Loading...
HomeMy WebLinkAboutPre-Hearing Analysis 12/3/75 FILE COE~'ANALYSIS - DECEMBER 3. AMADOR VALLEY PROPERTIES - C-3042, 1975 V-6863 Application for CONDITIONAL USE PERMIT to permit operation of a nursery with exterior display of plant materials and a concurrent VARIANCE to permit exterior display of landscaping materials and gardening supplies where only interior display is otherwise allowed in a C-l (Retail Business) District, located at Regional Street, west side, 220' south of the intersection with Amador Valley Boulevard, Dublin. Assessor No.: 941-305-5 PERTINENT FACTS: Size of Parcel: 2.77 acres. Physical Features: A relatively level, vacant parcel, with 207' frontage on Regional Street and an average lot depth of 509'. Adjacent Area: Abutting north and south are vacant parcels, south beY9nd Grand Auto at the corner of Dublin Boulevard is a store, to the east is a shopping center, and west an ice rink, vacant land and a garden center. General Plan Designation: Commercial. Environmental Impact: Vicinity is zoned and planned for commercial uses, and existing commercial thoroughfare adequate. PLANNING CONSIDERATIONS: Proposed development would consist of a one-story garden center sales building to be located at the center of the site setback 240' from Regional Street. Front half of site would be utilized for parking, providing for 92 spaces and occupying 43% of the site area. Required parking for retail building only (based on gross building area of 8,640 sq. ft. as shown) would be 37.6 spaces, based on 20 for the first 6,000 sq. ft. and one for every 150 sq. ft. additional. However, if remainder of open plant and retail sales area were enclosed sales area would generate an additional 152 spaces. Retail Building would occupy only 7+% of the site area, and remaining 50% of site, to rear (west) and sides of building, would be open, fenced sales area for plant material and related garden supplies, including gravel, quarry store and bank. Plant material, along rear portion of site would occupy 0.73 acres, or 26% of the site area, or approximately 54% of the total open (out- door) sales areas. Open sales and nursery area would be behind a solid stone wall extending across the site from the front of the building. For a nursery, proposed site development has extensive paving, including over 60% of the sq. ft. of the plant area; for a total site coverage of paving, excluding building of over 80%. Roads Division recommends that a 4' minimum fence be installed along the no access right-of-way on San Ramon Road. A.. slatted 8' high chain link fence is indicated. A geological report for this site has been reviewed by Building Inspection, and determined to meet the provisions of the Alquist-Priolo Act. A soils investigation report would be required prior to issuance of Building Permit for any commercial structures on the site. FINDINGS REQUIRED FOR VARIANCE: Are there special circumstances applicable to the property which deprive the property of privileges enjoyed by other property in the vicinity under the identical zoning classification? Only special circumstances present are constituted by the use of the parcel. Will the granting of the application constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity ana zone? Questionable. 46% of outdoor sales area would not be plant material however, other similar uses in vicinity and zone conduct similar operations. PRE-HEARING ANALYSIS - DECEMBER 3, 1975 AMADOR VALLEY PROPERTIES - C-3042, V-6863 PAGE 2 Will the use be detrimental to persons or property in the neighborhood or to the public welfare? No, not as long as all sales area is enclosed with solid fencing (as indicated). FINDINGS REQUIRED FOR CONDITIONAL USE PERMIT: Is the use required by the public need? Questionable. There are four stores within a 1 to 2 block area that sell nursery plants and/or garden-household supplies. Will the use be properly related to other land uses and transportation and service facilities in the vicinity? Yes. Store would be within an existing commercial area, adjacent to major commercial thoroughfares. Will the use, if permitted, under all the circumstances and conditions of this particular case, materially affect adversely 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? No, not as proposed. Will the use be contrary to the specific intent clauses or performance standards established for the District in which it is to be 10cate~? Questionable. PRE-HEARING RECOMMENDATION: Approval, (except signing which is being evaluated under concurrent Site Development Review, subject to recommendations of referral agencies, and approval of landscape plan prior to issuance of building permit.