i with, or will comply with, the applicable provisions of the Environmental Quality Act of 1870 (California Public ResouIces Code, Sections 21000, et seq.). t RIP GENERATION An Informational Report 5th Edition ■ ll INSTITUTE OF TRANSPORTA'T'ION ENGINEERS TRAFFIC GENERATION OF THE SELF STORAGE INDQraTRY INDL, 3TRY BACKGBDUN0 The self storage industry was created in the early 70's in an effort to accommodate the storage needs of a variety of users. Typically, facilities were located on secondary sites or industrially zoned properties. Construction consisted of metal buildings, drives, and site fencing. Early facilities rarely contained manager's offices or residences. As the industry matured, and began to answer the demand of it's,tenant, locations and facilities improved dramatically. Today's storage facility is located on highly visible comrr:sarcial sites. They are constructed of masonry or concrete exteriors and facilities otters incti.­4a fu!' gime management with security residences on-site. Many facilities use compute. ad, access control systems to provide security of the tenant and their goods. "he indust;,- generally offers two types of space. The standard drive-up access, where the tenant utiizt s a roll-up door to access his storage unit. And, climate control space, climate control faciiv+,es provide the tenant space within one or several large climate controlled structures. A .ypical facility will contain approximately 80,000 gross square feet, with 25 to 30% being offered as climate controlled and the balance drive-up access. T,a-Ay's seif-szorage facility serves a variety of tenant types. Most facilities are occupied by 7Cl% residential users and 30% commercial I retail users. An example of goods stored include seasonal sporting goocss, excess furnishings, records and documents, and seasona, stock. Tenants will travel approximately two to tree mites to use a facility and the average to-tansy is 1.4 years. QPERATlQN 7k a facility's offif.e is generesly open during normal business hours. A perspective user ­7 .st enter into an agreement with the facility which specifies his a,-,cess and usage of the facility. Eaco tenant is give n a gate access code, which allows Him access to his Pdrticuiar Unit Most facilities use camera monitoring systems with time lapse recorders, tna4 rAc.)r,_ all rcl-vity ori the site. Some facilities arm each tenant space and control the sec-ur,ty of all spaces through sopi.isticated access control and alarming devices. Tenants may store their persona, belongings only. No other commercial activity or occupancy of the unit is allowed. -r A71 , TRIP i,�.EM11 N ANl7 PARKING REQUIREMENTS Trip generation, as prepared by the institute of Transportation Engineers Q. T. E.), is e widely accepted document, which establishes the anticipated trip generation of a variety of uses. The 1991 Edition, under Land Use No. 151, describes mini-warehouse (self- storage), as"a mini warehouse in which a storage unit or vault is rented for the storage of goods. Each unit is physically separated from other units and access is usually provided through an overhead door or other common access points". 1. T. E. goes on to describe the average trip generation and general use characteristics of this land use type. I.T.E. states the trip generation per 1,000 square feet of gross floor area is 2.61 trips per day. It is important to note that a trip is each movement, both entry and exit, across the facility's driveway; consequently, each two trips indicates one vehicle visit. 1. T. E. goes on to state" truck trips accounted for 2-15% of the week-day traffic at the sites Z!.:r,eyed", and "vehicle occupancy ranged from 1.2 to 1.9 persons per automobile on the average week- day". A typical example of facility trip generation follows: 80,000 SF GFA+ 1,000 r 80.00 1-2.61 trips 208.80 +24.Q hours 8.7 per hour 8.7 trips .. 4.35 vehicles per hour Following the 1. T. E. Trip Generation Information, one can conclude that the typical facility will generate 8.7 trips per hour and will have an average of 4.35 vehicles per hour on site. 1. T. E. further lists the highest peak hour generator as being Saturday, between noon and 1:00 PM. They state that .4 trips are generated per 1,000 square feet. An example of peak hour generation follows: 80,000 SF GFA + 1,000 80.00 „_c .40 trips 32.00 trips per hour 32 trips • 16 vehicles per hour This example demonstrates that an 80,000 square feet facility would generate 32 trips per hour, or 16 vehicles visit per Dour, at peak traffic generation. C111111p of &111ra { oma Offifr of tftr Aftrriff Warren E. Rupf Sheriff May 22, 2000 Michael Laughlin Community Development Dept. 651 Pine St. 2"d floor, North Wing Martinez, Ca. 94553-0095 Dear Mr. Laughlin.: RE: DP993037 Project Description The application is for a large self-storage facility, which includes a business office and a manager's residence. The Office of the Sheriff has no concerns regarding this application but recommends the following security guidelines based upon OPTED (Crime Prevention Through Environmental Design). Location Information The site is located in a retail business area. Crime analysis data does not indicate an identified crime pattern. Site Plan Recommendations Landscaping: Landscaping shall be of the type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows. Facility Security: Rall-up doors and individual storage space doors should be equipped with locked hardware including metal flanges on the lock bolts to protect the padlock shackle from being cut. The jamb on all aluminum frame swinging doors should be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of 3 inches and a 1980 Muir Road • Martinez, Califonnia 945534800 (925) 313-2500 "Community Policing Since 1850...." horizontal distance of 1 inch. Doors with glass panels should be secured with a deadbolt lock with a minimum throw of one inch. Pedestrian and hallway doors should be of solid core wood or metal with a minimum thickness of 1-3/4 inches and should be secured by a deadbolt. Windows that are capable of being opened should be secured on the inside with a locking capable of withstanding a force of two hundred lbs. applied in any direction. Louvered windows should not be used as they pose a security problem. Lighting: Parking lots, driveways, aisles and grounds contiguous to buildings shall be provided with lighting with sufficient wattage to provide adequate illumination to make clearly visible the presence of any person on or about the premises during the hours of darkness and provide a safe, secure environment for all persons, property and vehicles on site. Lighting should have vandal resistant covers. All exterior doors should have their own light source. The premises, when closed after dark should be sufficiently lighted by use of interior night-lights. Numbering of Buildings: The address number of every commercial building should be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals shall be no less than four to six inches in height and of a color contrasting with the background. A directory should be posted at the main entrance. This directory should be illuminated during the hours of darkness. Each different unit within the complex shall have its particular unit number prominently displayed on its doors. Alarms: The complex shall be equipped with a computer based access control system that controls entry and exit of the complex, and alarms each unit entry door and the managers office. The system may terminate and be monitored in the manager's office when the office is occupied but must be monitored by an alarm company at all other times. Traffic and Parking: The entrance to the parking area shall be posted with appropriate signs per 22658(a) CVC, to assist in removing vehicles at the property manager's request. Handicapped parking spaces should be clearly marked and properly posted. Fencing: The fence surrounding the storage yard should be 8 ft. high or shall be topped with triple strand barbed wire or razor ribbon. Sincerely, Warren E. R.upf, Sheriff Qffice oft iff y: Sgt. Jack Seidman d strative and Community Services X Pacific Gas and Electric Company Walnut Creek District a " . 1585 Bonanza Street -r Walnut Creek,CA 94596 November 16, 1999 A10V P/f 16 Community Development Dept. County Administration Building 651 Pine Street 4`h Floor, North Wing Martinez, CA 94553-0495 Attention: Mr. Michael Laughlin Re: File#DP993437 Dear Mr. Laughlin: Thank you for the opportunity to review and comment on the above project. There appear to be no major conflicts with the project and our gas and electric facilities. We have adequate gas and electric facilities in the area to serve the project. The facilities will be extended to serve the project under the appropriate gas and electric tariffs on file with the California Public Utilities Commission at the time a request for service is made by the developer. Should any relocation of our facilities become necessary, they will be done at the developer's expense. If you have any questions, please call me at (925) 674-4565. Sincerely, --� AC EtDESCHAINE New BuRepresentative Armin Wright Acoustical Consultant P� 5605B Ocean view Drive 6 Oakland, California 44618 Phone and FAX(510)652-4303 May 9, 2000 Ms. Danielle Donahue Preferred Investments 3229 East Spring Street Long Beach, CA 90306 Subject: Acoustical Study - Walnut Creek Self-Store Dear Ms. Donahue: The statistical noise level at the site of the manager's residence at the proposed Walnut Creek Self-Store facility near the ramp connecting eastbound highway 24 to southbound 680 has been measured and projected 20 years hence. This report presents the results of that measurement and recommendations for achieving compliance with state noise guidelines. The state noise guidelines for multifamily dwellings require that the average annual CNEL not exceed 45 dBA in any habitable room, and that if closed windows are required to attenuate exterior noise to this level, alternative ventilation means must be provided. For typical construction, the guidelines assume that the 45 CNEL interior criterion will be met with open windows for ventilation if the exterior CNEL does not exceed 60 dBA. Thus, an exterior noise climate exceeding CNEL 60 requires application of mitigating measures in the building design. While these state guidelines are applicable to multi-family dwellings, many local agencies apply the state criteria to new individual dwellings, and I assume that is the case for this project. NOISE MEASUREMENTS Measurements were made over a 24-hour period using a statistical noise measuring instrument that measures the noise level many times per second and computes percentile noise levels, Ln, and the energy average, L. , of the A-weighted noise level over 24, one- hour periods. The CNEL (Community Noise Equivalent Level) for the 24-hour period is then calculated by taking the energy average of the 24 hourly Lam, values with 5 dB penalties applied to the evening hours and 10 dB penalties applied to the nighttime hours to account for the increased sensitivity of people to noise at night. The noise monitor was positioned 16 feet above grade on the existing wood telephone/power pole at the proposed location of the manager's residence. The 16 foot microphone height placed the microphone at nominal window height on the side of the manager's unit facing the freeway ramp. Armin Wright 2 Walnut Creek Self-Store Acoustical Consultant Acoustical study CALCULATED NOISE CLIMATE The enclosed graph shows the percentile noise levels (L„ L10, L„ , and L90, the noise levels exceeded 1, 10, 50 and 90 percent of the time), and the average noise level, L,,,; The Lq is used as the basis for calculating the CNEL used for determining compliance with the state noise standards. The percentile noise levels provide insight into the nature of the noise climate at the site. In this case, the diurnal noise pattern is mostly quite normal for areas near freeways, with a low point in the early morning, a rapid rise as morning rush hour traffic builds up, relatively steady traffic noise through the day, and a gradual decline in traffic noise through the evening. The notable exception to this normal pattern is a 10 dB pear in the 10 am to 11 am hour. The manner in which all statistical indicators rise indicates the presence of a strong noise source lasting for most of the hour In a manner not possible for traffic noise sources. Since the site is presently used as a corporation yard for a contractor, it appears that a piece of contractor's equipment was operating during the 10 am to 11 am hour. The calculated CNEL for the period from 6 pm, Monday, May 8, through 6 pm, Tuesday, May 9, is 61.8 dBA. This includes the anomalous peak in the 10 am to 11 am hour. Because of the averaging of 24 hourly samples in the CNEL calculation, that single peak in one hour does not strongly influence the CNEL. Recalculation with the peak reduced to be equivalent to the trend results in an adjusted CNEL of 60.7, which is a negligible change. Therefore, the measured CNEL will be used without adjustment. No distance correction need be applied to this figure, as the microphone position was roughly the plane of the facade of the proposed building closest to the freeway ramp. However, final determination of compliance with state noise guidelines requires that the current CNEL values be adjusted for projected future traffic 20 years hence. I was not able to obtain precise projections of traffic growth on eastbound 24/southbound 680 from CALTRANS. However, CALTRANS did provide some traffic counts on 680 at Rudgear Road covering the period from 10/96 to 7/97 roughly indicating a growth factor of 3% along this stretch of 680. This would suggest a growth of about 41!6 per year, or slightly more than a doubling of traffic volume by the year 2020. (This assumes that the highway does not reach "saturation” before 2020, ie., reach its carrying capacity after which traffic speed and traffic noise both decrease.) The correction factor for the calculated increase in traffic volume by a factor of 2.28 (+ 4% per year for 20 years) would be + 3.5 dB by the year 2020. Based upon these measurements and judgments, the expected CNEL value for the year 2020 is about 64 - 65 dBA at the facade of the manager's residence facing the freeway. This projected CNEL is expected only at the wall facing the freeway. Levels at the east and west walls will be slightly lower due to self-shielding by the building, and levels at the wall facing away from the freeway will be below the 60 dBA threshold. RECOMMENDATiONS The interior noise criterion of 45 CNEL can not be met in the habitable rooms of the manager's residence with open windows. Because the 45 CNEL interior noise limitation can only be met with windows closed, artificial ventilation is necessary. I am informed that artificial ventilation is already incorporated into the plans for the manager's residence, so this requirement is taken care of. Armin Wright 3 Walnut Greek Self-Store Acoustical consultant Acoustical study Because the exterior noise level outside the rooms on the ends of the building will only be marginally above the acceptable range, special acoustically rated window assemblies are not required. However, flimsy, poorly sealed windows using single-strength glass would be inadequate. All windows in the west, north and east walls of the manager's residence should be of good quality, weatherstripped for low air infiltration, with double-strength glass, and well fitted and caulked to the frame with polyurethane, silicone, butyl, terpolymer, or other high quality, permanently flexible sealant. Special measures are not required for the windows and doors on the south wall of the manager's residence. With an exterior noise level of 64 - 65 CNEL, special materials or design of the building shell are unnecessary. However, attainment of the potential sound attenuation of a building shell of standard design requires good workmanship in construction. This includes careful sealing of exterior wall surfaces as is normally done for thermal control. Any wall or roof penetrations for vents that communicate with habitable rooms .should be acoustically lined for about 6 duct diameters with 1 inch thick glass fiber "duct liner" and should incorporate at least one acoustically lined, sharp, 90 degree bend. Any outdoor vents communicating with habitable rooms should be located as far from the freeway as feasible and be oriented facing away from the freeway. This recommendation does not apply to vents for insulated attics, as the absorbent plenum formed by the insulated attic volume provides adequate sound attenuation. Doors should be solid core, well fitted and weatherstripped with multiple- finger vinyl extrusions at the threshold and crushable vinyl bulb extrusions around the door. I hope this report provides the acoustical information you require to complete your project. If any questions arise, please call. Very truly yours, r Armin T. Wright Acoustical Consultant Armin Wright 4 Walnut Creek Self-Store Acoustical Consultant Acoustical Study 80 i�gee lee 70 i ee 60 co 50 lir. �4✓�> e`� f 1•,. 'l 1 r � /� ./ �"••��' "fie J W Z 40 0 30 20 10 6 9 noon 3 6 9 12 Tue, 9 May Kion, 8 May —�~! ------------- L1 Ldn = 61.5 Lave=55.5 ------------- L10 Leq(24)= 59,0 Lnight=52.6 --------�— Leq eCNEL = 61.8 Lday v 61.3 ...... L50 Pk Hr Leq-69.5 at 10 ANI; 60.5 at 5 PM ------ _._ L90 24-HOUR NOISE SURVEY AT MANAGER'S RESIDENCE OF PROPOSED WALNUT CREEK SELF-STORAGE FACILITY ,h„ r OLUSAA COLUSa MORIN Northwest Information Center Historical CONTRA COSTA MENDOCINO SAN MATEO Foundation Center, Bldg.300 DEL NORTE MONTEREY SANTA CLARA Sonoma State Univerelty ?, :! HUMBOLDT NAPA SANTA CRUZ 1801 East Cotatl Avenue Resources R LAKE SAN BENITO SouNO Rohnert Bark,California 94928-3606 Information System SAN FRANCISCO Y°LOMA LO (701)664.2494 • Fax(707)664-3947 11 April 1996 File No. : 96-CC-21 Elizabeth Dunn kD Contra Costa County Mal Community Development Department 651 Pine Street r--p Fourth Floor, North wing - cn - Martinez, CA 94553-0095 � r, re: DP 96-3019 , All Sal=e Self Storage of Walnut Creek rn � Dear Ms. Dunn: Records at this office were reviewed to determine if this project could adversely affect historical resources. The review for possible historic structures, however, was limited to references currently in our office. The Office of Historic Preservation has determined that any building or structure 45 years or older may be of historic value. Therefore, if the project area contains such properties they should be evaluated by an architectural historian prior to commencement of project activities. Please note that use of the term historical resources includes both archaeological sites and historic structures. The proposed project area contains or is adjacent to the archaeological site(s) ( . ). A study is recommended prior to commencement of project activities. The proposed project area has the possibility of containing unrecorded archaeological site{s). A .study is recommended prior to commencement of project activities. The proposed project area contains a listed historic structure { ). See recommendations in the comments section below. Study # identified one or more historical resources. The - recommendations from the report are attached. Study # identif.ied no historical resources. Further study for historical resources is not recommended. There is a low possibility of historical resources. Further study for historical resources is not recommended. Comments: If archaeological resources are encountered during the project, work in the immediate vicinity of the finds should be halted until a qualified archaeologist has evaluated the situation. If you have any questions please give us a call (707) 664- 2494. Sin ye1hCoord Contra Costa County Fire .protection District Fire Chief KEITH RICHTER November 2, 1999 11� Contra Costa County Community Development Department ' 651 Pine Street µ 4th Floor, North Wings"Y Martinez, CA 94553-0095 Attention: Michael Laughlin ' Subject. DP993037 1104, 1126 Saranap Walnut Creek, CA Gentlemen: We have reviewed the development plan to establish a self--storage facility at the subject location. This project is regulated by codes, regulations, and ordinances administered by this Fire District and/or the State Fire Marshal's office. If approved by your office, the following shall be included as conditions of approval. 1. The developer shall submit two (2) complete sets of plans and specifications of the subject project, including required built-in fire protection systems, for review and approval prior to construction to insure compliance with minimum requirements related to fire and life safety. Plan review fees will be assessed at that time. (2.206)CCC Card 86/71 2. Submit plans to: Contra Costa County Fire Protection District 2010 Geary Road Pleasant Hill, CA 94523 To schedule field inspections and tests, call 925-930-5515. 3. The developer shalt provide an adequate and reliable water supply for fire protection as set forth in the Uniform Fire Code. (903.1)UFC ® 2010 GEARY ROAD - PLEASANT HILL, CALIFORNIA 94523-4694 - TELEPHONE (925) 930-5500 - FAX 930-5592 4527 DEERFIELD DRIVE - ANTIOCH, CALIFORNIA 94509 - TELEPHONE (925) 757-1303 - FAX 754-6652 WEST COUNTY AREA - TELEPHONE (510)374-7070 CCC Community Development -2- November 2, 1999 4. The developer shall provide an adequate and reliable water supply for fire protection with a minimum fire flow of 2000 GPM. Required flow shall be delivered from not more than two hydrants (flowing simultaneously) while maintaining 20 pounds residual pressure in the main. (903.2)UFC 5. The developer shall provide adequate hydrants of the East Ray type. Hydrant locations will be determined by this office upon submittal of three copies of a tentative map or site plan. (903.4.2)UFC 6. Provide access roadways with all-weather driving surfaces of not less than 20 feet unobstructed width, and not less than 13 feet six inches of vertical clearance, to within 150 feet of travel distance to all portions of the exterior walls of every building. Access roads shall not exceed 16% grade, shall have a minimum outside turning radius of 42 feet, and must be capable of supporting the imposed loads of fire apparatus i.e., 31 tons. (902.2)UFC Note. Access roads of 20 feet unobstructed width shall have NO PARKING signs posted and curbs painted red. Roads 28 feet in width shall have NO PARKING signs posted, allowing for parking on one side only, and curb painted red. Roads 32 feet in width allow for parking on both sides. 7. Dead end Fire District access roads in excess of 150 feet long shall be provided with approved provisions for the turning around of Fire District apparatus. (902.2.2.4)UFC 8. Access roads and hydrants shall be installed and in service prior to construction. (8704.1)UFC 9. Approved premises identification shall be provided. Such numbers shall contrast with their background and be readily visible from the street. 10. A pro rata fee of$.20 (20 cents) per square foot shall be assessed to partially offset initial expenditures for additional necessary fire service resources. 11. The developer shall provide roof coverings with a minimum rating. Untreated wood shake or shingles are not allowed. (1503)T-24,CCR GCC Community Development -3- November 2,1 999 12. No flammable or combustible liquid storage tanks shall be located on the construction site without obtaining approval and necessary permits from the Fire District. 13. The building as proposed shall be protected with an approved automatic fire sprinkler system. Submit two sets of plans to this office for review and approval prior to installation. (1003.1)UFC It is requested that a copy of the conditions of approval for the subject project be forwarded to this office when compiled by the planning agency. If you have any questions regarding this matter, please contact this office. Sincerely, Fim-laspe r CDS/snb file: saranapAr rYl.L ' REVIEW OF AGENCY PLANNING A KATION The technical data suppled herein is based on preliminary information,is subject tc,revisor and is to be used for planning purposes ONLY. / :i� DATE 10/29/99 EBMUD MAPS 1545 B 510 & 1545 B 512 EBMUD FILE S-6436 AGENCY Contra Costa County Community Dev. AGENCY FILE TENTATIVE MAP r+ Attn: Michael Laughlin DEVELOPMENT PLAN 651 Pine St., 4th A. North Wing DP993037 REZONING/GPA Martinez, CA 94553 _ OTHER APPLICANT OWNER Preferred Investments K & J Properties LLC 3229 E.Spring St., #300 2200 E. Camelback Road, #101 Long Beach, CA 90806 Phoenix, AZ 85016 LOCATION 1104, 1126 Saranap Ave., Walnut Creek , CA 94595 TOTAL ACREAGE 136,808 sq ft NO.OF UNITS TYPE OF DEVELOPMENT _Single Family Multi-Family X CommercialIndustrial Other 1 Residential Residential _ ME PROPERTY ELEVATION RANGE OF STREETS ELEVATION RANGE OF PROPERTY TO BE DEVELOPED X In EBMUD _Requires 230-240 215—240' Annexation X ( Water service would require construction ALL,_PART)of development would be served _(_ALL,_PART)of development would be served by _ of major facilities from EXISTING MAIN(S) MAIN EXTENSION(S) _ RESERVOIR LOCATION OF LOCATION OF _ PUMPING PLANT MAIN(S) Saramp Ave,Rule CT EXIST.MAIN(S) — TRANSMISSION MAIN main extension E25922 — other PRESSURE ZONE SERVICE ELEVATION RANGE PRESSUREZONE SERVICE ELEVATION RANGE Leland H 1 A 50-2 50' Existing property has water service. For additional water service or changes to the existing services,the applicant should contact the District's New Business Office for costs and conditions of water service. FOR INFORMATION REGARDING: THIS REVIEW CHARGES&OTHER REQUIREMENTS FOR SERVICE C nta :EBMUD Water Service Planning Section(510)287-1091 Contact:EBMUD New Business a 7-1008 X Water Service Planning X City4ewWCounty X New Business Office x Applicant WTERS SENIOR CIVI NGINE.R X aF X Owner E PLANNING SECTION UE3-249.0