HomeMy WebLinkAboutItem 8.1 PA 90-009 U Haul CUP/SDR/VARTO:
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 15, 1992
Planning Commission
Planning Staff
Carol R. Cirelli, Associate Planner
PA 92-009 U-Haul Conditional Use Permit/Site
Development Review/Variance
Conditional Use Permit/Site Development Review/
Variance request to 1) construct 4 new self -
storage buildings, 2) install additional on -site
parking spaces, 3) allow an existing 35 foot tall
freestanding sign with changeable copy, and 4)
voluntarily contribute traffic improvement funds
in the amount of $6,480.00. The Variance is to
allow reduced parking spaces and side yard
setbacks.
Kirk T. Powell
558 North 20th Street
San Jose, CA 95112
U-Haul of the East Bay
Steve Langford
44511 Grimmer Road
Fremont, CA 94538
6265 Scarlett Court
941-550-37, 38
5.94 acres
Business Park/Industrial: Outdoor Storage
M-1, Light Industrial District; self -storage,
vehicle/equipment rental, outdoor storage
North:
South:
Vacant; M-1, Light Industrial District
Scarlett Court/I-580 Freeway;
City/Caltrans Public Right -of -Way
ITEM NO. %./
COPIES TO: Applicant
Owner
Address File
PAGE / OF 57
ZONING HISTORY:
C-2814:
S-614:
V-7945:
C-3606:
S-755:
East: Chabot Channel/Scotsman (Manufacturing);
Alameda Flood Control District Zone 7/M-
1, Light Industrial District
West: El Monte Recreation Vehicle
Rental/Sales; M-1, Light Industrial
District
On August 14, 1974, the Zoning Administrator of
Alameda County approved a Conditional Use Permit
request (R.T. Nahas Co.) for a public storage
facility with an outdoor storage lot for boats and
other recreation vehicles. The Conditional Use
Permit was subject to public hearing review at 3
year intervals following the initial approval, for
the purposes of re-evaluating the conditions of
approval.
On October 25, 1977, the Alameda County Planning
Director approved a Site Development Review
request (Plumas-Eureka Development Co.) to
construct a 109,400 square foot public storage
facility with 14 self -storage buildings and 2
general warehouse buildings. This project was
never constructed.
On June 20, 1979, the Zoning Administrator of
Alameda County approved a Variance request (Frank
T. Oley/ U-Haul Co.) to reduce the west side yard
setback from the required 10 feet to 5 feet and
the rear yard setback from the required 20 feet to
3 feet. This permit expired June 20, 1982.
On June 20, 1979, the Zoning Administrator of
Alameda County approved a Conditional Use Permit
request (Frank T. Oley/U-Haul Co.) to allow the
outdoor storage of truck and trailer rentals, with
accessory uses and indoor household storage. As a
condition of approval, the rear yard was not
allowed to be less than 13 feet. This permit
expired June 20, 1982.
On February 6, 1980, the Alameda County Planning
Director approved a Site Development Review
request (U-Haul) to construct five self -storage
buildings.
On May 27, 1981, the Alameda County Planning
Director approved a modification to the previous
Site Development Review request (S-755, U-Haul) to
construct a 2,220 square foot building for
sales/service and security uses and a 2,000 square
foot building for service and hitch bays.
-2-
PAGE
PA 82-016:
PA 84-021:
On November 4, 1982, the Dublin Zoning
Administrator approved a Variance request (Frank
T. Oley/U-Haul Co.) to allow a 4 foot side yard
setback from the western property line instead of
the 5 foot side yard setback formally approved
under Variance V-7945. Due to the inadvertent
placement of the foundation, 1+ foot into the
approved 5 foot setback, the newly constructed
building was set back 4 feet from the western
property line.
On October 5, 1984, the Dublin Planning Director
approved a Site Development Review request (Tom
Oley/U-Haul) to construct a 25,200 square foot
manufacturing plant building. This approval
expired October 5, 1986. The building was never
constructed.
PA 86-087.1/2: On October 20, 1986, the Dublin Planning
Commission approved a Site Development Review and
Conditional Use Permit request to construct a
25,200 square foot vehicle maintenance and light
industrial facility and an 800± square foot
vehicle wash canopy facility, and to allow the
outdoor storage of rental vehicles and equipment
and recreation vehicles on the project site. The
Conditional Use Permit expired October 16, 1988
and the Site Development Review expired October
16, 1987. The buildings were never constructed.
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.3 Conditional Uses: M-1 Districts states that
storage of liquefied petroleum gas 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 n an M-1
District, subject to Planning Commission Conditional Use Permit
approval.
-3-
PAGE - OF
Section 8-51.4b) Accessory Uses: M-1 Districts states that the
retail sale of products produced by a permitted use on the premise may
be qualified as Accessory to a permitted use on the same lot in an M-1
District.
Section 8-87.34 Freestanding Signs of the Zoning Ordinance
establishes provisions for regulating freestanding signs.
Section 8-87.60E) Signs Requiring Conditional Use Permits of the
Zoning Ordinance states that changeable copy signs on which the copy
is manually or electrically changed, when used to promote items of
general interest to the community, such as time, temperature, and/or
date.
Section 8-93.0 Variance establishes the procedure for granting
Variances and establishes findings which must be made affirmatively:
a) That there are special circumstances including size, shape,
topography, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other properties in the
vicinity under the identical zoning classifications; and
b) That the granting of the application will not constitute a
grant of special privileges inconsistent with the limitations upon
other properties in the vicinity and zone; and
c) That the granting of the application will not be detrimental
to persons or property in the neighborhood or to the public welfare.
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.
Section 8-95.0 Site Development Review of the Zoning Ordinance
states that Site Development Review is a discretionary review process
intended to promote orderly, attractive and harmonious site and
structural development compatible with individual site environmental
constraints and compatible with surrounding properties and
neighborhoods; to resolve major project related issues including, but
not limited to, building location, architectural and landscape design
and theme, vehicular and pedestrian access and on -site circulation,
parking and traffic impacts; to ensure compliance with development
standards and general requirements established for Zoning and Planned
Development Districts, including, but not limited to, setbacks,
heights, parking, fences, accessory structures and signage; to
stabilize property values; and to promote the general welfare.
ENVIRONMENTAL REVIEW: A Mitigated Negative Declaration has been
prepared pursuant to the California Environmental Quality Act (CEQA),
State CEQA Guidelines and the City of Dublin Environmental Guidelines.
-4-
PAGE 0
The project, as mitigated, will not have a significant effect on the
environment.
NOTIFICATION: Public Notice of the June 15, 1992 hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant is requesting Variance, Conditional Use Permit and
Site Development Review approval to 1) construct 4 new self -storage
buildings, 2) install additional on -site parking spaces, 3) allow an
existing 35 foot tall freestanding sign with changeable copy, and 4)
voluntarily contribute traffic improvement funds in the amount of
$6,480.00. The Variance is to allow reduced parking spaces and side
yard setbacks.
Site Development Review
The Applicant is requesting Site Development Review approval to
construct a 25,200 square foot storage addition to an existing self -
storage and vehicle rental/services facility; install 8 additional
customer and employee parking spaces; and voluntarily contribute
traffic improvement funds in the amount of $6,480.00.
The Applicant requested Public Works approval for a lot merger to
join the existing two parcels at the project site into one parcel for
constructing the 4 new storage buildings and reducing the recreation
vehicle outdoor storage area from 57 parking spaces to 34 spaces.
The existing storage area at the U-Haul facility is 49,250 square
feet, comprising 471 units. One existing storage building and a
portion of another storage building, totalling 3,455 square feet of
storage space, will be demolished to accommodate 4 new single story
storage buildings and a new 955 square foot office space (see Exhibit
A). The amount of additional storage area is 25,200 square feet, or
210 storage units, and the total proposed storage area for the entire
U-Haul facility is 70,995 square feet, comprising 681 storage units.
The building material for the proposed storage buildings is metal
insulated wall panels with a metal insulated roof and metal roll -up
storage doors. A condition of approval is included in Draft
Resolution Exhibit F that requires the Applicant to incorporate
architectural or sculptural treatment in order to avoid the blank,
long wall and steel box effect. The building materials and the color
of the proposed storage buildings are compatible with the existing
buildings at the site. The scale, color, texture and height of the
proposed storage buildings are compatible with the existing
surrounding light industrial uses, and are in conformance with the
Zoning Ordinance and General Plan.
The proposed storage buildings will be constructed in line with
the existing storage buildings and at the same width as the existing
structures to facilitate on -site pedestrian and vehicular circulation.
Draft Resolution Exhibit F includes conditions of approval requiring
-5-
PAGE = .
the Applicant to relocate Buildings H and I northerly 5 feet, and
relocate the 2 recreation vehicle parking spaces adjacent to Buildings
G and J elsewhere on the site to facilitate pedestrian circulation.
As a mitigation measure in the Negative Declaration for the
project, the Applicant will be required to construct the proposed
storage buildings at or above the flood plain level (329 feet) in
compliance with the Building Department requirements.
The Applicant is proposing to install 8 additional employee and
customer parking spaces for a total of 16 parking spaces. The
required number of employee and customer parking spaces for the U-Haul
rental, storage (office and management headquarters), and service
facility (exclusive of the parking requirement for storage units) is
15 parking spaces.
The Applicant is proposing adequate landscaping for the project
site. However, as a Public Works Department condition of approval,
the Applicant is required to construct a 4 foot wide sidewalk in place
of the proposed landscape strip along the eastern portion of the
project site and also required to landscape the northwestern and
northeastern portions of the project site as generally shown on the
Staff Study, Exhibit A.
The northeast portion of the project site is an existing cul-de-
sac roadway that will be vacated, or abandoned by the City, as
depicted on the Staff Study. The Planning Commission will determine
whether the cul-de-sac roadway abandonment is in conformance with the
General Plan as a separate Planning Commission meeting item. The
intent to abandon the existing cul-de-sac roadway will be heard by the
City Council at a future City Council meeting and abandonment of the
cul-de-sac roadway will be heard at a subsequent City Council meeting
as a public hearing item.
The Public Works Department completed a traffic study for the
project indicating the project will generate an additional 63 vehicle
trips per day on Dougherty Road and Dublin Boulevard and that a
traffic impact fee is warranted for the project to mitigate this
impact. The Applicant is voluntarily contributing traffic improvement
funds in the amount of $6,480 to construct Dougherty Road and Dublin
Boulevard improvements to mitigate this impact. This fund shall be
paid prior to issuance of building permits. The Applicant is also
required to dedicate a total of 35.76 feet of right-of-way for public
street purposes along the existing cul-de-sac roadway west of Chabot
Channel. This dedication is for the future connection to Dublin
Boulevard Extension. U-Haul of the East Bay (Property Owner) has
already dedicated 32.76 feet of the existing cul-de-sac roadway to the
City as an easement and right-of-way for access. The Applicant is
required to dedicate 3 additional feet for sidewalk improvements.
Conditional Use Permit
The Applicant is also requesting Conditional Use Permit approval
to allow the outdoor storage of recreation vehicles, petroleum gas
-6-
PA
E
tanks and rental vehicles and equipment and an existing 35 foot tall
freestanding sign with changeable copy.
A Conditional Use Permit is required for the outdoor storage of
recreation vehicles because this use 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. The outdoor
storage of truck and equipment rentals is a conditional use in the M-1
District.
The U-Haul facility business hours are from 7:30 a.m. to 6:00
p.m., Monday through Saturday, and 9:00 a.m. to 5:00 p.m. on Sunday.
The accessory retail, equipment/vehicle rental and petroleum tank uses
are compatible with the self -storage use in that the hours of
operation are the same and there are no on -site operational conflicts.
The retail use involves the sales of equipment/vehicle accessory items
(i.e., boxes and moving supplies, trailer hitches and related towing
accessories) and propane gas cylinders (and filling of cylinders). A
condition has been added to Draft Resolution Exhibit E stating that
the retail use shall be accessory to the primary self -storage and
vehicle/equipment rental use.
There is no record of any complaints or zoning violations
associated with the U-Haul facility since the last Conditional Use
Permit was granted.
There are no records of a prior Conditional Use Permit approval
for the existing freestanding and changeable copy sign. This approval
is required because the sign exceeds a height of 20 feet and a portion
of the sign includes changeable copy. The existing double faced
freestanding sign is in compliance with the lot size, sign height,
setback and sign area requirements for freestanding signs, including
the maximum aggregate allowable sign area provisions of the Zoning
Ordinance. As a condition of approval (Exhibit E), the Applicant is
required to display on the changeable copy portion of the sign, only
items of general interest to the public, such as time, temperature,
and/or date, U-Haul services offered, and hours/days of operation.
Variance
The Variance request is to allow 16 customer and employee parking
spaces instead of the required 86 parking spaces; and a 5 foot side
yard setback from the western property line and a zero foot side yard
setback from the eastern property line (as a result of the roadway
dedication and improvements condition of approval for the project)
instead of the required 10 foot side yard setbacks.
Staff is recommending approval of the Applicant's Variance
request. Affirmative findings of fact must be made by the Planning
Commission prior to granting a Variance. These findings are specified
in the attached Draft Resolution Exhibit D. The Applicant's Variance
findings are addressed in the written statement (see Attachment 2).
Affirmative findings recommended by Staff are made as follows:
-7--
PAGE
OF
1. That there are special circumstances including size, shape,
topography, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other properties in the
vicinity under the identical zoning classifications.
In regards to allowing 16 customer and employee parking spaces
rather than the required 86 parking spaces, the physical placement of
the storage buildings on -site, the function of these buildings and the
nature of a self -storage development results in minimal on -site
parking needs for customers, or patrons. Self -storage facilities
function as follows: patrons typically park in front of a storage
unit for easy access and loading and unloading of vehicles on a short
term basis (average 15 to 30 minutes), which results in a high
turnover rate for on -site parking spaces and less of a demand for
designated parking spaces.
In regards to reduced side yard setbacks, as a Site Development
Review condition of approval, the Applicant is required to dedicate
the existing cul-de-sac roadway west of Chabot Channel for a public
street right-of-way (including sidewalk), thereby reducing the width
of the lot to less than what is typical for lots in the vicinity. As
a result of this condition, the existing eastern buildings on the
project site (Buildings B and C) and the proposed building (Building
J) will have a zero foot side yard setback from the new eastern
property line, instead of the required 10 foot side yard setback.
Once the property is dedicated, Buildings B and C would become legal
nonconforming buildings. The existing and proposed western buildings
would also be affected by the reduced lot width. In order to maintain
the existing on -site pedestrian and vehicular circulation and
consistency with the existing storage buildings in terms of building
size and location, a Variance is required for the project to allow a 5
foot side yard setback from the western property line and a zero foot
side yard setback from the eastern property line.
2. That the granting of the application will not constitute a
grant of special privileges inconsistent with the limitations upon
other properties in the vicinity and zone.
Granting the Variance would not constitute a special privilege
inconsistent with the limitations upon other properties in the area in
that:
a. there are other self -storage sites in Dublin that have
minimal on -site parking spaces for patrons (i.e., 14 parking spaces,
Public Storage; 14 parking spaces, Dublin Mini -Storage).
b. A Variance was granted on November 4, 1982 (PA 82-016)
allowing an existing building (Building F) to have a 4 foot side yard
setback from the western property line instead of the previously
approved 5 foot side yard setback (V-7945).
c. The adjacent western property received Variance approval (V-
5782) to allow reduced side yard and rear yard setbacks. The site has
an existing light industrial/warehouse structure located 6 inches from
-8-
PAGE OF S
the side yard or eastern property line, and zero feet from the rear
yard or northern property line, instead of the required 20 feet.
3. That the granting of the application will not be detrimental
to persons or property in the neighborhood or to the public welfare.
The Applicant will be required to comply with all applicable
building codes and Dublin Police Department nonresidential security
requirements, and required to provide proper on -site circulation for
the safe movement of vehicles and pedestrians and adequate on -site
parking.
The project has been reviewed by other City departments and
government agencies and their comments have been incorporated into the
Staff Study (Exhibit A) and the Draft Resolutions (Exhibits B, C, D,
E, and F) as conditions of approval. The City Attorney also reviewed
the Staff Report and accompanying resolutions and had no comments.
A Mitigated Negative Declaration has been prepared for the
project in compliance with the California Environmental Quality Act
(CEQA), State CEQA Guidelines and the City of Dublin Environmental
Guidelines. The 21 day public review period began May 22, 1992. No
comments on the Mitigated Negative Declaration have been received to
date. The project, as mitigated, will not have a significant effect
on the environment.
The project is in compliance with the General Plan and Zoning
Ordinance.
Staff recommends Variance approval to allow reduced parking
spaces and side yard setbacks; Conditional Use Permit approval to
allow the outdoor storage of recreation vehicles, petroleum gas tanks
and rental vehicles and equipment and an existing 35 foot tall
freestanding sign with changeable copy; and Site Development Review
approval to construct 4 new self -storage buildings, install additional
on -site parking spaces, and voluntarily contribute traffic improvement
funds in the amount of $6,480.00, subject to the conditions specified
in the Draft Resolutions (Exhibits B, C, D, E, and F).
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 Resolutions approving PA 92-009 U-Haul
Mitigated Negative Declaration (Exhibit B), Mitigation
Monitoring Program (Exhibit C), Variance (Exhibit D),
Conditional Use Permit (Exhibit E), and Site
Development Review (Exhibit F), or give Staff and
Applicant direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft
Resolution (Exhibit B) approving the Mitigated Negative
Declaration, Draft Resolution (Exhibit C) approving the
-9-
PAGE i_G
5/
Mitigation Monitoring Program, Draft Resolution (Exhibit D)
approving the Variance, Draft Resolution (Exhibit E)
approving the Conditional Use Permit and Draft Resolution
(Exhibit F) approving the Site Development Review for
PA 92-009 U-Haul.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Exhibit E:
Exhibit F:
Site Plan, Landscape Plan, Building Elevations, Floor
Plans, Sign Plan, Staff Study
Draft Planning Commission Resolution approving the
Mitigated Negative Declaration
Draft Planning Commission Resolution approving the
Mitigation Monitoring Program
Draft Planning Commission Resolution approving the
Variance
Draft Planning Commission Resolution approving the
Conditional Use Permit
Draft Planning Commission Resolution approving the Site
Development Review.
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Applicant's Written Project Statement
-10-
IT.
OF
„n-w OM!
vrmEnloe
MOO utfloe „le
A LIM eLA
,nvirn
fold 31IS
l
1
N�
1 a
4.
a. e ••
`a
117•11 ON AM
/
1
1
r , Y
Y •A.._
1
0
hA
T
V1
I
m
S\..... \-
BUILDING COVERAGES
SITE INFORMATION
R
. R
111
0
iXfflB1TA
PAGE L Of 52• I e.6 If
1
..1/-nt
IMN•m0',mod
larev 4.121711T711 IIt/
!tt La OS a
Lad 1eAY
irnrwru
NV -Id Dr 'VOSaNYI
pA
r
Q
0
-- l
J
0
z
a�
•
1
r1
1
PAGE ..OF 5/
1.11-Mt 11111
VIIO MINI
Sawa = OO 11111
lff YNI v 10
117.00 110Y1
�1
invwn
JI_Jk)
•
♦
b,
MMI
u V w ONIC 18 3OIJdO
ri
I
ll
0
-4 - Fd
_ in 4>:
v. _
1
it
J
[XHI8ITAL,,
DAOC /�i nr �/
•um •nt.a
AVI.moo. . muinn+n
u 8 u DNIO1If1 OIA1:13S '8 HOlIH
1
1
t
RECEIVED
g
I &
c
< 0
(j
J
per■
�y
PACE 15' nr 3 /
If
'„lra.. TN
laoi A.M. iAn Ulf fall lly
samarn la.a-a
1
1
SNV1d . iOld
0
4_
EXIIIBITA €
PAGF /5 nr. /
,.1,-,,, I,111
Sr, 11111 VOA
LICIAMO
wwwn
•
t
1 1 Ei .
L. L..
----%Eyers SJNIO1If18 30b. JNIISIX3
aril
PAp
i I 19�1 �'• � I
RECEIVED
V
Z
'vim zC
VZ`,
V r fa-
C.2 Z
cf. on
G
PACE_.!. O
I(
w.4•1 •1101..1w w•wv.w AMNIA 1r 11M
otri
...«N N1.1....,01U..
THM041 'L AIX
erne Yf1RJ. e111
LVI LOT. Me ID WM-2
SNV1d ►01.1
1
i�
t
s r-I r-1
L_i
ijtt I I I y11 I i r
L_..1
LrJ 1
t I
}'n7h- —
B.
11 _ _
r I • L I ✓'' Lia '
1 i1-----7 I j 1 I
—1. 11 L—J 4 I—_!
1
���e
1$$
,•e •,,ti
I
1
J
EXHIBIT A
PAGE OF S/
..aa, / i vt n,
—t—
F--
9 a
9 9
JF
21y. somcnine 3E OlS 03SOdOad
i
9
9
9
1
RECEIVED
4-1
EXHIBIT• J
PAGE OF
AEI 1.1111111A 1111i1 IMY 1Y IM
111,-111 (1111
•Itm
14119 111
W'n =a11w
unLRAM IN.,
irmtn
"'"" T9ND1f 1 tri
S�I`dl3a / SO, Al1ne a3SOdOUd
in
J
U
W
O
cc
a
— - A
f
EXHIBITA 4,hio
PAGE OF _
21'- 0"
0
0
to
Fa
N
WHITE BACK ROUND (TYP)
BLACK LETTERS (TYP)
RED
STRIPE (TYP)
WHITE
BACKGROUND (TYP)
FINISH GRADE
HAUL
BLACK LETTERS (TYP)
NLY AT U-HAUL
RENT A PICKUP
$19.95
CALL 829-9610
5'"L- 6"X 10' DOUBLE FACED
SIGN ILLUMINATED WITH EIGHT
INTERIOR FLUORESCENT TUBES
(TYP)
12'- 0"
4'X4' DOUBLE FACED LETTERS
ILLUMINANTED WITH TWO INTERIOR
FLUORESCENT TUBES EACH (TYP)
12" HIGH LETTERS (TYP)
10" COLUMN (TYP)
PAINTED BRONZE TO
MATCH (E) BUILDINGS
RECEIVED
mpy 2 0 1992.
(:Z. C>5 Sc C -(-
DUBLIN PLANNING
SIGN DETAIL
FOR U-HAUL OF THE EAST BAY 6265 SCARLETT CT. DUBLIN,CA.
bitty: v-7.r
19tUllifirZ4 n.10 Jl
Il
PAGE 2 OF SM
/
/
/ /4
/ / #
///
/
Ilhe .0.1.404.00r4NY NALL V.4•14 .6
li•W spI1001 01.0.11J.I /,P•01 ---4fr /
7
11111/11ZIL:""Cri
Ift.1111
L------
roArmall
Vet 1.1•C■ CINV.1
r•• •
• fl. .••• . , A
. • ..4.1011
• l•V r•.;'
14.3....11 "del
Alwo...0.11 woe --)
_
• MN 01111.1 L. meal - ••••
snow MO 7.1.1LIMIR
r1103.
• ...m _ I t:La • •
Weal InIPMWO 144 - 001111141111C0~1
_
1de sideNak
bog Moe UN UN 10 M MILICM10
I AP.M. 1-cas4o-cm1 I
IL Cr WV 11.1,t Seta•
F1.1.DON
D� E
I.43,001.• GTO, WOE
1110110.0111."•••11
irearmat wawa
135;7(0
•
.PM 64 i -04,0-014
LEGEAJP
- Ge.eeva area., 1-0 Le-
- -iv be. abon don e.of 4v C,,1%,d_
wide. sidewatk(go eco-e 61.4rea:)
/
O. NNW OWN
•
cafe
.4111C.A.M1 11•041.6
laociscafed
RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
A RESOLUTION MAKING FINDINGS PURSUANT TO
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) AND
APPROVING MITIGATED NEGATIVE DECLARATION FOR PA 92-009 U-HAUL
CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW/VARIANCE
Recitals
1. Kirk T. Powell ("Applicant"), on behalf of U-Haul of the East
Bay, has made application to the City of Dublin for Conditional
Use Permit/Site Development Review/Variance approval to 1)
construct a 25,200 square foot storage addition to an existing
self -storage facility; 2) install 8 additional customer and
employee parking spaces; 3) decrease the number of recreational
and vehicle outdoor storage area from 57 to 34 spaces; 4) allow
an existing 35 foot tall freestanding sign with changeable copy;
and 5) voluntarily contribute traffic improvement funds in the
amount of $6,480.00. The Variance is to allow 16 customer and
employee parking spaces instead of the required 86 parking
spaces; and to allow a 5 foot side yard setback from the western
property line and a zero foot side yard setback from the eastern
property line (as a result of the roadway dedication and
improvements conditions of approval for the project) instead of
the required 10 foot side yard setback located at 6265 Scarlett
Court (the "Project").
2. The Project includes the payment of the proposed Project's
proportionate share of the cost of improving Dublin Boulevard and
Dougherty Road, and a condition of approval to construct the new
storage buildings at or above the flood plain level (329 feet).
3. Pursuant to Public Resources Code Section 21081.6, the City
Planning Commission adopted Resolution No. 92- , A RESOLUTION
ADOPTING A MITIGATION MONITORING PROGRAM FOR THE NEGATIVE
DECLARATION FOR PA 92-009 U-HAUL CONDITIONAL USE PERMIT/SITE
DEVELOPMENT REVIEW/VARIANCE approved on June 15, 1992 to provide
for the implementation of a mitigation monitoring program
covering the project.
4. Pursuant to Public Resources Code Section 21080.1 and Section
15063 of the State CEQA Guidelines (Title 14, California
Administrative Code), an initial study dated May 15, 1992, (the
"Initial Study") was prepared to determine whether there are
effects on the environment peculiar to the proposed Project.
5. The Initial Study, based in part on a March 13, 1992 memorandum
and traffic study generated by Mehran Sepehri, Senior Civil
Engineer of the Dublin Public Works Department (the "Traffic
Report"), and project comments from the City of Dublin Building
Official, identified the following effects on the environment as
being peculiar to the proposed Project:
S
Reduction of the level of service on Dublin Boulevard and
Dougherty Road.
Potential for exposure of people and/or property to
flooding.
6. The Initial Study indicated that the significant environmental
effects listed in paragraph 5 could be mitigated by widening
Dougherty Road, extending Dublin Boulevard to Tassajara Road, and
improving the Dublin Boulevard and Dougherty Road intersection,
and by constructing the new storage buildings at or above the
flood plain level (329 feet) in compliance with the Dublin
Building Department requirements.
7. The proposed Project has been modified to include provisions for
payment by the Applicant of its proportionate share of the costs
of mitigating the effects described in paragraph 5 above (the
"traffic mitigation measure") in the manner described in the
Traffic Report, and requiring the Applicant to construct the new
storage buildings at or above the flood plain level (329 feet) in
compliance with the Building Department requirements.
8. Based on the information contained in the Traffic Report, Dublin
Building Department project comments, the Initial Study and the
June 15, 1992 Staff Report (the "Staff Report") all of which are
incorporated herein by this reference, a Mitigated Negative
Declaration, incorporating the traffic and hydrology mitigation
measures, was prepared for the proposed Project. Notice of the
Mitigated Negative Declaration was duly given prior to the
Planning Commission hearing on June 15, 1992.
9. The Planning Commission held a Public Hearing on the proposed
Project on June 15, 1992, at which time the Planning Commission
took testimony from interested persons regarding the proposed
Project.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby resolve that:
A. The foregoing Recitals are true and correct and are made a
part hereof.
B. The Planning Commission finds, on the basis of the record
before it and the foregoing Recitals, (1) that feasible
mitigation measures, including without limitation the
traffic and hydrology mitigation measures, have been
incorporated into the Project to mitigate the significant
environmental effects identified in paragraph 5 above; (2)
that such mitigation measures will eliminate or reduce to a
level of insignificance the significant environmental
effects identified in paragraph 5; and (3) that uniformly
applied development policies or standards will not mitigate
the significant environmental effects identified in
paragraph 5 above.
-2-
c. The Planning Commission has reviewed and considered the
Mitigated Negative Declaration, together with all comments
received during the public comment period and all testimony
at the public hearing. The Planning Commission hereby finds
that there is no substantial evidence that the Project, as
modified to incorporate the traffic mitigation measures,
will have a significant effect on the environment and
approves the Mitigated Negative Declaration.
PASSED, APPROVED AND ADOPTED this 15th day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
-3-
PAGE
RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A MITIGATION MONITORING PROGRAM FOR THE NEGATIVE DECLARATION
FOR PA 92-009 U-HAUL CONDITIONAL USE PERMIT/SITE DEVELOPMENT
REVIEW/VARIANCE
WHEREAS, Public Resources Code 21081.6 requires the City to adopt
a reporting or monitoring program for changes in a project or
conditions imposed to mitigate or avoid significant environmental
effects in order to ensure compliance during project implementation;
and
WHEREAS, on June 15, 1992, the Planning Commission held a Public
Hearing and adopted Resolution No. 92- , making findings
approving the Mitigated Negative Declaration for PA 92-009 U-Haul
Conditional Use Permit/Site Development Review/Variance; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does adopt the "U-Haul Negative Declaration Mitigation
Monitoring Program" attached hereto as Attachment C-1 as the
monitoring program required by Public Resources Code 21081.6.
PASSED, APPROVED AND ADOPTED this 15th day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
DWIBIT
PAGE OF..57
U-HAUL
PA 92-009 CUP/SDR/VAR
6265 Scarlett Court
Negative Declaration
Mitigation Monitoring Program
The Applicant shall be responsible for any and all
costs incurred in monitoring mitigation measures.
For detailed information on impacts and mitigation measures refer to the
Initial Study and Mitigated Negative Declaration for PA 92-009 U-Haul
Conditional Use Permit/Site Development Review/Variance
RESOURCE
Hydrology
IMPACT
Due to project
location, people
and/or property
may be exposed
to flooding.
Transportation/ The project
Circulation may result in
the generation
of substantial
vehicular
involvement on
local traffic
systems.
MONITORING ACTION
Prior to issuance of building
permits, the Applicant shall
depict on the construction/
building plans for the project,
building pad elevations at or
above the flood plain level (329
feet), in compliance with the
Building Department requirements.
Prior to issuance of building
permits, the Applicant shall
pay a traffic impact fund of
$6,480.00 to mitigate potential
traffic impacts on Dougherty
Road and Dublin Boulevard.
VERIFICATION
Building
Department
issuance of
building
permits.
Public Works
Department
prior to
issuance of
building
permits.
EXHIB1Tc-�
PAGE .24 or .S�
RESOLUTION NO.92-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-009 U-HAUL VARIANCE REQUEST TO ALLOW 16 CUSTOMER AND
EMPLOYEE PARKING SPACES INSTEAD OF THE REQUIRED 86 PARKING SPACES AND
A 5 FOOT SIDE YARD SETBACK FROM THE WESTERN PROPERTY LINE AND A ZERO
FOOT SIDE YARD SETBACK FROM THE EASTERN PROPERTY LINE (AS A RESULT OF
THE ROADWAY DEDICATION AND IMPROVEMENTS CONDITION OF APPROVAL FOR THE
PROJECT) INSTEAD OF THE REQUIRED 10 FOOT SIDE YARD SETBACK LOCATED AT
6265 SCARLETT COURT
WHEREAS, Kirk T. Powell, on behalf of U-Haul of the East Bay has
filed an application for a Variance, Conditional Use Permit and Site
Development Review to 1) construct a 25,200 square foot storage
addition to an existing self -storage and vehicle rental/services
facility, 2) install 8 additional parking spaces, 3) decrease the
outdoor recreation vehicle/boat outdoor storage area from 57 spaces to
34 spaces, 4) allow an existing 35 foot tall double-faced freestanding
sign with changeable copy, and 5) voluntarily contribute traffic
improvement funds in the amount of $6,480.00. The Variance request is
to allow 16 employee and customer parking spaces instead of the
required 86 parking spaces and a 5 foot setback from the western
property line and a zero foot setback from the eastern property line;
and
WHEREAS, the Planning Commission did hold a public hearing on
said application on June 15, 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 a
Mitigated Negative Declaration has been adopted (Planning Commission
Resolution No. ). The project, as mitigated, will not have a
significant effect on the environment; 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. There are special circumstances including size, shape,
topography, location or surroundings applicable to the property
which would deprive the property of privileges enjoyed by other
properties in the vicinity under the identical zoning
classification in that:
EXINBij' D
PAGE OF �,,
1) The physical placement of the storage buildings on -site, the
function of these buildings and the nature of a self -storage
development results in minimal on -site parking needs for
patrons. Self -storage facilities function as follows:
patrons typically park in front of a storage unit for easy
access and loading and unloading of vehicles on a short term
basis (average 15 to 30 minutes), which results in a high
turnover rate for on -site parking spaces and less of a
demand for designated parking spaces.
2
As a Site Development Review condition of approval, the
Applicant is required to dedicate the existing cul-de-sac
roadway west of Chabot Channel for a public street right-of-
way (including sidewalk), thereby reducing the width of the
lot to less than what is typical for lots in the vicinity.
As a result of this condition, the existing eastern
buildings on the project site (Buildings B and C) and the
proposed building (Building J) will have a zero foot side
yard setback from the new eastern property line, instead of
the required 10 foot side yard setback. Once the property
is dedicated, Buildings B and C would become legal
nonconforming buildings. The existing and proposed western
buildings would also be affected by the reduced lot width.
In order to maintain the existing on -site pedestrian and
vehicular circulation and consistency with the existing
storage buildings in terms of size and location, a Variance
is required for the project to allow a 5 foot side yard
setback from the western property line and a zero foot side
yard setback from the eastern property line.
B. The granting of the Variance application would not constitute a
grant of special privileges inconsistent with the limitations
upon other properties in the vicinity, in that:
1) there are other self -storage sites in Dublin that have
minimal on -site parking spaces for patrons (i.e. 14 parking
spaces, Public Storage and 14 parking spaces, Dublin Mini -
Storage),
2
3
a Variance was granted on November 4, 1982 (PA 82-016)
allowing an existing building (Building F) to have a 4 foot
side yard setback from the western property line instead of
the previously approved 5 foot side yard setback (V-7945),
the adjacent western property received Variance approval (V-
5782) to allow reduced side yard and rear yard setbacks.
The site has an existing light industrial/warehouse
structure located 6 inches from the side yard or eastern
property line, and zero feet from the rear yard or northern
property line, instead of the required 20 feet.
C. The granting of this Variance will not be detrimental to persons
or property in the neighborhood or to the public welfare, in that
the Applicant will be required to comply with all applicable
- 2
PAGE
building codes and Dublin Police Department nonresidential
security requirements, and required to provide proper on -site
circulation for the safe movement of vehicles and pedestrians and
adequate on -site parking.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby approve PA 92-009 U-Haul Variance to allow 16 customer and
employee parking spaces, a 5 foot side yard setback from the western
property line and a zero foot side yard setback from the eastern
property line (as a result of the roadway dedication condition of
approval for the project), as generally depicted by materials labeled
Exhibit A, stamped approved and on file with the Dublin Planning
Department and subject to the approval of the related Conditional Use
Permit and Site Development Review and 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, fCO] Alameda
County Department of Environmental Health.
1. This approval is for PA 92-009 U-Haul is to allow: 1) 16
employee and customer parking spaces instead of the required 86
parking spaces, 2) a 5 foot side yard setback from the western
property line instead of the required 10 feet, and 3) a zero foot
side yard setback from the eastern property line instead of the
required 10 feet (as a result of the related Site Development
Review condition of approval requiring roadway dedication and
improvements). This approval shall generally conform to the
plans labeled Exhibit A stamped approved, as modified by the
following conditions of approval and associated Conditional Use
Permit and Site Development Review, consisting of a site plan,
landscape plan, building elevations, floor plans (9 sheets) and
sign plan (1 sheet), prepared by Kirk T. Powell dated received
February 21, 1992, and May 20, 1992, respectively, and a Staff
Study (1 sheet) dated June 5, 1992. [PL, B]
2. All curbing around the existing and proposed fire hydrants shall
be painted red and the Applicant shall provide either a "No
Parking - Fire Lane" sign near the fire hydrants and curbs, or
pavement markings in the area where no parking is permitted.
[PL, F]
3. The 5 foot side yard area shall be maintained and kept free of
debris at all times. [PL]
4. The Property Owner shall dedicate 35.76 feet of right-of-way for
public street west of the Chabot Channel, for the future
connection to Dublin Boulevard, as generally depicted on the
3
Staff Study, Exhibit A, subject to the review and approval of the
Public Works Director. [PW]
5. Building permits for the proposed improvements shall be secured
and construction commenced within one year after the effective
date of this approval or said approval shall be void. This one
year period may be extended an additional six (6) months after
the expiration date of this approval (Applicant must submit a
written request for the extension prior to the expiration date)
by the Planning Director upon the determination that the
Conditions of Approval remain adequate to assure that the above
stated Findings of Approval will continue to be met. [B, PL]
6. 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 15th day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
4
PACE )i
RESOLUTION NO. 92-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-009 U-HAUL CONDITIONAL USE PERMIT TO ALLOW AN EXISTING
35 FOOT TALL FREESTANDING SIGN WITH CHANGEABLE COPY AND THE OUTDOOR
STORAGE OF RECREATION VEHICLES, PETROLEUM GAS TANKS AND RENTAL
VEHICLES AND EQUIPMENT LOCATED AT 6265 SCARLETT COURT
WHEREAS, Kirk T. Powell, on behalf of U-Haul of the East Bay,
requests approval of a Conditional Use Permit/Site Development
Review/Variance to construct a 25,200 square foot storage addition to
an existing self -storage facility; to install 8 additional customer
and employee parking spaces; to decrease the number of recreational
vehicle outdoor storage area from 57 parking spaces to 34 spaces; to
allow an existing 35 foot tall freestanding sign with changeable copy;
and to voluntarily contribute traffic improvement funds in the amount
of $6,480.00. The Variance is to allow 16 customer and employee
parking spaces instead of the required 86 parking spaces; and to allow
a 5 foot side yard setback from the western property line and a zero
foot side yard setback from the eastern property line (as a result of
the roadway dedication and improvements conditions of approval for the
project) instead of the required 10 foot side yard setback; and
WHEREAS, the Planning Commission held a public hearing on said
application on June 15, 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 a
Mitigated Negative Declaration has been adopted (Planning Commission
Resolution No. ). This project, as mitigated, will not have a
significant effect on the environment; 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
additional self -storage units, with recreation vehicle storage
and equipment rental and retail services to the general public in
Dublin.
B. The proposed use will be properly related to other land uses and
transportation and service facilities in the vicinity, as the
proposed use will be compatible when compared to the type and
nature of operations typically found in the neighborhood.
PAGE
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.
E. The approval of this Conditional Use Permit will be consistent
with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-009 U-Haul Conditional Use Permit
as shown on Exhibit A, stamped approved and on file with the Dublin
Planning Department, subject to the approval of the related Site
Development Review/Variance and 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, [CO] Alameda
County Department of Environmental Health.
1. PA 92-009 U-Haul Conditional Use Permit approval is to allow an
existing 35 foot tall freestanding sign with changeable copy and
the outdoor storage of recreation vehicles, petroleum gas tanks
and rental vehicles and equipment. This approval shall generally
conform to the plans labeled Exhibit A, stamped approved and on
file with the Planning Department, as modified by the following
conditions of approval and associated Site Development Review and
Variance, consisting of Site Plan, Landscape Plan, Building
Elevations, Floor Plans (9 sheets) and Sign Plan (1 sheet)
prepared by Kirk T. Powell, dated received February 21, 1992 and
May 20, 1992, respectively, and a Staff Study (1 sheet) dated
June 5, 1992. [PL]
2. The Conditional Use Permit approval for PA 92-009 U-Haul
supersedes all previous Conditional Use Permit approvals for the
project site. [PL]
3. The freestanding sign shall generally conform to the following
dimensions: [PL]
a. Maximum Sign Area:
278 square feet, double faced (Total)
- 2 -
PAGE OF ff..
"U-HAUL" - 168 square feet, double faced
Changeable Copy - 110 square feet, double faced
b. Maximum Sign Height: 35 feet
c. Minimum Setback from the Southern Property Line: 85 feet
4. The changeable copy portion of the freestanding sign shall
display only items of general interest to the public, such as
time, temperature, and/or date, U-Haul services offered, and
hours/days of operation. [PL]
5. The freestanding sign shall be located within a landscaped area
or planter. [PL]
6. Any modifications to the freestanding sign shall be subject to
the review and approval of the Planning Director. [PL]
7. All signs shall be subject to the requirements of the Sign
Ordinance. [PL]
8. The Applicant shall comply with all applicable Planning,
Building, Dougherty Regional Fire Authority, Police Department
and Alameda County Department of Environmental Health codes,
regulations and ordinances. [PL, B, F, PO, CO]
9. The facility shall provide and maintain at all times 16 employee
and customer parking spaces. [PL]
10. Operation of the petroleum gas tanks shall be in compliance with
the Dougherty Regional Fire Authority and Alameda County
Department of Environmental Health codes and regulations. [F, CO]
11. The outdoor parking of recreation vehicles, equipment rentals and
other vehicles shall occur in the designated parking spaces on -
site (34 spaces in the northern end of the project site for
recreation vehicles and the truck/trailer/equipment display and
storage area as designated on the Site Plan, Exhibit A). [PL]
12. The exterior storage and/or display of equipment, other than the
rental trucks and recreation vehicles, shall be generally limited
to bulky and/or gasoline powered items or equipment within the
five following generalized categories: (1) garden equipment, (2)
contractors' equipment, (3) recreational equipment, (4) moving
equipment, and (5) small miscellaneous equipment. The five
generalized categories listed above may be modified by submitting
a written notice to the Planning Director for review and
approval. [PL]
13. The retail use shall be accessory to the primary self -storage and
vehicle/equipment rental use. [PL]
14. The Applicant/Property Owner shall be responsible for clean-up
and disposal of project related trash to maintain a clean,
litter -free site. [PL]
- 3
PAGE _LL
15. No loudspeakers or amplified music shall be permitted outside the
enclosed buildings. All activities associated with the use,
except for the outdoor storage of recreation vehicles, equipment
or other vehicles, and the petroleum gas tanks shall be conducted
entirely within the enclosed buildings. [PL]
16. All existing and proposed landscape areas shall be enhanced and
properly maintained. [PL]
17. On an annual basis, this Conditional Use Permit approval shall be
subject to Zoning Investigator review and determination as to the
compliance with the Conditions of Approval. [PL]
18. This approval shall become null and void in the event the
approved use ceases to operate for a continuous one-year period.
[PL]
19. 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 15th day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
- 4
PACE
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-009 U-HAUL SITE DEVELOPMENT REVIEW APPLICATION TO
CONSTRUCT A 25,200 SQUARE FOOT STORAGE ADDITION, TO INSTALL 8
ADDITIONAL CUSTOMER AND EMPLOYEE PARKING SPACES AND VOLUNTARILY
CONTRIBUTE TRAFFIC IMPROVEMENT FUNDS IN THE AMOUNT OF $6,480.00
LOCATED AT 6265 SCARLETT COURT
WHEREAS, Kirk T. Powell, on behalf of U-Haul of the East Bay,
requests Conditional Use Permit/Site Development Review/Variance
approval to construct a 25,200 square foot storage addition to an
existing self -storage and vehicle rental/services facility; to install
8 additional customer and employee parking spaces; to decrease the
number of recreational vehicle outdoor storage area from 57 parking
spaces to 34 spaces; to allow an existing 35 foot tall freestanding
sign with changeable copy; and to voluntarily contribute traffic
improvement funds in the amount of $6,480.00. The Variance is to
allow 16 customer and employee parking spaces instead of the required
86 parking spaces; and to allow a 5 foot side yard setback from the
western property line and a zero foot side yard setback from the
eastern property line (as a result of the roadway dedication and
improvements conditions of approval for the project) instead of the
required 10 foot side yard setback; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on June 15, 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 a
Mitigated Negative Declaration has been adopted (Planning Commission
Resolution No. ). This project, as mitigated, will not have
significant effects on the environment; 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 approval of this application is consistent with the
intent/purpose of Section 8-95.0 SITE DEVELOPMENT REVIEW.
B. The approval of this application, as conditioned, complies
with the General Plan and with District Regulations and the
general requirements established in the Zoning Ordinance.
C. The approval of this application, as conditioned, is in the
best interests of the public health, safety and general
welfare.
PAGE,5 OF
D. The propost._ site development, including site layout,
vehicular access, circulation and parking, setbacks, height,
walls, public safety and similar elements have been designed
to provide a desirable environment for the development.
E. Architectural consideration, including the character, scale
and quality of the design, the architectural relationship
with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior
lighting and similar elements have been incorporated into
the project in order to insure compatibility of this
development with the development's design concept or theme
and the character of adjacent buildings and uses.
F. Landscape considerations, including the locations, type,
size, color, texture and coverage of plant materials,
provisions and similar elements have been considered to
insure visual relief and an attractive environment for the
public.
G. The approval of this Site Development Review will be
consistent with the policies set forth within the Dublin
General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-009 U-Haul Site Development Review
as generally depicted on the plans labeled Exhibit A, stamped approved
and on file with the Dublin Planning Department and subject to the
approval of the related Conditional Use Permit/Variance and 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, [CO] Alameda
County Department of Environmental Health, [LDD] Livermore Dublin
Disposal Service
1. This Site Development Review approval for PA 92-009 is to
construct a 25,200 square foot storage addition to an existing
self -storage and vehicle rental/services facility; to install 8
additional customer and employee parking spaces; and to
voluntarily contribute traffic improvement funds in the amount of
$6,480.00.
This approval shall generally conform to the plans labeled
Exhibit A, stamped approved and on file with the Planning
Department, as modified by the following conditions of approval
and associated Conditional Use Permit and Variance, consisting of
Site Plan, Landscape Plan, Building Elevations, Floor Plans (9
sheets) and Sign Plan (1 sheet) prepared by Kirk T. Powell, dated
- 2 -
:'AGE ' ? OF
received Februail 21, 1992 and May 20, 1992, respectively, and a
Staff Study (1 sheet) dated June 5, 1992. [PL, B, PW]
2. The Applicant shall comply with all applicable City of Dublin
Site Development Review Standard Conditions (see Attachment).
[PL]
Voluntary Traffic Improvement Funds
3. The Applicant's voluntary contribution of the traffic improvement
funds in the amount of $6,480.00 as identified in the Applicant's
project description, shall be paid by the Applicant prior to
issuance of building permits. [PL, PW, FIN]
Parking/Circulation
4. All on -site pedestrian walkways shall maintain a minimum 4 foot
unobstructed width. [PL]
5. The Applicant shall submit a parking lot striping plan subject to
review and approval of the Planning Director. All employee and
customer parking spaces shall be double -striped (4 inch wide
stripes set approximately 2 feet apart, see Attachment).
Handicapped, customer, employee and compact parking spaces shall
be appropriately identified on the pavement and designated on the
parking plan. [PL]
6. Handicapped ramps and parking stalls shall be provided and
maintained as required by the State of California Title 24
provisions. [PL, B]
7. The Applicant shall relocate Buildings H and I northerly five (5)
feet to facilitate pedestrian circulation as depicted on the
Staff Study, Exhibit A, subject to the review and approval of the
Planning Director and Building Official. [PL, B]
8. The Applicant shall relocate the two (2) recreational vehicle
parking spaces adjacent to Buildings G and J, elsewhere on the
site to facilitate pedestrian circulation as depicted on the
Staff Study, Exhibit A, subject to the review and approval of the
Planning Director and Building Official. [PL, B]
9. All landscape fingers and islands adjacent to parking stalls
shall maintain a minimum 1 foot wide raised curb or equivalent to
facilitate pedestrian access. [PL]
10. All landscape planters and end islands within the parking area
shall maintain a three (3) foot curb radius to facilitate
vehicular maneuvering. [PL]
Architectural
11. All storage building elevations shall incorporate architectural
or sculptural treatment in order to avoid the blank, long wall
and steel box effect, subject to the review and approval of the
Planning Director. This may be accomplished by providing changes
in the wall plane, spatial volumes, building height, and
- 3 -
FACE !O,.,�
incorporating vc._ied use of arcades, materi- s and roof elements.
[PL]
12. The Applicant shall submit exterior colors and materials for the
proposed storage buildings subject to the final review and
approval of the Planning Director. [PL]
13. All ducts, meters, air conditioning equipment and other
mechanical equipment that is on -site or roof mounted shall be
effectively screened from view with materials architecturally
compatible with the main structure subject to the review and
approval of the Planning Director. [PL]
14. The outdoor storage of recreational vehicles, rental vehicles and
equipment shall be screened with a vinyl clad chain link fence
and gate with redwood slats or other fencing material acceptable
to the Planning Department. [PL]
Landscape and Irrigation Plans
15. A final detailed Landscape and Irrigation Plan (at 1 inch = 20
feet or larger), along with a cost estimate of the work and
materials proposed, shall be submitted for review and approval by
the Planning Director. Landscape and Irrigation Plans shall be
signed by a licensed landscape architect. Final landscape plans
shall indicate the common and botanical names, container size,
growth rate and number of each plant. All landscaping, as shown
on the Landscape and Irrigation Plan, shall include drought
tolerant vegetation. [PL]
16. The final landscape plan shall be generally consistent with the
preliminary landscape plans prepared by Kirk T. Powell dated
received by the Planning Department February 21, 1992, and Staff
Study dated June 5, 1992 (Exhibit A). [PL]
17. The Applicant shall provide landscaping at the northwest corner
of the project site and the northeast corner of the project site
once the existing cul-de-sac portion of the existing roadway west
of Chabot Channel is abandoned by the City, as generally shown on
the Staff Study, Exhibit A, subject to the review and approval of
the Planning Director. [PL]
18. As required by the Public Works Department, the Applicant shall
provide a four (4) foot wide sidewalk along the westerly curb
line of the existing roadway instead of landscaping as generally
shown on the Staff Study, Exhibit A, subject to the review and
approval of the Public Works Director. [PW]
19. Landscaping shall not obstruct the sight distance of motorists,
pedestrians or bicyclists. Except for trees, landscaping at
drive aisle intersections shall not be taller than thirty (30)
inches above the curb. [PL, PW]
20. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (see Attachment). [PL]
- 4
PAGE
Lighting
21. Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining properties or
Scarlett Court. Lighting used after daylight hours shall be
adequate to provide for security needs (1.5 foot candles). Wall
lighting around the entire perimeter of the buildings shall be
supplied to provide "wash" security lighting. The Applicant
shall provide photometrics and cut sheets subject to the review
and approval of the Planning Director. [PL, B, PO]
Building
22. The new storage buildings shall be constructed at or above the
flood plain level (329 feet), in compliance with the Building
Department requirements. [B]
23. One hour fire resistant walls are required on the ends of
Buildings C, D, E, F, G, H, I, and J, in compliance with the
Building Department requirements. [B, F]
Fire Protection
24. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority (DRFA), including painting
appropriate curbs red and posting "No Parking" signs. [F, PL]
25. All proposed storage buildings must be equipped with a automatic
fire suppression system installed per the National Fire
Protection Association 13 standards. [F, B]
26. All valves, controls, including the automatic fire suppression
system, shall be supervised by an approved central station, in
compliance with DRFA requirements. [F]
27. Additional requirements for interior hose outlets inside of the
proposed buildings may be required according to DRFA
requirements. [F]
28. A Knox override switch shall be installed at the automatic
entrance gate and a Knox Lock at the rear gate in accordance with
DRFA requirements. [F]
29. Minimum aisle widths, as shown on the Site Plan labeled Exhibit
A, shall be maintained free and clear at all times for the
adequate movement of emergency vehicles. [F, PL]
30. Prior to issuance of a building permit, a Fire Impact Fee in the
amount of $600.00 per 2,000 square feet of building area shall be
collected separately for each new building, in accordance with
DRFA requirements. [F, B]
31. Prior to issuance of a building permit, the Applicant shall
supply written confirmation that the requirements of DRFA have
been, or will be met. [F, B, PL]
- 5
PAGE
Water and Sewer Services
32. Prior to issuance of building permits, the Applicant shall
provide written documentation that the requirements of the Dublin
San Ramon Services District have been, or will be, met. [DSR, B,
PL]
Police Security
33. As required by the Dublin Police Department, all security
hardware for the new structures must comply with the City of
Dublin Non -Residential Security Requirements (City Ordinance No.
21-89; see Attachment). Security hardware must be provided for
doors, windows, roof, vents, skylights and roof ladders. [B, PO]
34. The rear access gate shall be locked at all times with a locking
system approved by the Dougherty Regional Fire Authority (see
Condition #28). [PO, F]
35. The Applicant shall work with the Dublin Police Department prior
to submittal of building plans and on an ongoing basis to
establish an effective theft prevention and security program.
[PO]
36. Written documentation that all Police Department requirements
have been complied with shall be submitted to the Planning
Director prior to issuance of building permits. [PL, B]
Debris/Dust/Construction Activity
37. Measures shall be taken to contain all trash, construction
debris, and materials on -site until disposal off -site can be
arranged. The Applicant shall keep adjoining public streets free
and clean of project dirt, mud, and materials during the
construction period. The Applicant shall be responsible for
corrective measures at no expense to the City of Dublin. [B, PW]
38. Areas undergoing grading, and all other construction activities,
shall be watered, or other dust palliative measures used, to
prevent dust, as conditions warrant. [PW, B]
39. The provision of temporary construction fencing shall be made
subject to the review and approval of the Public Works Director
and the Building Official. [PW, B, PL]
Disposal Service
40. All trash receptacles located on -site shall be located within
approved trash enclosures [PL, LDD]
41. The Applicant shall submit a design detail and location of the
trash enclosure area subject to the Planning Director's review
and approval. The design of the trash enclosure(s) shall reflect
dimensional criteria deemed acceptable by the Livermore Dublin
Disposal Service, and shall incorporate use of a 10' x 10'
concrete apron in front to facilitate the District's mechanical
- 6 -
PI\G
pick-up service. If wooden doors are utilized, the doors shall
be trimmed with a heavy metal lip. Raised concrete curbing shall
be provided inside the trash enclosure area to serve as wheel
stops for metal trash bins to protect the interior walls of the
enclosure. Colors and materials of the trash enclosure(s) shall
be architecturally compatible with the main structure subject to
Planning Director review and approval. [PL, LDD, B]
Roadway Dedication/Right-of-Way Abandonment
42. The Property Owner shall dedicate 35.76 feet of right-of-way for
public street west of the Chabot Channel for the future
connection to Dublin Boulevard Extension, as generally depicted
in the Staff Study, Exhibit A, subject to the review and approval
of the Public Works Director. [PW]
On -Site Improvements
43. All damaged on -site existing pavement sections, if any, shall be
repaired or replaced as directed by the Public Works Director.
[PW]
44. The rear entrance gate shall be recessed to allow a one vehicle
que off the existing roadway. [PW, PL]
Public Improvements
45. All improvements within the public right-of-way, including curb,
gutter, sidewalks, driveways, paving and utilities, must be
constructed in accordance with approved standards and/or plans
and may be constructed only after an encroachment permit has been
issued. [PW]
46. The Applicant shall construct a four (4) foot wide sidewalk along
the westerly curb line of the existing roadway and reimburse the
City for the cost of extending curb, gutter and sidewalk to the
project site's northern property line, as generally depicted in
the Staff Study, Exhibit A. [PW]
47. The Developer shall be responsible for correcting deficiencies,
if any, in the existing frontage improvements to the satisfaction
of the Public Works Director. [PW]
48. Any relocation of improvements or public facilities shall be
accomplished at no expense to the City. [PW]
49. The Applicant shall comply with all applicable conditions of the
"Typical Public Works Conditions of Approval for Commercial/
Industrial Site Development Review (see Attachment). [PW]
Lot Merger
50. The Applicant shall submit to the Planning Director a copy of the
recorded easement for the lot merger . [PL]
- 7 -
SAGE _
Miscellaneous
51. Building permits for the proposed improvements shall be secured
and construction commenced within one year after the effective
date of this approval or said approval shall be void. This one
year period may be extended an additional six (6) months after
the expiration date of this approval (Applicant must submit a
written request for the extension prior to the expiration date)
by the Planning Director upon the determination that the
Conditions of Approval remain adequate to assure that the above
stated Findings of Approval will continue to be met. [B, PL]
52. Prior to issuance of building permits, the Applicant shall submit
for review and approval a final site plan (1" = 20') in
conformance with the Conditions of Approval. Said plans shall be
fully dimensioned (including building elevations), accurately
drawn (depicting all existing and proposed conditions at site),
and prepared and signed by a licensed civil engineer, architect
or landscape architect. The site plan, landscape plan and
details shall be consistent with each other. [PL]
53. The 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 approval shall be subject to
citation. [PL]
54. To apply for building permits, the Applicant shall submit six (6)
sets of construction plans to the Building Department for plan
check. Each set of plans shall have attached an annotated copy
of these conditions of approval. The notations shall clearly
indicate how all conditions of approval will be complied with.
Construction plans will not be accepted without the annotated
conditions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non -
City agencies prior to the issuance of building permits. [B, PL]
PASSED, APPROVED AND ADOPTED this 15th day of June, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
8
PAGE
C17
-----------------------------
SEE
--- ----G'_�., ABOVE
\\ \ >,//❑OE=11I
7,JOr
\ FP,
AA4R
A.G1..Io,
co -
sty '
CAW rugs
ullfTANT R CSCRVATION
AI l 11
1(!
CAST BAT
IKG Yall PA"
%/
/ I
1
Iof JUSTICE
CAM. .AIRS
MIl1TiM At SCRWTION
GAY. .j..
\M.S.NAT, ACRONAUTKS
` I SPACE AOM.
COUNTY a ALAu(OA
REDUCE SCALE: 1"• 2000'
pro Jecf Site
U-I-1auk
P/-I.9 --ooq cuP/sD2/U,vr
G a to s ca.- le it Colt
•
1 I IL S.T J988 I[IADD TRACT 5511, 5777,5388,5780 S RM.5133, 5348
I10 IL,S.T.Iost19e6IC14ANOE E3T SID OF CITY LIMIT.
19 IL.S.T IxCLI9e6 1 ADD. TRACT 4415, 5410, 5511
5 IL.S.T 181-4. 9e6I ADD. TRACT 5402, 5131 ,,; 1 .-:
1 ...�
7 IL.3.T.jIBxJ9e6I ADO TRACT 5072,6073,5074 .: � _
• .:I 6 IL.S.SI3..M9851 ADO. TRACT 4930,5180 & P.M. 4060
15 IL.S.T.it=1904I ADO. PAL4006 , TRACT4749, TAT 4950
4 I LST.I1 c448941 ADD.R.M2922,TRACT 4943, 4991 , 4859 8 5003
C3 IL.3 T.Ii4Y.I9641 ADO. TRACT 4929
2 II S 11A....N,.. 1 .r... .--- - _
-----------------------------------
Loc-I-170,0 I'r) A-
OF DUBLIN
AS"E MAP:
SCALE fEn
JUL
MiTARED ■Y / =
4
U-HAUL OF THE EAST BAY
6265 SCARLETT COURT DUBLIN, CALIFORNIA
U-Haul of the East Bay has been located on this site and serving
the City of Dublin for over ten years. This parcel was originally
located in the county and the first construction at the site took
place under their authority and direction. Later this site was
annexed by the City of Dublin and came under there control. The
construction and improvements done to the site were not all done at
one time, but were done in phases over several years as the need
and demand for there services grew along with the City of Dublin.
The most recent expansion on this site was done under the City of
Dublin's authority in 1986 through the Conditional Use Permit /Site
Development process. In October of 1986 the Planning Commission
approved a proposed 25,200 square foot vehicle maintenance / light
industrial facility with exterior storage and display of rental
equipment and an 800 square foot vehicle wash canopy facility. This
approval has recently expired and we are at this time again seeking
a renewal of our Conditional Use Permit and Site Development review
for a proposed expansion of our facilities due to the continued and
growing need of the residents of the City of Dublin.
At present U-haul of the East Bay has two adjacent parcels, One
6265 Scarlett Court (A.P.N. 941-0550-037) that presently has six
building located on it (One office building, One hitch and service
building and four storage building) and is the parcel that has the
Conditional Use Permit on it and under went the expansion in 1986.
The second parcel is non-situs (A.P.N. 941-0550-038) and located
immediately to the rear or north of 6265 Scarlett Court and is
accessed by the existing easement and roadway on both of the
parcels eastern property line. This second site is used for long
term RV storage (Motor homes, boats etc.) and does not have any
structures of any kind presently located on it.
We are at this time proposing to join the two parcels into one
parcel (through the lot merger process) and construct four new
storage building totaling 25,200 square feet and removing one
existing storage building totaling 2,500 square feet. This process
will also reduce the area left over for RV storage reducing our RV
capacity to approximately 34 units (A 60% reduction). The overall
effect of this being that U-haul of the East Bay would merge two
lots into one, expand interior storage capacity from 49,250 square
feet to 70,995 though the addition of four new storage building,
and reduce the RV capacity to approximately 34 vehicles while
continuing to provide the same services that they have been
providing at this site for the past ten years.
RECEIVEri
FEB 21 1992 t
PAGE 1
5c��tt—
DUBLIN PLANNING
AttachmenLQ
PAGE � o
U-HAUL STATEMENT CONT.
This proposed expansion will allow U-haul to more fully serve the
needs of the City of Dublin and it's growing population. The
combining of the lots and this expansion will also more than likely
be the last expansion or change on this site for the foreseeable
future due to the amount of coverage versus site size.
As mentioned before U-haul will be continuing to provide the same
services only in more quantity as in the past. A summary of these
services would include but not be limited to the list below
1) Short term rental of various U-haul trucks and trailers, and
related items such as dollies and moving boxes for the " do it
yourself household mover".
2) Short term rental of miscellaneous equipment:
A. Lawn and garden mowers, tillers, etc.
B. Floor and carpet cleaners, steamers, and vacuums.
C. Concrete mixers, jackhammers, etc.
D. And other misc. small equipment.
3) Month to month rental of Self Storage units of various
sizes (471 existing units-210 proposed units, 681 total
proposed self storage units).
4) Retail sales of boxes and moving supplies.
5) Retail sales and installation of trailer hitches and related
towing accessories.
6) Minor repairs and maintenance of U-haul rental equipment as
necessary.
7) Retail sales and filling of LP gas (Propane) cylinders
8) The short term storage of recreational vehicles such as
boat and motor homes.
9) The storage and display of all the above mentioned equipment
and supplies.
This business is run seven days a week from the hours of 7:30 a.m.
to 6 p.m. monday through saturday and 9 a.m. to 6 p.m.
RECEIVED
)--FEB
c�a1
DUBLIN PLANNING
-oo 1
PAGE 2
6. DESCRIPTION OF PROJECT:
At present we have a 176,967 s.f. Site with seven existing building
one Office building, one Hitch and Service building and five Self
Storage buildings. These existing buildings total 53,470 s.f. and
are all single story buildings. The site is zoned M-1 and is used
exclusively as such.
We are at this time proposing to combine this site with the one
immediately to the rear or north of us. The northern site is
82,008 s.f. an is currently used as a RV storage area and is
90% paved with no existing building. After combining the sites
and creating one site of 258,935 s.f. we propose to remove one
storage building (2,500 s.f.) and build four more storage buildings
on the site bringing our total building area to 76,170 s.f. and
greatly reducing our RV storage capacity.
The land is already at the proper grade and we propose to keep the
current building configuration per say, with the real difference
being that we are replacing RV storage area with Self Storage area.
The construction methods used would be the same as used previously
and the time frame from inception to to completion being approximately
four months.
With this new expansion U-Haul of the East Bay will be able to more
fully serve Dublin's Self Storage needs now and in the future for
many years to come.
RECEIVED
FEB 21 1992
& - S c6-1^ (e jt-
DUBIIN PLANNING.
PARKING VARIANCE CONT.
At present there are eight existing parking spaces for customers
and employees. This is not enough parking for this site and this
use. After calculating the square footage of existing and proposed
office space and the number of employees and building requirements
we have arrived at a need of 16 total parking spaces, this total
excludes all storage space square footage. The reason for this is
we do not feel that there is any need for extra parking to solely
serve the storage space area. U-haul has had Self Storage units at
this site for the past ten years and has been in the business of
Self Storage for the past 50 years and in that time we have learned
more about this particular business than we feel anyone else in the
world. We have been pioneers in the field of " Self Storage and Do
It Your Self Moving " for many years and hope to continue to lead
in this service and business for years to come.
In that time we have learned that it is not necessary or practical
to provide separate parking for Self Storage. It is necessary to
pull-up and park as close as possible to your storage unit or units
to load or unload your items into or out of the Self Storage Units.
For example would you want to carry a couch 250 feet from your
parking space to your Self Storage unit? No of course not and it
would be silly if you did. If that was the way we ran our business
we would have to change our name to Self hernia! The way all Self
Storage Units work is very similar, The customer parks in the
driveway aisles to_ load and unload items into or out of their
Units.
At present on this site we have 471 Self Storage Units in four
buildings and this is way we have been operating. We are proposing
to add 210 new Self Storage Units for a grand Total of 681 Self
Storage Units. A person who was unaware of basic Self Storage
principles and facts could easily say aren't all those people going
to be getting in each others way? No and I will show you why.
First some basic information, U-haul of the East Bay is open from
7:30 a.m. to 6 p.m. Monday through Saturday and 9 a.m. to 5 p.m.
on Sundays for a total of 71 hours that they are open for business
per week. During a typical week (A typical week was derived from
over one year of logs, A person must sign in to gain access to
there Self Storage Unit) 62 people visit their Self Storage Units.
This works out to less than one visit per hour. Now if you
extrapolate these figures to include the proposed units you come
out with a basic equation as shown below
RECEIVED
FEB 21 1992
Soc.r(zt
DUBLIN PLANNING,
l-(- -009
PAGE 2
PArE
PARKING VARIANCE CONT.
62 People per week versus 471 Self Storage Units equals 0.87
visits per hour
Now if we divide 681 by 471 we arrive at a figure of 1.4458
meaning that 681 is 1.4458 times larger than 471
Now if we multiply 62 visits per week by 1.4458 we get the
estimated visits per week that 681 Self Storage Units
would receive per week. 1.4458 X 62 = 89.63 visits per week
for 681 Self Storage Units
Now we have just over one visit per hour that U-haul is open for
business so there are not going to be any crowds fighting over
space in the aisle and there is clearly little if any need for
additional parking as provided in the zoning ordinance.
RECEIVED
FEB211992
62�5 6-r tQ,i C
DUBLIN PLANNING.
SET -BACK VARIANCE CONT.
The four existing storage buildings are located five feet from each
side property line as shown on the attached site plan and we are
proposing to locate the four proposed storage buildings five feet
from the side property lines also. It is are understanding that
this set -back is smaller than is normally allowed for this type of
building in this zoning district. That being said we are asking the
City of Dublin Planning Department to allow a set -back variance to
allow us to locate the proposed buildings five feet from each side
property line as shown on the attached site plan.
As mentioned before the existing buildings are presently located
five feet from the side property lines on this site so it seems
reasonable that City of Dublin Planning department and City council
thought that this set -back was appropriate for this type of
building in this zoning district (M-1) in 1986 when they approved
the expansion of these facilities and there uses. These type of
buildings, Butler Storage buildings can only be reduced or expanded
in five foot intervals (i.e. 25',30',35' etc.) so if we were to
have a ten foot side set -back fore -instance we would permanently
lose 1,400 square feet of Self Storage space for the consumer in
Dublin
and still have the same relative cost per square foot of storage to
build. Were as if we are able to build that 1,400 square feet of
storage space our cost per square foot is lower so intern we are
able to charge less for storage space to the residents of the City
of Dublin because our business is quite simply cost plus overhead.
The lower the cost the lower our fee, and intern the HIGHER the
cost the higher our fees have to be to cover these cost as in any
business.
On the west property line our site is bordered completely by the
existing RV Sales and Service Center (They sell new and used motor
homes and service the same) and this is shown on our Photographic
Key Map in pictures 3,5,6,9,11,12 and 15. It is shown most
graphically in picture 15 which shows a portion of the adjoining
uses zero lot line building, What sense does it make to have a ten
foot set -back versus a five foot set -back adjacent to a zero lot
line building? (i . e. If a tree falls in the forest and no one hears
it does it really make any sound?). So it certainly seems
reasonable to have a five foot set -back on the west property line
adjacent to the RV Sales Center for the only ones that will be able
to see it will be various birds and when it passes the zero lot
line building select employees of the RV Sales Center and no one
else.
RECEIVED
FEB 21 1992
Sc
DUBLIN PLANNING
PAGE 2
SET -BACK VARIANCE CONT.
On the eastern property line is the existing paved roadway as shown
on the attached site plan that is to be dedicated to the City of
Dublin. This road way is only 32.76 feet wide and will never be any
wider due to the existing drainage channel to the east of it and
the existing U-haul storage buildings to the west of it as shown on
the site plan. This is NOT a main arterial roadway are even a
secondary arterial roadway and NEVER will be. That being said who
will use this roadway? predominately it will be used by U-haul
customers and people accessing the parcel to the rear of our site.
At some future date the roadway is supposed to extend through to
the adjoining street, But even then it will be nothing more than a
connecting alley. So again does it really make any difference if
the proposed buildings are set -back five feet instead of ten feet?
The set -back area will be fully landscaped as shown on the attached
landscape plan. This landscaping will in a very short time
completely obscure the view of the storage buildings so to the
passer-by it would be difficult to tell weather the buildings were
set -back five feet are ten feet.
In closing I would add that it is our opinion that it is much
easier and convenient for our purposes to situate the buildings as
shown on the proposed site plan and I think we have demonstrated
that this arrangement not only would more fully serve the people of
Dublin, but have little impact upon anyone else in the City of
Dublin or the immediate surrounding area.
RECEIVED
FEB 2 .192,
S c o_ Y-
DUBLIN PLANNING
PAGE 3
U-HAUL
U-HAUL OF THE EAST BAY
44511 GRIMMER BOULEVARD • FREMONT, CALIFORNIA 94538-6309 • PHONE: (415) 656-6200
April 24, 1992
Carol R. Cirelli, Associate Planner
City of Dublin, Planning Department
100 Civic Plaza
Dublin, California 94568
Dear Ms. Cirelli:
RE: Voluntary Contribution
6265 Scarlett Ct., Dublin
As part of the U-Haul project, U-Haul agrees to voluntarily contri-
bute $6,480.00 to mitigate traffic impacts associated with the
project at the Dublin property.
U-Haul agrees that payment shall be made prior to issuance of
a building permit.
rely,
Steve Langfc d,
Asst. To The President
SL:nw
RECEIVED
APR 27 19t
(02.65 se-`,C,+.
DUBLIN PLANNING.
eA q12 -069