HomeMy WebLinkAboutPre-Hearing Staff Analysis PA82-022 Shamrock Ford CUP
II /,"0
PRE-HEARING STAFF ANALYSIS
FROM:
Planning Director
SBBBBEcr:
PA 82-022 Shamro~k Ford Auto Sales Conditional Use Permit
~NERAL INFORMATION
Project: To allow the continued use of a trailer as a temporary office
associated with a used c~r ~ot.
Applicant: R.T. Robgins for Shamoock Ford
Property OWner: James Woulfe
Property Location: 7499 Dublin Blvd.
APN 941-30~5'-'lO .
Applicable Ordinances:
Section 8-49.2 of the Zonin~ pr~~nance allows Auto Sales in C-2 zones
as eonditional Uses.
Section 8-94.0 states tha~ ~o~d~tional uses must be analyzed to deter-
mine: l) whether or not th.e use is re.quired by the public need; 2) whether
or not the use will be properly r.iated to other land uses, trans~orta-
tion and service facilities in the-vic1nity; 3) whether or not the use
will materially affect the health or se4etp of persons residing or
working in the vicinity; ~nd. 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 8-94.4 states the app~ovel of a Conditional Use Permit may be
valid only for a spemmfeed term, and may be made contingent upon the
acceptance and observance .of spemmfied conditions, including but not
limined to the fol&owing matters:
(1)
3)
Substantial conformity to approved plans and drawings;
Limitations on time of day ~or the conduct of specified activities;
Time period within which th~ app~oval shall be exercised and the
proposed use brought into existence, failing which the approval shall
lapse and be void; .
Guarantees as to comp~nce with the terms of the approval, including
the posting of bond; .
Compliance with requirements or other departments of the County
Goverrunent.
a)
b)
c)
Background;
Conditional Use permits for a t~porary used car sales office have been
Page 2
issued for the last 3 years. Each permit was for 1 year and required
the construction of a permanent sales office. (C-3593, C-3792, C-4048).
The most recent application was initially denied by the Alameda County
Zoning Administrator. However, his decision was reverwed, on appeal,
by the Board of Supervisors. That permit expires mn December 3, 1982.
Shamo~ck Ford received, approval for a Site Reivew Modifi8ation (S-474)
on Novemeer 3, 1980, to allow for an expansion of the new car outdoor
display area. Part of that approval included modification of landscaping.
Revised landscape plans were approved by the Alameda County Planning
Department on August 7, 1981. This landscaping has not been installed.
The existing trailer and car let are well maintained.
The trailer is located to the rear of the lot, is neutral in color and
contains no exterior promotional or advertising materials, other than
a used car sign mounted on the side of the trailer.
ANALYSIS:
The trailer has been in use fo.r. 3 years. Previous approvals required
that a bml1ding permit be 9btained within 11 months of the date of
issuance of the respective Conditional Use Permit. Each year the
applicant has stated that ~conomic conditions make it unfeasible to
comply with such a donditi9n. Mar~et conditions have not changed. It
is the intent of the Zoning Ord~nance to assure that development occurs
that is permanent and substa~tial ~~ appearance. Prior approvals have
required tree plantings to off~Bet loss of landscaped area. There are
exeanuating circumstances that warrant a permitted short-term continuance
of the trailer. Compliance with. previous approvals however can not be
set aside. .
Findings:
1) The temporary trailer is serving a short-term public need.
2) The tempp~aaJ trailer is adequately sited and related to adjacent
land uses.
3) The temporary trailer will ~ot detrimentally affect the health or
safety of people working in vicinity to it.
4) As conditioned below, the temporary trailer will be consistent
with the intent of the Zoning Ordinance.
PRE-HEARING RECOMMENDATION:
Approve the continued Bse of the temporary trailer Qor 1 year subject
to the following conditions:
1)
Plans for a permanent office shall be approved by the Dublin Planning
Department as to siting, lands2aping, architecture and signing and
by the Alameda County Bui~ding Department as to construction code
compliance within the next eleven (11) months.
Page 3
2) The landscaping shown on pl~ns prepared by Carducci/Herman Associates
dated 6/12/81, and as approved by the Alameda County Planning
Department on 8/7181, ~h~ll be installed as per those plans within
120 days.
This approval shall remain revooable for cause in accordance with
Section 8-90.3 of the Zon~ng Or~inance.