HomeMy WebLinkAboutItem 8.1 Dublin Security Storage CUPTO:
FROM:
PREPARED BY:
SUBJECT:
GENERAL INFORMATION:
PROJECT:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
SURROUNDING LAND
USE AND ZONING:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: June 1, 1992
Planning Commission
Planning Staff
Carol R. Cirelli, Associate Planner
PA 92-025 Dublin Security Storage Conditional Use
Permit
Conditional Use Permit request to allow the
continued operation of an existing self -storage
and truck rental facility and ancillary Pacific,
Gas and Electric Company (P.G.&E.) facility with
outdoor storage of recreational vehicles, Ryder
truck rentals and P.G.&E. trucks and equipment.
Glenn E. Kierstead
7124 Village Parkway
Dublin, CA 94568
Dublin Security Storage
7124 Village Parkway
Dublin, CA 94568
6005 Scarlett Court
941-550-33, 34
6.61+ acres
Business Park/Industrial: Outdoor Storage
M-1, Light Industrial District; self -storage
facility, outdoor storage
North:
South:
Southern Pacific Railroad Company Right -
of -Way and Camp Parks Military
Reservation
Dublin Auto Center/M-1, Light Industrial
District
ITEM NO. 8.1
COPIES TO: Applicant
Owner
Address File%
JAPE' I n.-
ZONING HISTORY:
C-1959:
V-5053:
C-2392/
V-5620:
C-4008:
V-7281:
V-7766/
C-3466:
S-689:
S-837:
East:
West:
84 Lumber/M-1, Light Industrial District
Construction trailer and equipment
company, storage yard
On December 16, 1968, the Alameda County Planning
Commission approved a Conditional Use Permit request
(J.F. Shea) to construct storage buildings with outdoor
storage of construction materials.
On July 15, 1970, the Alameda County Planning
Commission approved a Variance request (E.H. Shea, Jr.
and E.J. Shea Co., Inc.) to operate a contractor's
storage yard without enclosing the storage yard with
solid fencing. This Variance expired on October 21,
1971.
On December 8, 1971, the Alameda County Zoning
Administrator approved a Variance and Conditional Use
Permit request (J.F. Shea Co., Inc.) to waive the solid
fencing requirement along a portion of the yard and to
allow outdoor storage of contractor's materials.
On December 8, 1971, the Alameda County Zoning
Administrator approved a Conditional Use Permit request
(Joyce Hayward) to allow the operation of a
contractor's outdoor storage yard.
On April 27, 1977, the Alameda County Zoning
Administrator approved a Variance request (J.F. Shea
Co., Inc.) to allow the division of a parcel creating
one lot without a street frontage and to allow a
temporary "For Sale" sign with a 120 square foot sign
area. The sign was not allowed to be displayed for
more than 4 months from the date it was installed.
On October 4, 1978, the Alameda County Zoning
Administrator approved a Variance and Conditional Use
Permit request (J.F. Shea Co., Inc. and Glenn
Kierstead) to allow the construction of storage garages
at a zero foot side yard setback instead of the
required 10 feet and to allow an office use in an M-1,
Light Industrial District.
On November 19, 1978, the Alameda County Planning
Director approved a Site Development Review request
(Shea Co., Inc.) to construct 7 self -storage buildings.
On March 10, 1982, the Alameda County Planning Director
approved a Site Development Review request (Joe Foster
Excavation) to construct a repair shop building and
storage addition.
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PAGE .2- OF I 1
PA84-012:
PA85-047.1:
PA85-047.2:
PA86-060:
PA88-054:
PA88-121:
On May 7, 1984, the Dublin Planning Commission approved
a Conditional Use Permit request (Danville Wholesale
Lumber) to allow the outside storage of lumber. This
permit expired on May 7, 1987.
On August 5, 1985, the Dublin Zoning Administrator
denied a Variance request (Glenn Kierstead, Dublin
Security Storage) to allow the construction of two
buildings totalling 21,780 square feet along the
northern property line with reduced side yard
setbacks. The Applicant appealed the Zoning
Administrator's action on August 8, 1985. The Dublin
Planning Commission denied the Applicant's appeal
request on September 3, 1985.
On January 10, 1986, The Dublin Zoning Administrator
approved a Site Development Review request (Glenn
Kierstead, Dublin Security Storage) to construct an
additional 7,225 square feet of storage space to an
existing self -storage facility.
On August 4, 1986, the Dublin Planning Commission
approved a Conditional Use Permit and Site Development
Review request (Glenn Kierstead) to construct three,
two story self -storage structures (70,000 square foot
cumulative area), to convert two existing buildings to
self -storage use (12,600 square feet cumulative area)
and to allow the outside storage of vehicles. This
approval expired on August 14, 1987.
On February 6, 1989, the Dublin Planning Commission
approved a Conditional Use Permit request (Arrow Sign
Company/Dublin Security Storage) to allow the
installation of a single -faced 35 foot tall
freestanding sign with a maximum sign area of 84 square
feet. The Applicant appealed the Planning Commission's
action on February 9, 1989. On February 27, 1989, the
City Council approved the Applicant's appeal request to
allow a single -faced 35 foot tall freestanding sign
with a maximum sign area of 112.5 square feet.
On February 6, 1989, the Dublin Planning Commission
approved a Conditional Use Permit request (Glenn E.
Kierstead, Dublin Security Storage) to allow the
continued operation of a self -storage facility with
outdoor storage of recreational vehicles and truck
rentals. This permit expired on February 15, 1990.
A two year administrative extension of the Conditional
Use Permit (PA 88-121) was granted by the Dublin
Planning Director on April 23, 1990. The Conditional
Use Permit expired on April 24, 1992.
-3-
PAGE . OF -11
APPLICABLE REGULATIONS:
Section 8-51.2 Permitted Uses: M-1 Districts states that a
storage use, when conducted within an enclosed building, is a
permitted use in an M-1 District.
Section 8-51.3A.1. Conditional Uses: M-1 Districts states that
contractor's or other outdoor storage yard for equipment and supplies,
if conducted within an area enclosed by a solid wall or fence, is a
conditional use in the M-1, Light Industrial District, subject to
Planning Commission Conditional Use Permit approval.
Section 8-51.3A.10. Conditional Uses: M-1 Districts states that
other uses which are found by the Planning Commission as may meet the
intent of the district and the requirements of Section 8-51.8
Performance Standards: M-1 Districts are conditional uses in an M-1
District, subject to Planning Commission Conditional Use Permit
approval.
Section 8-94.0 states that conditional uses must be analyzed to
determine: 1) whether or not the use is required by the public need;
2) whether or not the use will be properly related to other land uses,
transportation and service facilities in the vicinity; 3) whether or
not the use will materially affect the health or safety of persons
residing or working in the vicinity; and 4) whether or not the use
will be contrary to the specific intent clauses or performance
standards established for the district in which it is located.
ENVIRONMENTAL REVIEW: The project has been found to be Categorically
Exempt from the California Environmental Quality Act (CEQA) under
Section 15301, Class 1 of the State CEQA Guidelines. This use
consists of the continued operation of an existing self -storage
facility with outdoor storage involving no expansion of the existing
use.
NOTIFICATION: Public Notice of the June 1, 1992 hearing was published
in the local newspaper, mailed to adjacent property owners, and posted
in public buildings.
ANALYSIS:
The Applicant is requesting Conditional Use Permit approval to
allow the continued operation of a self -storage and truck rental
facility and ancillary Pacific, Gas and Electric Co. (P.G.&E.)
facility with outdoor storage of recreational vehicles, Ryder truck
rentals and P.G.&E. trucks and equipment. The previous Conditional
Use Permit for Dublin Security Storage expired on April 24, 1992. A
Conditional Use Permit is required for the outdoor storage of
recreational vehicles and Ryder truck rentals, and operation of the
Ryder Truck Rental facility because these are uses that may be found
by the Planning Commission as meeting the intent of the M-1 District
and the requirements of the M-1 District performance standards.
-4-
PAGE 4 OF 1i
The Applicant is also requesting Conditional Use Permit approval
to allow the expansion of the self -storage facility use (operation of
the existing ancillary P.G.&E. facility). A minor amendment to the
previous Conditional Use Permit eliminating the permit's expiration
date could not be processed because of the recently established
ancillary use at the project site, the P.G.&E. Tri-Valley District
operations and equipment storage center. The P.G.&E. Tri-Valley
District service center is located in the City of Livermore. The
Dublin facility is centrally located and more convenient for serving
the needs of the tri-valley cities and future growth in the area.
P.G.&E. is a tenant of the Dublin Security Storage facility.
The ancillary P.G.&E. use involves the operation of a "staging
area" for work crews and materials. About 30 employees work at this
center with approximately 10 to 15 crew vehicles. Most of the P.G.&E.
materials, such as cable reels, meters, and tools are stored inside
the warehouse building and the remaining larger materials, including
the crew vehicles, are stored outside until they are transported to a
job site. Vehicle maintenance and fueling is done off -site so there
is no need to store fuel or install pumps on -site. Additionally,
there are no customer service operations at this site.
The P.G.&E. facility is compatible with the Dublin Security
Storage facility in that the former primarily serves as a storage yard
and warehouse for trucks and equipment. The P.G.&E. facility is also
completely fenced off from the self -storage facility and the potential
for pedestrian and vehicle traffic conflicts or congestion at the
project site do not exist. Traffic movement is further facilitated by
a separate gated entrance into the P.G.&E. facility. According to the
Applicant's written statement, approximately 4 to 6 P.G.&E. vehicles
enter and exit the project site. The vehicles leave before 6:00 a.m.
and return around 3:30 p.m.
Dublin Security Storage is a self -storage facility consisting of
8, single story storage buildings, 1 light industrial building
(P.G.&E. warehouse/office building) and 1, two-story storage building
with approximately 79,425 square feet of storage space. The facility
also includes 148 parking spaces for the outdoor storage of
recreational vehicles, boats, cars, trailers, etc., and 8 parking
spaces for Ryder truck rentals. There are also 4 outdoor storage
containers located at the rear of the site that are 8 feet high, 8
feet wide and 20 feet long. The facility operates seven days a week,
from 6:30 a.m. to 7:00 p.m. The office is open from 9:00 a.m. to 5:00
p.m., Monday through Friday. The Ryder truck rental business is
conducted by the self -storage office manager. The truck rental use
and self -storage use are compatible with each other and there are no
on -site operational conflicts.
There is adequate employee and customer parking spaces at the
project site. There are 3 customer and employee parking spaces
located just outside the front security gate. The City's parking
requirement for storage buildings would result in excessive parking at
the site. Generally, self -storage facilities do not provide
designated parking spaces adjacent to storage buildings. Patrons
typically park in front of a storage unit for easy access and loading
-5-
PAGE 5 O F
'and unloading of vehicles on a short-term basis (average 15 - 30
minutes), which results in a high turnover rate for on -site parking
spaces and less of a demand for designated parking spaces.
The project has been reviewed by other City departments and
government agencies and their comments have been incorporated as
conditions of approval in the Draft Resolution, Exhibit B. The City
Attorney had no comments on the project.
There is no record of any complaints or zoning violations
associated with the Dublin Security Storage use since the last
Conditional Use Permit was granted. The project is in compliance with
the Zoning Ordinance and General Plan.
Staff recommends approval of the Conditional Use Permit request
to allow the continued use of the Dublin Security Storage and Ryder
Truck Rental facility and ancillary P.G.&E. facility with outdoor
storage of recreational vehicles, Ryder truck rentals, and P.G.&E.
trucks and equipment, subject to the conditions specified in the Draft
Resolution (Exhibit B).
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolution Exhibit B approving PA 92-025
Dublin Security Storage Conditional Use Permit, or give
Staff and Applicant direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft
Resolution (Exhibit B) approving the Conditional Use Permit
for PA 92-025 Dublin Security Storage.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Site Plan
Draft Planning Commission Resolution approving the
Conditional Use Permit for PA 92-025
Background Attachments:
Attachment 1: Project Location/Zoning Map
Attachment 2: Applicant's Written Statement
Attachment 3: P.G.&E. Site Plan/Lease Area
-6-
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RESOLUTION NO. 92-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-025 DUBLIN SECURITY STORAGE CONDITIONAL USE PERMIT TO
ALLOW THE CONTINUED OPERATION OF AN EXISTING SELF -STORAGE AND TRUCK
RENTAL FACILITY AND ANCILLARY P.G.&E. FACILITY WITH OUTDOOR STORAGE OF
RECREATIONAL VEHICLES, RYDER TRUCK RENTALS AND P.G.&E. TRUCKS AND
EQUIPMENT LOCATED AT 6005 SCARLETT COURT
WHEREAS, Glenn Kierstead, Applicant, filed a Conditional Use
Permit request to allow the continued operation of an existing self -
storage and truck rental facility and ancillary P.G.&E. facility with
outdoor storage of recreational vehicles, Ryder truck rentals and
P.G.&E. facility trucks and equipment; and
WHEREAS, the Planning Commission held a public hearing on said
application on June 1, 1992; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was
found to be Categorically Exempt under Section 15301, Class 1 of the
State CEQA Guidelines; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The proposed project will serve a public need by providing a
self -storage facility with recreational vehicle storage and truck
rental services in the City of Dublin.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as the
proposed use will be compatible to the type and nature of
operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this
particular case, will not materially adversely affect the health
or safety of persons residing or working in the vicinity, or be
materially detrimental to the public welfare or injurious to
property or improvements in the neighborhood, as all applicable
regulations will be met.
D. The use will not be contrary to the specific intent clauses or
performance standards established for the District in which it is
to be located.
PAGE 8 OF __.1..
E. The approval of the Conditional Use Permit is consistent with the
Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-025 Conditional Use Permit as
generally depicted on the site plan labeled Exhibit A, stamped
approved and on file with the Dublin Planning Department, subject to
the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of building permits or establishment of
use, and shall be subject to Planning Department review and approval
The following codes represent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL]
Planning, (B] Building, (PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, (FIN] Finance, [F] Dougherty Regional
Fire Authority, (DSR] Dublin San Ramon Services District, [C01 Alameda
County Department of Environmental Health.
1. This approval for PA 92-025 is to allow the continued operation
of the existing Dublin Security Storage and Ryder Truck Rental
facility and ancillary P.G.&E. facility with outdoor storage of
recreational vehicles, Ryder truck rentals and P.G.&E. trucks and
equipment located at 6005 Scarlett Court. This approval shall
generally conform to the Site Plan labeled Exhibit A (1 sheet),
dated May 5, 1992, stamped approved and on file with the Dublin
Planning Department. [PL, B]
2. The Applicant shall comply with all applicable Planning,
Building, Dougherty Regional Fire Authority and Police Department
regulations and ordinances. [PL, B, F, PO]
3. The outdoor parking of recreational vehicles, Ryder truck rentals
and other vehicles shall occur in the designated parking spaces
on -site (148 parking spaces for recreational and other vehicles,
and 8 parking spaces for Ryder truck rentals) and not at the
three customer and employee parking spaces located outside the
front entrance security gate. [PL]
4. The outside storage of P.G.&E. vehicles and equipment shall be
limited to the enclosed P.G.&E. facility area. [PL]
5. The Applicant shall provide on -site informational signage
indicating storage facility and Ryder truck rental hours of
operation, instructions for after hour rental returns and a
telephone number for use in case of an emergency. [PL]
6. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
7. Any changes in the operation of the ancillary P.G.&E. use shall
be subject to the Planning Director's review and determination as
to whether the use is still compatible and ancillary to the
- 2 -
PAGE l- OF
Dublin Security Storage facility or whether other planning
approvals are required. [PL]
8. The Applicant shall be responsible for clean-up and disposal of
project related trash to maintain a clean, litter -free site.
[PL]
9. No loudspeakers or amplified music shall be permitted outside the
enclosed buildings. All activities, except for the outdoor
storage of recreational vehicles, Ryder rental trucks and P.G.&E.
trucks and equipment, shall be conducted entirely within the
enclosed buildings. [PL]
10. All existing landscape areas shall be enhanced and properly
maintained. [PL]
11. On an annual basis, this Conditional Use Permit approval shall be
subject to Zoning Investigator review and determination as to
compliance with the Conditions of Approval. [PL]
12. This approval shall become null and void in the event the
approved use ceases to operate for a continuous one year period.
[PL]
13. This permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this permit shall be subject to
citation. [PL]
PASSED, APPROVED AND ADOPTED this 1st day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
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PAGE < 0 OF Ii
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April 17, 1992
City of Dublin
6500 Dublin Blvd., Suite D
Dublin, CA 94568
Attn: Planning Depaltiiient
Dear Sir:
Dublin Security Storage is a mini storage facility that
has been in operation since 1979. Our facility is presently
90% full and is well kept. There is a definite need for
our storage facility because of the rapid growth in the
Dublin area.
The use is definately properly related to other land uses
in the area. Improvements in the immediate area consist
primarily of light industrial buildings and automobile
dealerships. Additionally, the U-Haul Self Storage, a
boat dealership, lumber yard, and city of Dublin Corporate
Yard are located along Scarlett Court. We are of the
opinion the existence of these uses enhances the appeal
of th.e property and its use.
The use does not materially affect the health or safety
of persons residing or working in the vicinity.
The use is in conformance and compatable with standards
established for the district in which it is located.
Dublin Security Storage is a mini storage, and RV storage
facility. PG & E is a tenant and stores some equipment
on the premises. We also rent Ryder Trucks. There are
approximately six to seven Ryder trucks on site at a
time. There are two employees who live in a manager's
apartment on site. There is also a part time employee
who does computer entry work. The hours of operation
are 6:30 A.M. to 7:00 P.M., 7 days a week. The office
is open 9:00 A.M. to 5:00 P.M. Monday thru Friday.
The property is not located on a hazardous waste and
substances site.
The emergency telephone number is (510) 828-1888, and is
posted in the office wi dow. RECEIVED
02
Glenn E. Kieistead,
DUBLIN SECURITY STORAGE
APR 21 1992
Gc6S Sco-rQji c4'
DUBLIN PLANNING
ATTACHMENTS PA a' - c95
7124 VILLAGE PARKWAY, DUBLIN, CALIFORNIA 94568 • (415) 829-5600
pnr,r lZ nF
DESCRIPTION OF THE IMPROVEMENTS
The subject improvements consist of 8 one-story public storage
buildings, 1 light industrial building, and 1 two-story public
storage building. In addition to these improvements, income is
generated from the exterior storage of boats, autos, trailers, etc.
The light industrial/warehouse building is improved with
approximately 5-10% finished office space The nine storage
buildings are serviced by one central office, connected to the on -
site manager's two bedroom apartment. The office and apartment
portion (approximately 25 x 50 feet) of the elevation are wood -
sided, and attached to the first storage building, a metal -sided
structure, approximately 25 feet x 385 feet. The net rentable area
of all buildings (excluding apartment and office) is equivalent to
about 79,425 square feet, according to the rent roll. Rentable
area is currently 98% occupied, with twelve storage vacancies
reported.
A summary of construction details is as follows:
Improvements:
Galvanized steel frame
buildings, with metal -siding,
on concrete slab foundations.
Class: Type S
Quality: Average
Framing: Galvanized steel
Foundation: Reinforced concrete
Floors: Concrete slab
Roof: Metal
ATTACHMENT &
PACF 13 of 11
RECEIVED
APR 21 1992
Goo5 ScartQ+ C
DUBLIN PLANNING
,('A q).-o>S
Interior Walls:
Flooring:
Ceilings:
Ceiling Height:
Lighting:
Steel frame with painted
drywall covering in office
area; exposed metal panels in
warehouse areas.
Carpet and vinyl tile in office
and apartment areas; concrete
floors in warehouse areas.
Suspended acoustical tile
and/or drywall in the office
and apartment areas; exposed
steel beam with metal coverings
in warehouse areas.
9 to 13 feet in warehouse areas
and 9 feet, more or less, in
office and apartment areas.
Recessed fluorescent and
incandescent lighting in office
and apartment areas; hanging
fluorescent lighting and some
mercury vapor lighting in
warehouse areas.
Electrical Service: 440 volt, three phase, four
wire service.
HVAC:
Washrooms:
Central heating and air
conditioning for office and
apartment. Storage units have
several roof -mounted
ventilators.
The manager's apartment and the
industrial building each have
two washrooms. There are two
centrally -located public
washrooms located towards the
front of the property.
Doors: Exterior doors are hollow metal
or solid wood.
Storage facilities display
metal roll -up doors.
RECEIVED
APR 21 7_I
G o05 Scar ( Cyr'
ATTACHMENTS pUSI.IN PLANNING
PAGE II OF...!__!
DUBLIN SECURITY STORAGE
BUILDING AREA: 88,425 square feet, GBA
79,425 square feet, NRA
PARKING:
8 one-story public storage buildings, 1 one-story
light industrial building, and 1 two-story public
storage building. All improvements are metal
sided, with galvanized steel framing, on concrete
slab floors.
156 exterior rentable parking storage sites,
average space 10 x 24 feet. Some unmarked open
parking for customers.
RECEIVED
APR 21 1992
60m scat -le -if Co"
DUBLIN PLANNING
ATTACHMENT), PA qz-ate
PAGE I.OFJD
DUBLIN SECURITY STORAGE TRAFFIC DATA
P G & E
During a normal week there are approximately four to six P G & E
vehicles that come in and out of the property. They leave early in
the morning before 6:00 a.m. and return about 3:30 p.m.
RYDER TRUCK
Ryder rentals have been averaging about two a day.
REGULAR_ STORAGE'AND SPACE RENTS
0n an average day approximately fifteen renters come in and out
of premises.
RECEIVED
APR 21 1992
Gec6spa r QA
DUBLIN PLANNING
PP% ai-ozs
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APR 21 1992
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DUBLIN PLANNING
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ATTACHMENT3
P& Es. lease GirP. . 17 nr I I_