Pixar Warehouse - Emeryville

Transcription

EMERYVILLE PLANNING COMMISSION
STAFF REPORT
Agenda Date: October 25, 2012
Report Date: October 18, 2012
TO:
Planning Commission
FROM:
Miroo Desai, Senior Planner
Planning and Building Department
SUBJECT:
Study Session: Pixar Warehouse
UPDR12-003
LOCATION:
5000 Hollis Street (APN: 49-1041-11-4)
APPLICANT:
Pixar Animation Studios/Craig Payne
1200 Park Avenue
Emeryville, CA 94658
OWNERS:
BTE Equipment, LLC
1025 Eldorado Boulevard
Broomfield, CO 80021
PROJECT
DESCRIPTION:
A Study Session to review a Conditional Use Permit and Design Review
application to establish a 28,637 square foot off-site warehouse at 5000
Hollis Street (Level (3) building) by Pixar Animation Studios.
GENERAL
PLAN
DESIGNATION:
Office/Technology
ZONING
DISTRICT:
Office/Technology (O/T)
Maximum Building Height: 30 feet (55 feet with bonus)
Building Intensity 1.2 (1.6 with bonus)
ENVIRONMENTAL
STATUS:
This project is exempt from environmental review under State CEQA
Guidelines Section 15301 which pertains to modifications to existing
structures.
V.A.
Planning Commission Staff Report
Pixar Off-site Warehouse (UPDR12-003)
October 25, 2012
Page 2
RECOMMENDED
COMMISSION
1) To hear a presentation of the proposed project.
ACTION:
2) To provide comment to the applicant.
PROJECT PROPOSAL
Pixar Animation Studios is proposing to establish a 28,637 foot off-site warehouse space for
storage in the existing Level (3) building located at 5000 Hollis Street. Currently the Level (3)
operations occupy approximately 50 per cent of the building (64,840 square feet) and the
remainder has been vacant for many years.
The off-site warehouse will be used primarily to store research material, office furniture and
general hardware. Currently, Pixar uses other locations in Emeryville and Oakland to store these
items such 749 Horton Street, 1280 45th Street and 720 2nd Street. No employees are expected to
be at this facility on a full time basis and the space will not include permanent office for any
employees. Truck and pedestrian activities are expected to occur within normal business hours.
Full occupancy of the space is expected to occur by January 2016 with the first phase beginning
in March 2013. At full occupancy, approximately 4 to 6 vehicular trips per day are expected with
1 to 2 semi-truck deliveries occurring per month.
Site Modifications: The proposed 28,637 square feet warehouse space is located in the south-east
corner of the Level (3) building (See Sheet A-2 ). Exterior modifications to the building include
two new entry doors on the south wall, one exit only door on the east wall and a new pedestrian
access door through the fence along Spur Alley (See Sheets A-3, A-4, A-7 and A-9). The south
parking lot will be modified to create a vehicular access for efficient loading and circulation of
trucks. This will involve demolition of curbs and removal of some landscaping. No parking
spaces will be eliminated (See Sheets A-2, A-3 and A-4). Sheet A-1 shows the vehicular and
pedestrian route from Pixar campus’ loading dock to the proposed warehouse in Level (3)
building.
CONFORMITY TO THE GENERAL PLAN AND THE INTERIM ZONING
REGULATIONS
Land Use: The proposed warehouse site falls in the Office/Technology (O/T) zoning district.
Section 9-6.306 (Special Regulations in the OT Office/Technology) states that “Retail Sales and
warehousing and distribution uses are conditionally permitted only if they are secondary to other
permitted or conditionally permitted uses in the OT zone”. In staff’s view this finding can be
made because Pixar Animation Studios falls under the use classification of “Administrative and
Business Offices” that is defined as “offices of private firms or organizations which are primarily
used for the provision of executive, management, or administrative services not primarily
involving walk-in customers or clients. Typical uses include corporation headquarters and
administrative offices.” This “Administrative and Business Offices” are allowed by right in the
O/T zone.
Planning Commission Staff Report
Pixar Off-site Warehouse (UPDR12-003)
October 25, 2012
Page 3
Height and Floor Area Ratio (FAR). The site is in the 30/55 foot height district and the 1.2/1.6
FAR district. The existing building conforms to these standards and the proposal does not
involve any change in height or floor area.
Parking. The existing Level (3) operations in the building as does not neatly fall into any parking
categories outlined in the Zoning Ordinance. For such uses, Section 9-4.55.9 of the Zoning
Ordinance (“Parking Requirements for Unspecified Uses”) allows the Planning Commission,
upon recommendation of City Staff, to determine the parking requirements for a said use. A past
traffic study by Fehr and Peers (Ikea Transportation Assessment, August 19, 2010) states that 12
parking stalls are needed for Level (3) operations. The Zoning Ordinance requires 1 parking
space per 1,000 square feet per EMC Section 9-4.55.6a (Industrial Uses - Warehouses). This
triggers a total of 28 parking spaces. There are existing 77 parking spaces which can easily
accommodate parking needs of Level (3) operations as well as the proposed warehouse space.
Bicycle Parking: The Zoning Ordinance requires one short term (visitor) and one long term
bicycle parking space for every 20 required automobile parking spaces (Section 9-4.68.6 and 94.68.7). This triggers a requirement of 1 long term and 1 short term bicycle spaces. The applicant
will need to provide for bicycle parking spaces prior at the time of consideration of their use
permit.
Stormwater Requirements: The project may be subject to the new C.3 requirements of the City’s
National Pollution Discharge Elimination System (NPDES) Stormwater Permit. A detailed
stormwater plan showing compliance with C.3 requirements may be required.
Environmental Review: This project is exempt from environmental review under State CEQA
Guidelines Section 15301 which pertains to modifications to existing structures.
COMMUNITY MEETING
The applicant presented this proposal at Emery Bay Village’s Homeowners Association meeting
on August 22nd, 2012. No problems or concerns were identified.
Process: Regardless of comments received at the Study Session, the project will need to undergo
a permit process that may include an environmental review. Also additional project information
may raise issues not identified in this report. These will be identified and addressed in the staff
report when the project is brought back to the Commission for a hearing and decision.
RECOMMENDATION:
After hearing a presentation from the applicant and receiving public testimony, staff requests that
the Planning Commission provide comment and direction regarding this proposal.
Attachments:
Proposed Plans
Huntsman Architectural Group 50 California Street, Seventh Floor San Francisco, CA 94111 T 415.394.1212 F 415.394.1222 www.huntsmanag.com
PIXAR WAREHOUSE | 5000 HOLLIS STREET, EMERYVILLE, CA
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09.18.12
N.T.S.
A-1
SITE PLAN - EXISTING
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N.T.S.
EXISTING PARKING: 77 SPACES
A-2
SITE PLAN - PROPOSED
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N.T.S.
EXISTING PARKING: 77 SPACES
PROPOSED PARKING: 77 SPACES
A-3
DEMOLITION PLAN
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N.T.S.
A-4
PROPOSED FLOOR PLAN
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N.T.S.
A-5
SOUTH ELEVATION - EXISTING
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N.T.S.
A-6
SOUTH ELEVATION - PROPOSED
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N.T.S.
A-7
EAST ELEVATION - EXISTING
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N.T.S.
A-8
EAST ELEVATION - PROPOSED
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09.18.12
N.T.S.
A-9

Pixar Warehouse - Emeryville

Transcription

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