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File Number: 18-184 <br />Details regarding the approved Project are contained within the attached staff report considered <br />by the Board of Zoning Adjustments at their March 1, 2018 public hearing. <br />Analysis <br />CUPs are the primary zoning tool used to review and limit the impact of industrial activities on <br />nearby neighborhoods. Warehouse-storage facilities and warehouse-wholesale/retail distribution <br />facilities uses require a CUP because they have the potential to adversely impact adjacent <br />properties and the City’s transportation system, including increased parking demand and truck <br />traffic. The context and operational characteristics of these types of land uses need to be <br />examined in order for the CUP to adequately address their potential impacts. <br />Warehouse and storage uses also need to be examined through the CUP process because they <br />tend to be passive, low value-added industrial uses with lower employment densities that provide <br />limited revenue to the City, while maintaining the potential for adverse impacts to adjacent <br />properties and the City’s transportation system. Current General Plan Policy discourages large <br />parcels and buildings from being developed purely as passive storage warehouses and low <br />intensity uses, which tend to have lower employment rates than other types of industrial land uses. <br />The City’s goals and policies for new industrial development is to attract advanced manufacturing <br />and related industrial uses with higher employment densities and high-quality jobs. San Leandro’s <br />Next Generation Workplace District Study (2013) reinforces this with policies that support <br />value-added and employment-intensive uses in industrial areas. <br />Staff does not support or recommend the Appellants’ proposed compromise to the condition of <br />approval or their position arguing that the Project is comparable to other previous projects. All <br />conditionally-permitted land uses must be individually evaluated and analyzed based on the <br />unique characteristics of their operation and impacts. Developers for previous projects <br />referenced for comparison, 100 Halcyon Drive and 2000 Marina Boulevard, were in discussion <br />with the City prior to the September 2016 Zoning Code and General Plan update that established <br />the current General Plan policies and CUP requirements for warehouse uses in new buildings <br />and existing buildings expanded over 10,000 square feet. <br />Providing a blanket CUP for future warehouse storage & distribution uses, as requested by the <br />Appellants, would effectively remove the City’s ability to address and resolve potential future <br />adverse impacts to traffic, parking and infrastructure. Staff recommends that the City Council <br />deny the requested appeal to grant a CUP for warehouse storage & distribution uses and modify <br />the decision of the BZA to remove unnecessary conditions of approval related to granting a CUP <br />for already permitted accessory uses and to remove associated findings of fact. Staff further <br />recommends this decision be made without prejudice in order to provide the Appellants the <br />opportunity to reapply at any time. This would provide the Appellants with an opportunity to return <br />for a CUP if and when necessitated by a future warehouse storage or warehouse distribution <br />tenant, so that their individual context and operational characteristics can be further evaluated. <br />Applicable General Plan Policies <br />In addition to those identified in the BZA staff report for PLN17-0020, below is a list of the <br />Page 3 City of San Leandro Printed on 5/1/2018 <br />271