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Home My WebLink About8.1 PH PLPA 2011-00018, Sky River RV CUP1 19 =717,82 DATE: TO: June 14, 2011 Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2011-00018, Sky River RV Conditional Use Permit and Parking Exception Prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit to use an existing 99,427 square foot warehouse tenant space at 6700 Golden Gate Drive for recreational vehicle (RV) sales, rental, and storage. The Applicant is also requesting approval of a Parking Exception to reduce the required parking by ten percent due to unusual design circumstances. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit for recreational vehicle (RV) sales, rental, and storage and approval of a Parking Exception for Sky River RV at 6700 Golden Gate Drive. Submitted By Principal Planner evi ed By Planning Manager COPIES TO: Applicant File Page 1 of 6 STAFF REPORT PLANNING COMMISSION ITEM NO.: U • L G: IPA912011TLPA-2011-00018 Sky River RV CUPTC 06 14.20111PCSR Sky River RV CUP.doc DESCRIPTION: The project site is located at 6700 Golden Gate Drive. The project site has a General Plan Land Use designation of Downtown Dublin - Transit-Oriented District and is located within the Downtown Dublin Specific Plan Area. The site is zoned Downtown Dublin Zoning District. The Applicant, Scott Project Site !i, Thorpe with Sky River 6700 Golden RV, is proposing to use Gate Drive an existing 99,427 square foot warehouse West Dublin tenant space for BART-stat recreational vehicle (RV) sales, rental, and to provide space for the storage of personal RV's. The Zoning Ordinance classifies this use type as "AutomobileNehicle Sales and Service". This use type is conditionally permitted in the Downtown Dublin Zoning District. The Applicant is requesting approval of a Conditional Use Permit to operate an AutomotiveNehicle Sales and Service establishment and is also requesting approval of a Parking Exception to reduce the required parking by ten percent due to unusual design circumstances, which is described in greater detail below. ANALYSIS: Recreational Vehicle Sales Rental, and Storage Sky River RV is proposing to occupy a 99,427 square foot tenant space within a 225,358 square foot building at 6700 Golden Gate Drive. The building has three suites; two of which are occupied by Coast Building Products (a total of 125,931 square feet), and the third suite would be occupied by Sky River RV. The Site Plan is included as Exhibit A to Attachment 1 of this Staff Report. The 99,427 square foot suite contains 5,001 square feet of office, 1,609 square feet of RV accessory storage, and the remainder would be utilized for the storage and display of recreational vehicles (RVs). There is 13,828 square feet of interior space that is on a second floor mezzanine that is not needed by the Applicant and will not be utilized per Conditions of Approval Nos. 11 and 23 in Attachment 1 to this Staff Report. The Floor Plan is included as Exhibit B to Attachment 1 of this Staff Report. 2 of 6 Figure 1: 6700 Golden Gate Drive The Applicant is not proposing to service RVs at the site. Only minor repairs will take place that are limited to fixing interior components of the RV (e.g. cabinets, interior appliances, windows, vents, furniture), as required by Condition of Approval No. 12. Other Conditions of Approval have been placed on the project to ensure that all uses are conducted indoors, that the site parking field is improved prior to occupancy, and to ensure that the use complies with City codes, ordinances, and standards. Request for a Parking Exception The City of Dublin regulates parking requirements by use type in accordance with Chapter 8.76 of the Zoning Ordinance (Off Street Parking and Loading). There are a total of 254 parking spaces that are required for the combination of uses at 6700 Golden Gate Drive, as demonstrated in Table 1 below: Table 1 Tenant/ Use Type Square Footage Parking Req'd Sky River RV - office (1 per 250 SF) 5,001 20 Sky River RV - stora a/displa /warehouse (1 per 1,000 SF) 80,598 81 Sky River RV - unused storage space 13,828 0 Sky River RV - Total Parking Required 101 Coast Building Supply -office 1 per 250 SF 8,978 36 Coast Building Supply - display/warehouse ( 1 per 1,000 SF) 116,953 117 Coast Building Supply - Total Parking Required 153 Total Site Parking Required 254 The site at 6700 Golden Gate Drive is adjacent to the future 309-unit Essex condominium/apartment project and the newly-opened West Dublin/Pleasanton BART Station. It is also the subject site for a future mixed use project that includes a 308-unit residential building and 150,000 square feet of office uses. As part of these two projects, and as envisioned in the Downtown Traffic Improvement Fund program, St. Patrick Way will be extended from Golden Gate Drive through to Regional Street. The first portion of the extension of St. Patrick Way will take place when the Essex project is completed. A portion of the parcel at 6700 Golden Gate Drive will be acquired for the purposes of constructing the street, as illustrated below. The extension of St. Patrick Way will result in the loss of existing parking spaces on the project site. ?- -_ ---------------------- Project Site 6700 Golden Gate Drive SUITE A 69,036 S.F. Future Essex Project Site ----- ST. PATRICK WAY Ib w 0 W F_ a c? z W 0 J O Portion of the parcel to be used for the St. Patrick Way extension 3 of 6 Currently there are 266 parking spaces available for the project site, which exceeds the parking requirement of 254 spaces (See Table 2 below). However, it is anticipated that 36 parking spaces will be eliminated to accommodate the extension of St. Patrick Way. The future elimination of these spaces will result in a shortage of 24 spaces, which is ten percent less than the amount required by the Zoning Ordinance. Table 2 Parkin Required 254 spaces Permanent Parkin Provided 230 spaces Deficiency 24 spaces (10% of the total) Section 8.76.050.D of the Dublin Zoning Ordinance (Off-Street Parking and Loading Chapter) allows the Director of Community Development to grant a Parking Exception of up to 10% of the required parking spaces when necessary due to unusual design situations. The Public Works Department Staff reviewed the proposal and determined that 230 spaces would be an adequate amount of parking to support existing and proposed uses. Due to this unusual design situation and due to the determination of adequate parking, Staff is supportive of a Parking Exception for ten percent of the required parking spaces (24 spaces). Although the Community Development Director is the decision-making authority for Parking Exception requests, the Director elected to refer the request to the Planning Commission so that the decision on the Conditional Use Permit and the Parking Exception could be made concurrently. ENVIRONMENTAL REVIEW: The California Environmental Quality Act (CEQA), together with the State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts and when applicable, environmental documents prepared. Staff is recommending that the Planning Commission find this project exempt from CEQA pursuant to Section 15301 (Existing Facilities). CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: Project is consistent with the Downtown Dublin - Transit-Oriented District General Plan land use designation for the site and is also consistent with the Downtown Dublin Specific Plan which designates "Auto (Vehicle) Sales/Service" as a conditionally permitted use. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and Dublin San Ramon Services District have reviewed the project and, where appropriate, have provided Conditions of Approval to ensure that the project is established in compliance with all local ordinances and regulations. Conditions of Approval from these departments and agencies have been included in the attached Resolution (Attachment 1). NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. A copy of this Staff Report was also forwarded to the Applicant and the property owner. 4 of 6 ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for recreational vehicle (RV) sales, rental, and storage and approval of a Parking Exception for Sky River RV, with the Site Plan included as Exhibit A and the Floor Plan included as Exhibit B. 5 of 6 GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSORS PARCEL NUMBER: GENERAL PLAN LAND USE DESIGNATION SPECIFIC PLAN LAND USE DESIGNATION: SURROUNDING USES: Scott Thorpe, Sky River RV, 5187 Southfront Road, Livermore, CA 94550 AMB Property Corporation, Daniel Anderson, Pier 1, Bay 1, San Francisco, CA 94111 6700 Golden Gate Drive APN 941-1500-047-04 Downtown Dublin/Transit-Oriented District Downtown Dublin Specific Plan CURRENT USE OF LOCATION ZONING GENERAL PLAN LAND USE PROPERTY North DDZD Downtown Dublin/Transit- Retail Shopping Center Oriented District South DDZD n/a Interstate 580 West DDZD Downtown Dublin/Transit- Restaurant, Office Buildings Oriented District East DDZD Downtown Dublin/Transit- Vacant Oriented District 6 of 6