zoning administrator agenda

COMMUNITY DEVELOPMENT SERVICES
PLANNING SERVICES
ZONING ADMINISTRATOR AGENDA
July 8, 2015
CITY HALL, COUNCIL CHAMBERS
3:00 PM
1. 1455 Veterans Boulevard (Redwood Trading Post)
Use Permit application (UP2015-08) to establish a retail store
within an existing building and non-conforming parking located
in the Industrial Park (IP) Zoning District, pursuant to Article 18,
33, & 42 of the Zoning Ordinance.
CEQA Status: A Class 32 Exemption (In-Fill Development
Projects)
Project Planner: Christopher Rogers, 650.780.5939
ZA4-23
REPORT
To the Redwood City Zoning Administrator
From Planning Staff
July 8, 2015
SUBJECT
Application for a Use Permit to establish a commercial specialty retail store (Redwood
Trading Post) and for nonconforming parking at 1455 Veterans Boulevard in the Industrial
Park (IP) Zoning District
BACKGROUND
The applicant, D. Michael Kastrop, AIA on behalf of Redwood Trading Post, proposes to
establish and operate a commercial retail store at 1455 Veterans Boulevard (see Figure 1).
The property is located on the north side of Veterans Boulevard, in the Downtown
Neighborhood, and within the Industrial Park (IP) Zoning District. The subject property is
comprised of 1 acre (44,318 square feet) with two commercial buildings totaling
approximately 17,501 square feet (9,400 square-foot subject building at 1455 Veterans
Boulevard, and 8,101 square feet for a second building at 1445 Veterans Boulevard). The
subject building consists of 8,897 square feet for the ground floor and 503 square feet for a
second-story mezzanine. Additionally, the property consists of a landscaping area in the
front of the property, and a surface parking lot with 40 on-site parking spaces in the rear of
the property.
Figure 1 – Aerial of Project Site and Immediate Vicinity
1455 Veterans St.
Please note that property lines are approximate.
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Redwood Trading Post has been in operation since 1952 at its current location at 1305 El
Camino Real as a family-owned retail store. Redwood Trading Post sells outdoor furnishings
and goods, work wear, tactical gear, and emergency preparedness supplies. However,
Redwood Trading Post proposes to relocate to 1455 Veterans Boulevard. The proposed
relocated business at 1455 Veterans Boulevard would operate within a 9,400 square foot
building that would be comprised of the following areas, as indicated in Table 1 below.
Square Footage Primary Retail Accessory Retail Backstock Mezzanine/
Office Storage Total 5,237 2,517 760 503 383 9,400 Table 1
Redwood Trading Post currently operates, and will continue to operate, with five full-time
employees and five part-time employees, and a maximum work shift of seven employees onsite. Redwood Trading Post’s hours of operation are currently and will continue as, Monday
through Friday from 9:30am to 6:00pm and Saturday and Sunday from 10:00am to 6:00pm.
Redwood Trading Post also holds extended hours on Thursday, operating from 9:30am to
7:00pm.
Redwood Trading Post also proposes to upgrade the rear exterior of the building with the
removal of existing roll-up doors and the installation of new awnings and storefront window
and door systems for customer ingress and egress of the building. Additionally, the
application includes the installation of new window graphics on the front storefront windows
facing Veterans Boulevard. The window graphics includes a landscape scene of nature with
mountains and trees.
ANALYSIS
The project site is located within the IP Zoning District. The IP Zoning District allows for,
“combined retail and wholesale office equipment stores and accessory office supply sales,
and floor covering stores and furniture stores.” Thus, the operation of a specialty retail store
for outdoor furnishings and goods, work wear, tactical gear, and emergency preparedness
supplies would be similar with a combined retail and wholesale office equipment store,
because 30 percent of the floor area will be used for accessory retail consisting of the sales
of rain wear, and footwear, etc. Redwood Trading Post will also have similar hours of
operation, number of employees, and specific items/equipment sold solely for the purpose of
emergencies and outdoor recreation, similar to a combined retail and wholesale office store
with items/equipment also sold solely for the purpose of an office. Additionally, Redwood
Trading Post is a destination establishment for emergency and outdoor recreational items, as
a retail and wholesale office store for office products. The business is also similar to a floor
covering store and furniture store, because 70 percent of the floor area will be dedicated to
the display of large goods such as tables and chairs, stoves, tents, boats coolers, and more.
Pursuant to Section 18.1 of the Zoning Ordinance, the purpose of the IP Zoning District is,
“To provide a set of regulations which will ensure the creation of an environment exclusively
for and conducive to the development and protection of modern large-scale administrative
facilities, research institutions, specialized manufacturing organizations, specified retail
establishments all of a type in which the architecture, landscaping, and operations of the uses
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is such that each is a credit to the other and investment in well designed and maintained
plants and grounds is secured by the maintenance of the highest standards throughout the
district.” Thus, staff would consider the Redwood Trading Post a similar and compatible
specified retail use, because of the combined retail sales and wholesale outdoor equipment,
which is not typically sold in a conventional retail store. Additionally, Redwood Trading Post
is also similar to a floor covering and furniture store, by selling specialized and large products
for outdoor activities and emergency preparedness also not typically sold in a typical retail
store.
Tom’s Outdoor Furniture is located on the same subject parcel, and operating as an outdoor
furniture retail store in a building that totals approximately 8,101 square feet. Additionally,
there are other retail stores on the adjacent block to the west on Veterans Boulevard in the IP
Zoning District, that are operating in spaces less than 30,000 square feet, as indicated in
table 2 below.
Retail Use (Store) Tom's Outdoor Furniture Tuesday Morning Party City Pet Food Depot Dollar Deal Hoot Judkins Furniture Kohlweiss Auto Parts Square Feet (approximately)
8,101 14,055 10,802 7,201 7,201 28,805 26,304 Table 2
Article 30 of the Zoning Ordinance outlines parking requirements for the various uses
operating on the project site. Table 3 below outlines the uses, parking ratio, and the required
number of parking stalls required for the operation of the uses on the project site.
Building Area Use Primary Retail/ Furniture Store Retail Accessory Retail Backstock Warehouse Storage Mezzanine Office Office Use 1455 Veterans Boulevard Subtotal 1445 Veterans Boulevard Retail Furniture Retail Storage Warehouse Office Office Subtotal Total 1445 & 1455 Veterans Boulevard Total Square Footage Employees1 5,087 2,517 760 383 503 150 7,604 n/a 9,400 4,861 2,835 405 8,101 Square Footage 17,501 Parking Ratio 1/500 Total Parking Required Sub. Total (Subtotal Parking + Employees) Parking 1/200 10.174 12.585 1.646 1,646 7 1/1000 150 n/a 1/250 .6 9,400 4,861 7 n/a 1/500 25.005 9.722 32 2,835 405 6 n/a 1/1000 1/250 2.835 1.62 8,101 6 14.177 21 17,501 13 52.182 53 Table 3
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Maximum number of employees is required in the calculation of warehouse parking requirement
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53 Parking stalls are required for the operation of the uses on the project site. The project
site, however, only provides 40 on-site parking stalls. With only 40 of 53 required parking
spaces provided on-site, the project site would be considered non-conforming, and the
project would have to comply with the following findings indicated in Section 33.19 of the
Zoning Ordinance (Non-conforming Parking – Nonresidential) for processing of the
application. In reviewing the non-conforming parking for the project site, the applicant has
indicated at their existing site located at 1455 El Camino Real, the building is approximately
9,300 square feet with a total of 18 on-site parking spaces. The applicant has also indicated
that based on sales over a typical two week period, the average number of customers per
day is roughly 100 patrons, which translates to approximately 12 to 15 customers per hour.
Additionally, the existing retail establishment (Tom’s Outdoor Furniture), operates seven days
a week during the hours of 10AM to 6PM, with 6 employees and 15 to 20 customers per day,
which translates to approximately 2 customers per hour. Therefore, with the frequency of
Tom’s Outdoor Furniture and Redwood Trading Post, a maximum of 30 on-site parking
spaces (17 customers, 13 employees) would be needed for customers and employee
parking, where 40 parking stalls is provided on site for the two stores.
USE PERMIT FINDINGS
Pursuant to Section 42.3 of the Zoning Ordinance, the Zoning Administrator’s Action on the
Use Permit shall be granted only if the Zoning Administrator is also able to make the following
findings:

That the proposed use will be consistent with the various elements and
objectives of the General Plan and any applicable Specific and Precise Plans,
and Zoning Regulations for the subject location.
The Zoning Administrator had determined that Redwood Trading Post is a similar and
consistent use with Article 18.4(J&K) for combined retail and wholesale office
equipment stores and accessory office supply sales, and floor covering stores and
furniture stores in the Industrial Park Zoning District (IP).
The purpose of the IP
Zoning District is to, “To provide a set of regulations which will ensure the creation of
an environment exclusively for and conducive to the development and protection of
modern, large-scale administrative facilities, research institutions, specialized
manufacturing organizations, specified retail establishments all of a type in which the
architecture, landscaping, and operations of the uses is such that each is a credit to
the other and investment in well designed and maintained plants and grounds is
secured by the maintenance of the highest standards throughout the district.” Thus,
the proposed specialized retail store would be consistent with the purpose and intent
of the Zoning Ordinance by allowing a specified retail establishment that is consistent
with a permitted use, because of the similarity of retail sales of large outdoor
furnishings and equipment not typically sold in a typical retail store.
The specialized retail store is also consistent with the Redwood Creek (RC) General
Plan designation by providing an establishment that allows for general retail and
commercial services.
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The Zoning Administrator has determined that the proposed use is consistent with
uses identified in Article 30 of the Zoning Ordinance, with the available parking on-site
for the two establishments. Moreover, the non-conforming parking is consistent with
the RC General Plan designation by providing a retail store with on-site parking.

That the proposed use is compatible with surrounding uses.
The proposed specialized retail store is compatible with surrounding uses on Veterans
Boulevard, such as Tom’s Outdoor furniture which sells furniture and large items,
which is considered a permitted use. Additionally, with the operation of a specialized
retail use, Redwood Trading Post is also similar in floor area as other retail
establishments located on Veterans Boulevard, as indicated in Table 2 above. The
proposed use will typically operate with similar hours of operation as adjacent uses.
The proposed use would also be consistent with the purpose and intent of the Zoning
Ordinance by allowing a retail store that sells specialized merchandise by operating
and congregating with other retail uses in the IP Zoning District to not create offense to
each other or neighboring districts. The building has also been designed with
landscaping at the front of the property and the parking at the rear, to create an urban
presence on Veterans Boulevard.
The non-conforming parking is compatible with other surrounding uses, in that when
the building was designed, as well as all the other buildings in the area and IP Zoning
District, the properties complied with the parking requirements. However, with
revisions to the parking ratios of the Zoning Ordinance over the years, the parking ratio
has increased thereby making most, if not all, of the uses in the surrounding area noncompliant.

That the use and its associated structures and facilities will not be detrimental to
the public health or safety, the general welfare, or the environment.
The use will operate as other retail uses on Veterans Boulevard, with similar hours of
operation and be conducted within the confines of the building to attenuate any noiserelated concerns at the facility. With the proposed use operating within the confines of
the building, the establishment and operation of the proposed use will also not create
any public health issues or safety concerns for the general welfare or the environment.
The use will also be conducted within a building that is similar to the existing location,
which has been in operation since 1952, and has not created any detriment to public
health or safety, general welfare, or the environment.
The proposed non-conforming parking will not be detrimental to the public health or
safety, general welfare, or environment, because the site has a total of 40 parking
stalls, and based on the frequency of Tom’s Outdoor Furniture and Redwood Trading
Post, a maximum of 30 on-site parking spaces (17 customers, 13 employees) would
be needed for customers and employee parking.

That the use and facilities will not adversely affect or conflict with adjacent uses
or impede the normal development of surrounding property.
The proposed retail store will be compatible with the nearby uses and not adversely
affect or conflict with adjacent uses or impede the normal development of surrounding
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properties, because the use will be conducted within the confines of the building, and
operate similarly to the adjacent retail establishments. The operations associated with
the proposed use are consistent with the purpose of the IP Zoning District.
The proposed non-conforming parking will not adversely affect or conflict with adjacent
uses or impede the normal development of surrounding properties because, all of the
customers and employees will park on-site, and based pm the frequency of trips
provided by the Redwood Trading Post, there will be a surplus of 10 parking stalls.

That adequate public and private facilities, such as utilities, landscaping,
parking spaces and traffic circulation measures are or will be provided for the
proposed use.
The site is fully serviced by public utilities, infrastructure, and landscaping. There are
40 parking spaces that are provided on-site for parking, where 53 parking stalls are
required pursuant to Article 30 of the Zoning Ordinance; but, only 30 parking stalls will
be needed for customer and employee parking based on the operational demands of
the establishment. Additionally, the site is accessible from Veterans Boulevard by two
driveways providing ingress and egress for site circulation.

Other findings required to be made in specific zoning districts as set forth in the
Zoning Code.
Nonconforming parking findings pursuant to Section 33.19 of the Zoning
Ordinance.
1.
Additional floor area or other site development does not occupy existing
available parking area:
The proposed indoor recreational facility will not occupy existing available
parking area, because the use will be conducted within the confines of an
existing building. No new building square footage is proposed.
2.
Adverse parking impacts on adjacent properties will not result:
As proposed, the specialized retail establishment will not result in any adverse
parking impacts on adjacent properties based on the two retail establishments
located on the property having a maximum of 30 parking stalls that would be
occupied at any given time (17 customers, 13 employees), which is less than
the 40 parking stalls located on site. Therefore, as proposed, the property will
have a surplus of parking at any given time for customer parking on-site.
Moreover, Redwood Trading Post currently operates its business within a
building that is comparable in size to the proposed location, with a surplus of
parking at its location at 1305 El Camino Real. Therefore, staff would not
foresee any adverse parking impacts on adjacent properties for the proposed
use.
3.
Parking is provided for any additional floor area or other expansion in
compliance with this article:
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No expansion is proposed with the associated project.
CEQA Status:
The proposed project is considered categorically exempt from the requirements of the
California Environmental Quality Act Guidelines, pursuant to Section 15332 Class 32
“In-fill Development Projects,” meeting the following conditions:
(a) The project is consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations.
The site is within the IP Zoning District, and the Planning Manager has determined
that the specialized retail store is a similar and compatible use, including purpose
and intent, with permitted uses in the IP Zoning District. The site has a Redwood
Creek (RC) General Plan designation, which allows for general retail and
commercial service. The proposed specialized retail store is consistent with all
aspects of the City’s Zoning Ordinance and applicable General Plan policies.
(b) The proposed development occurs within city limits on a project site of no more
than five acres substantially surrounded by urban uses.
The project site is approximately 44,318 square feet, and located within city limits,
surrounded by commercial, industrial, and residential lots fronting onto a public
street. Nearby uses include other commercial retail uses and industrial uses.
(c) The project site has no value as habitat for endangered, rare or threatened
species.
Due to its location in a highly urbanized area, the site has no value as habitat.
(d) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.
Due to its size and location, the specialized retail store is similar to and compatible
with uses within the area and Zoning District. The site is located on the north side
of Veterans Boulevard, a four lane public street, thus allowing for ease of traffic
ingress and egress. No significant noise impacts are expected, as all of the uses
will operate within the existing building. No air or water quality impacts are
expected in association with the proposed use.
(e) The site can be adequately served by all required utilities and public services.
The site is fully surrounded by urbanized uses and is fully supported by public
roadways, utilities, and infrastructure.
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Staff Recommendation:
Use Permit UP2015-08 & AP2015-43
Staff recommends that the Zoning Administrator approve the proposed project, based on the
findings listed above, and subject to the attached proposed conditions of approval.
_________________________
Christopher Rogers
Associate Planner
ATTACHMENTS
1) Project Plans
2) Draft Conditions of Approval
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CITYOFREDWOODCITY
CONDITIONSOFAPPROVAL
1455VeteransBoulevard
UP2015‐08,UsePermit;AP2015‐43,ArchitecturalPermit
The following Conditions of Approval [COA] and Standard Development Requirements
[SDR] apply to this project. The COAs are specific conditions applicable to the proposed
project. The SDRs are items which are codified or adopted by resolution and have been
included for ease of reference, they may not be appealed or changed. The SDRs are not
intendedasacomprehensivelist.TheCOAsandSDRsaregroupedunderspecificheadings
thatrelatetothesubjectmatter.
InadditiontocomplyingwithallapplicableCity,County,StateandFederalStatutes,Codes,
Ordinances, Resolutions and Regulations, Permittee expressly accepts and agrees to
comply with the following Conditions of Approval and Standard Development
RequirementsofthisPermit:
Operations
1.
2.
3.
4.
5.
HoursofOperation‐Thehoursofoperationarebetween9:30AM‐7PMseven(7)
daysaweek.Intheeventthatdeviationsfromtheapprovedhoursofoperationare
reportedandverified,theZoningAdministratormayholdanadditionalpublic
hearingtoreviewscheduleamendments,and/ormayenactCodeEnforcementasa
remedy.[COA][PLANNING]
Noise‐Soundlevelssuchasamplifiedmusicassociatedwiththebusinessshallnot
exceedtheambientsoundlevelbymorethan5dBaatthenearestpropertylineson
anysideofthebuilding.Thisconditionnecessitatesthatthedoorremainclosedinthe
eveninghoursafter8:00PMtoensurethattheadjacentresidentialusesarenot
adverselyimpactedbynoise.[COA][PLANNING]
Live Radio Broadcast ‐ No live broadcast radio shows shall not take place on the
premises unless the Planning, Housing and Economic Development Department has
reviewedanapplicationandgrantedsuchapprovalfortheevent.[COA][PLANNING]
OutdoorUses–Outdoorusesarenotidentifiedwiththisproject,andwouldrequire
separatereviewandapprovalbytheCity.[SDR][PLANNING]
Parking–Intheeventparkingbecomesanissuesandparkingofvehiclesimpactthe
neighborhood, Staff may require the applicant to submit a new application for the
ZoningAdministratortoevaluatetheon‐siteparkingandreducetheoperationsofthe
facility.[COA][PLANNING]
Interior/exteriorImprovements
6. Exterior upgrades ‐ Any changes to the exterior to the building including, but not
limited to, façade treatments, changes in paint color, signage, etc. shall require
approval of an Architectural Permit/ Sign Permit prior to said changes.
[COA][PLANNING]
7. Signage ‐ The applicant shall apply for a Temporary Sign Permit for any “Grand
Opening”or“SpecialEvent”banners,orothertemporarybannerspriortoinstallation.
[COA][PLANNING]
8. Signage–AnyexteriorbuildingsignagerequiresreviewandapprovalbytheZoning
Administrator.[SDR][PLANNING]
GeneralRequirements
9.
Landscaping Maintenance ‐ The landscaping shall be maintained on an ongoing
basisandupgradedasapplicableinthefuture.[COA][PLANNING]
10. CompliancewithCodes‐Theapplicantshallcomplywithallapplicablelocal,state,
and federal rules and regulations at all times, which includes applicable Fire and
BuildingandZoningcodes.[COA][PLANNING]
11. SubstantialConformity‐Applicantshallensurethatallimprovementssubstantially
conformtotheprojectplanssubmittedbyTheKastropGroup,Inc.datedMay4,2015,
and related information submitted by the Applicant, on file with Planning Services.
[COA][PLANNING]
12. Exterior Materials – The exterior materials, colors, textures, trim elements, and
windowsoftheprojectshallbeconsistentthroughout.[COA][PLANNING]
13. Review of Modifications ‐ All modifications to the approved plans/use shall be
submitted to Planning for review and approval prior to the issuance of a Building
Permitoroperation.Substantialmodificationofapprovedplans,asdeterminedbythe
Zoning Administrator, may be subject to an amendment or a new Permit.
[COA][PLANNING]
14. Indemnification–PertoRedwoodCityMunicipalCodeSection1.54,Applicantshall
defend (with counsel approved by City), indemnify, and hold harmless the City, its
agents, officers, and employees from and against any claim, action, or proceeding
againsttheCityoritsagents,officersoremployees,toattack,setaside,void,orannul
an approval of the Project, including without limitation any related application,
permit, certification, condition, environmental determination, other approval,
compliance or failure to comply with applicable laws and regulations, and/or
processing methods (“Challenge”). If Applicant does not promptly defend any
Challenge,Citymay(butisnotobligatedto)defendsuchChallengeasCity,initssole
discretion,determinesappropriate,allatapplicant’ssolecostandexpense.Applicant
shall bear any and all losses, damages, injuries, liabilities, costs, and expenses
(including,withoutlimitation,stafftimeandin‐houseattorney'sfeesonafully‐loaded
basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and
otherlitigationexpenses)arisingoutoforrelatedtoanyChallenge(“Costs”),whether
incurredbyDeveloper,City,orawardedtoanythirdparty,andshallpaytotheCity
upon demand any Costs incurred by the City. No modification of the project, any
application, permit, certification, condition, environmental determination, other
approval,changeinapplicablelawsandregulations,orchangeinprocessingmethods
shall alter the applicant’s indemnity obligation. Per to Government Code Section
66474.9, Applicant’s indemnification obligation with respect to any claim, action or
proceeding to attack, set aside, void, or annul an approval of City concerning a
subdivision(tentative,parcel,orfinalmapapplicationorapproval)shallbelimitedto
actions brought within the time period provided for in Government Code Section
66499.37,unlesssuchtimeperiodisextendedforanyreason.TheCityshallpromptly
notify Applicant of any such claim, action or proceeding and shall cooperate fully in
thedefense.[COA][OFFICEOFTHECITYATTORNEY]