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USE PERMIT TO REPLACE AND ENLARGE AN EXISTING CALIFORNIA WATER SERVICE COMPANY STORAGE TANK FACILITY LOCATED AT 1201 SOUTH EL DORADO STREET
recommended action
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution approving a Use Permit to replace and enlarge an existing Cal Water storage tank facility located at 1201 South El Dorado Street.
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Summary
The applicant, Cal Water Service Company, is proposing to replace an elevated water storage tank on the block bounded by Jackson Street to the north, El Dorado Street to the east, Clay Street on the south, and Center Street to the west (Attachment A - Location Map and Aerial Photograph). The existing 500,000 gallon, 100 foot high tank would be replaced with a 12,868 square foot, 32 foot high, 2.5 million gallon welded steel ground level tank, an adjacent 720 square foot cinderblock pump building, and new perimeter fencing. The pump building will house the mechanical pumps and the electrical control panel.
The General Plan designates the project site for Commercial land use. This land use designation is currently inconsistent with the property’s Residential, High Density (RH) zoning, however under the City Development Code Land Use Table 2-2, public and semi-public utility land use with the approval of an Administrative Use Permit. The Planning division received a request for a public hearing, indicating concerns about the scope of the project and therefore the use permit is before the planning commission for a hearing.
DISCUSSION
The existing elevated water storage tank and facility serves the needs of the surrounding commercial and residential areas. This elevated tank was built in the 1940’s and was designed to an outdated seismic code. As a result, according to Cal Water Service, there is significant risk to public health and safety if the elevated tanks were to remain in service and a seismic event occurred. This Cal Water replacement project will assure greater seismic stability for this facility and replace storage capacity. The project site is a 91,972 square foot parcel (2.11 acre) zoned RH and located at 1201 South El Dorado Street bounded to the:
• north by a church, housing, businesses and vacant land in the Residential, High Density (RH) zone
• south, east and west by a mix of housing, office, small businesses, and vacant land in the Commercial, General (CG) zone
The project proposes to replace an existing 100-foot-tall, 500,000-gallon elevated storage tank with a 32-foot-tall, 2.5 million gallon welded steel ground level tank. The existing elevated storage tank, surrounded by eucalyptus trees, is located in the center of the site with a base diameter of 77.5 feet. The proposed ground level tank will be located on the southeastern corner of the site with a diameter of 128 feet. (Attachment B - Existing & Proposed Tank 3D Model) The siting of the new tank to the corner of the lot is an attempt to maximize the space available on the property for any future facility needs. The proposed project also includes accessory mechanical equipment including an adjacent 720 square foot cinderblock pump building to house five mechanical pumps and the electrical control panel. There will also be an on-site transformer located just outside the pump building to serve as a backup power source in case of a power outage. Access to the site will be at the eastern end of Jackson Street through a fourteen-foot-wide gated vehicle entrance and a three-foot pedestrian entrance. Cal Water has indicated that normal site operations will only require biweekly maintenance to the facility.
Development Standards
The City development code outlines development standards that are required for each type of land use. The applicant intends to meet these standards, including key site plan improvements such as repairs to curb, sidewalk, and gutter, and new landscaping and fencing.
In the past, Cal Water has had problems with illegal dumping occurring on the site and has temporarily secured the site with chain link fencing. This temporary fencing will be replaced by eight-foot-tall wrought-iron fence placed ten feet from the property line as part of the required landscape setback. Landscaped areas in the planting strip (area between the property line sidewalk and curb/gutter) and setback will consist of a combination of evergreen and deciduous trees, shrubs, groundcover and vines that are regionally appropriate.
Noticing
The Planning and Engineering Division of the Community Development Department, Public Works, Municipal Utilities Department, other City departments, and the surrounding neighborhood have been notified of this request.
The Planning division received a request for a public hearing, indicating concerns about the scope of the project. Concerns included the possibility of illegal dumping on the site the size of the new water storage tank, and lack of public communication about the replacement project.
Cal Water has addressed the issue of illegal dumping on the site by putting up temporary fencing to secure the site and has proposed an eight-foot permanent perimeter fence. The City development code requires a five-foot landscape buffer strip around the site to soften the appearance of the site and create more of a human scale street-side in comparison to the massing of the water tank. Fourteen-day public noticing was sent out May 25th notifying surrounding property owners of the proposed project with the request for comment and questions and the opportunity to request public hearing. The planning division did receive a written request for public hearing and scheduled a public hearing for Planning Commission. On July 12th an additional fourteen-day public notice was mailed to inform citizens of the hearing date along with a ten-day legal ad in the Record newspaper.
Recommendation
The proposed use would maintain the integrity and character of the neighborhood and is an allowed use in RH zoning district with a use permit. The project will enhance the appearance, safety, and security of the neighborhood by adding decorative fencing and landscaping, and reducing the risk of illegal dumping, damage and loss of water supply to the area by removing a sub-standard water tower and replacing it with a modern water tank that meets current safety standards. Cal Water is also a water purveyor as designated in the City’s General Plan, specifically with policies contained in the Public Facilities and Services section and serves the middle third of the City. This new tank is in keeping with upgrading of its facilities to continue to provide quality water to the city within this area.
Therefore, staff recommends that the Planning Commission adopt a resolution approving a Use Permit to replace and enlarge an existing Cal Water storage tank facility located at 1201 South El Dorado Street.
Environmental Clearance
This request is categorically exempt under California Environmental Quality Act (CEQA) pursuant to Section 15332 In-fill Development Projects, Class 32, of the State CEQA Guidelines. The proposed project is on a parcel less than five acres with urban uses on all sides and is consistent with the City’s general plan policies and zoning regulations.
Cal Water currently has an application filed with San Joaquin Council of Governments, Inc. (SJCOG, Inc.) for project review under the guidelines of the Multi-Species Habitat Conservation and Open-Space Plan (SJMSCP). SJCOG, Inc. has processed the application and indicated a biological site survey will take place thirty days before tree removal, construction and ground disturbance begins.
VOTES
A vote of a majority, four (4), of the total authorized membership of the Planning Commission is required for the Commission to transact business or decide any matter.
Attachment A - Location Map and Aerial Photograph
Attachment B - Existing & Proposed Tank 3D Model
This staff report was prepared by Assistant Planner Megan Meier, (209) 937-8393, megan.meier@stocktonca.gov <mailto:megan.meier@stocktonca.gov>