HomeMy WebLinkAboutPre-Hearing Staff Analysis PA82-016 U-Haul
PRE-HEARING STAFF ANALYSIS
TO:
FROM:
SUBJECT:
Zone Administratio.n Hearing
Planning Director_,
PA82-016 U-Hau1
GENERAL INFORMATION
Subject: Variance PA82-011 U~Hau1
Applicant: Frank Oley " '
Property OWner: U-Hau1 ,~~ -
44511 Grimmer Boulevard
Fremont, CA '94538
Project: Location: 6265 Scarlett Court
Dublin, CA 94568
APN 941-550-37
Zoning: M-1 Light Industrial
EIR Status: Categorically Ex~pt - -Class 5
Applicable Regulations:]
Zoning Ordinance Section 8-51.6 states that sideyards in M-1 Light Industrial zones shall
not be less than 10 feet in width.
Zoning Ordinance Section 8-51.7 establishes a 45 foot height limit in a M-l zone.
Section 8-93.0 permits a variance _to be granted to allow a reduction in a required setback
provided that the following findings can be made in the affirmative: 1) that there are
special circumstances inc1udinS'size; shape topography, location or surroundings, applicable
to the property \'lhich deprive -~heproperty _of privileges enjoyed by other property in the
vicinity under the identical zoning classification. 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 :andzone. 3) that the granting of the application will not
be detrimental to persons or ~roperty in the neighborhood or to the public welfare.
Background:
The Alameda County Zoning Administrator approved a variance to reduce the subject sideyard
from 10 feet to 5 feet on June 20, 1,979 (Resolution No. 2-3791 for Variance 7945).
On July 27, 1982 the applicant was notified by the Alameda County Building Department that
a newly poured 160 foot long (8,000 sq ft) concrete building foundation encroached into a
required side yard by approximately one foot. A one story metal building has subsequently
been erected on the foundation.
ANALYSIS
The M-1 Light Industrial zone in which the U-Haul use is located, contains several storage,
PRE-HEARING STAFF ANALYSIS
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warehouse and industrial/commercial structures. Several of these have been in existence
for a number of years. The zo~f~g _setback standards for the area have changed over time
such that no typical sideyard set back is apparent. New construction, however, is being
looked at with an intent to improve the general appearance of the area. Perimeter land-
scaping, for example, is bein~ .1:rista11ed to make projects look better.
Thus, historic precedent and current practice are not in total agreement. U-Hau1 has
attempted to maintain a neat and orderly operation. It has some street side landscaping
and a minimum tree buffer along the -re~rprop~rty line. The setback in question has been
covered by a concrete drainage swale. This area is elevated and is adjacent to a
neighboring parking lot. The "newly ~constructed U-Hau1 building is only one story high,
and does not have a very promf~e~tappearance.
Findings:
The newly constructed storage building is setback from the stated property line a distance
(4' 0") which appears consistent with those on adjacent property. Part of the property
to the west currently has a large warehouse building located directly on the adjoining
property line. The new construction is also of a minimum height (one story) while zoning
permits a building to be up to' ~45Ihigh.
Therefore: 1. There are conditions on and off the U-Hau1 site that demonstrate that this
project wi 11 not begi ven any pri vil eges whi ch are not now enjoyed by
others.
2. There are special circumstances. namely the inadvertent locating and pauring
of the foundation l~ foot into a required sideyard which would be extremely
difficult to remedy, and, if remedied, would not markedly improve the site
conditions. ~ "
3. The building, -as located, will not be detrimental to persons or property
in the neighborhood or to the public welfare.
PRE-HEARING RECOMMENDATIONS
Approve the variance request subj"~~1;. to ,1:he following cOnditions:
1. The applicant shall provi de. theCi ty of Dublin wi th a new survey, signed by a 1 i censed
surveyor, which shows the "as built" conditions. This survey shall be received by the
City within the next two months: ~ Up'on a determination that this information is accurate,
this condition shall be d~emedc~mpliedwith.
2. S'tfu~i.B 8.~eopllnsbp.tolal"r8~8,'teUefoece'telufore construction. No future construc-
tion will be permitted in the previously approved 51 O~ setback area. Landscaping may
be be required in setback are~s when associated with new construction.
3. The 4' 0" sideyard area shall be maintained and kept free of debris. No equipment or
materials shall be stored in this sideyard.
Attachments: Resolution Z-3790
Resolution Z-3791
Grading & Drainage Plan 19-18-79 .