HomeMy WebLinkAbout88-053 Transamerican Bldg-Parking VAR/SDR
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: July 27, 1988 - 10:30 a.m.
TO:
FROM:
Zoning Administrator
Planning Staf~.
PA 88-053 Transamerica Building - Parking
Variance and Site Development Review Request,
6850 Regional Street
SUBJECT:
GENERAL INFORMATION:
PROJECT:
Variance request to allow a reduction of on-site
parking to allow shared parking of 35 stalls.
Site Development Review to modify the street
frontage landscaping and minor building elements
including the addition of signs.
PROPERTY OWNER/APPLICANT:
Roger Chinn, Architect
1485 Bayshore Boulevard
San Francisco, CA 94124
Robert R. Bacci, Trustee
5844 Geary Boulevard
San Francisco, CA 94121
PROPERTY AND
ZONING:
6850 Regional Street
Zoning: C-l Retail Business District
APN: 941-1500-24
SURROUNDING LAND USE
AND ZONING:
North:
South:
East:
West:
C-l Retail (Crown Books)
C-l Dublin Bowl
C-l Retail (Bedroom)
C-l Retail/Offices (Furnishings 2000 -
Regional Plaza Offices)
APPLICABLE REGULATIONS:
Section 8.63.l9a) of the Zoning Ordinance establishes minimum criteria for
parking. The criteria establishes specific number of spaces required for the
retail furniture and offices based on the floor area of the business building
they occupy.
Section 8.63.14 establishes the criteria and requirements for joint use of
parking spaces.
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topo-
graphy, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in
the vicinity under the identical zoning classification.
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.
c) That the granting of the application will not be detrimental to
persons or property in the neighborhood or to the public welfare.
COPIES TO: Applicant/Owner
File PA 87-140
Section 8-93.1 - .4 establishes the procedures, required action and effective
date for granting or denying a Variance, and indicates the granting of a
Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW:
Categorically Exempt, Class 1, Section 15101 and
Class ll(a), Section 15101 - Minor alteration of
an existing private structure involving
negligible expansion of use beyond that
previously existing (commercial offices); and
placement of on-premise signs.
NOTIFICATION:
The Herald,
buildings.
Public Notice of the July 27, 1988, hearing was published in
mailed to adjacent property owners, and posted in public
ANALYSIS:
The major issue here is that of the shared parking. The bulk of the bowling
alley needs for parking occurs on weekends and evenings, at which time the
offices would not be expected to need parking. Although the building would
have a retail furniture store, this would not generate parking needs which
would conflict with the bowling alley or office needs.
The requirement for joint parking applicable to other zoning districts is
based on all the spaces required for one use plus half the spaces required for
the other use, figured to get the maximum number, in this case 163 spaces.
Thus the proposed joint use of the parking area should not create a problem.
The proposal would allow the Transamerica Building to use 32 spaces currently
under utilized on the adjacent Dublin Bowl property. Leasing these 32 spaces
would leave 138 parking spaces for Dublin Bowl. Required parking for Dublin
Bowl is 133 spaces. A surplus of 5 spaces would still exist and Staff
recommends that at least 3 more spaces be utilized by the Transamerica
Building to eliminate the Applicant's proposal to put in 3 additional spaces
near the driveway onto Regional Street.
Based on this, the site areas would need a total of 163 spaces. The sites
currently have 232 (206 spaces at Dublin Bowl and 26 spaces at the
Transamerica Building).
Prior to granting a Variance, three affirmative findings of fact must be made.
Staff's response to the mandatory findings are as follows:
FINDING A:
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 property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space whihc would warrant
granting a Parking Variance, in that the existing parking area which is
proposed to be shared is under utilized during the time the Applicant's
business would need parking.
FINDING B
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.
-2-
STAFF RESPONSE:
The granting of this Parking Variance would not constitute a special
privilege or set a precedent for similar, future variance requests as
the Downtown Specific (page 22) policy identifies allowing consideration
of reduced parking requirements or shared parking. Such considerations
are reviewed on a case by case basis, therefore, would not set precedent
as each request is evaluated on its own merit.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Parking Variance would not be detrimental to
persons or property in that establishing the proposed joint parking use
would not create parking or circulation problems in that the parking to
be shared would be leased by this project from the adjoining property
owner and are located contiguous to the driveway serving both
properties.
Staff recommends approval of the Applicant's Parking Variance request
involving a shared parking of 35 spaces in that an affirmative response to all
three findings of fact can be made.
RECOMMENDATION:
FORMAT:
ACTION:
ATTACHMENTS:
1)
2)
3)
4)
5)
Open public hearing and hear Staff presentation.
Take testimony from Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Consider and act on a Draft Resolution which approves the
Variance request, or give Staff and Applicant direction and
continue the matter.
Staff recommends the Zoning Administrator adopt attached
Resolution, which approves the Variance request involving joint
parking proposed for Transamerica Building.
Exhibit A - Draft Resolution approving Variance submitted under
PA 88-053 Transamerica Building
Background Attachments:
Attachment 1:
Attachment 2:
Attachment 3:
Attachment 4:
Attachment 5:
Attachment 6:
Attachment 7:
Zoning Map
Applicant's Written Statement, dated received May 20, 1988
Commercial Security Requirements
Landscape Maintenance Agreement
Letter dated July 1, 1988 from Alameda County Department of
Environmental Health, Hazardous Materials Division
Site Plan and Elevations
Parking Agreement
-3-