HomeMy WebLinkAboutItem 8.2 ArlenNess GPA Study (2)
ITY C-LERK
FI LE # D[?l][gJ[Q]-~[Q]
CITY OF DUBLIN
AGENDA STATEMENT
CITY COUNCil MEETING DATE: August 22, 1995
SUBJECT:
REPORT PREPARED BY:
Arlen Ness General Plan Amendment Study
Request
~ennis Carrington, Senior Planner
EXHIBITS ATTACHED:
Exhibit A:
Exhibit B:
Exhibit C:
General Plan/Location Map
Written Statement
Conceptual Site Plan
RECOMMENDATION: ~ Approve Arlen Ness Request for a General
Plan Amendment Study.
FINANCIAL STATEMENT:
Costs for the study would be borne by the
Applicant
DESCRIPTION:
Arlen Ness is proposing to construct a 44,016 square foot motorcycle parts
distribution facility, with 4,666 square feet of retail space, on a 92,347 square foot
lot at 6050 Dublin Boulevard. The proposed structure would have a Floor to Area
Ratio (FAR) of .47 (it would cover 47% of the gross acreage of the site). The 2.12
acre site is located on the east side of Scarlett Drive, on the south side of Dublin
Boulevard and on the west side of the Southern Pacific Right-of-Way.
The General Plan designation of this site is "Business Park/Industrial: Outdoor
Storage". This designation allows non-retail businesses (such as research, limited
manufacturing and distribution activities, and administrative offices) within
buildings and retail and manufacturing activities conducted outdoors such as mobile
home or construction storage. The maximum FAR for this designation is .40 (a
building can cover no more than 40% of the site).
The General Plan does not allow the proposed retail use or a building
covering more than 40% of the lot. The Applicant is requesting that the City
Council authorize a General Plan Amendment Study for their site. A General Plan
Amendment is proposed from "Business Park/Industrial: Outdoor Storage" to
COPIES TO:
Applicant
Owner
Sr. Planner
Admin. Files a 2
P A File ITEM NO. 0 .
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"Retail/Office and Automotive". The Retail/Office and Automotive designation
would permit a retail facility in a building and would allow buildings to have an FAR
of up to .50 (a building could cover up to 50% of the site), thus allowing the
Applicant's building which has an FAR of .47.
The FAR is the ratio of the square footage of a structure to the gross square
footage of the lot it is placed on. The purpose of the FAR is to limit coverage of
lots to encourage landscaping, open space, the movement of air and to provide
access to light. Retail sites tend to allow greater coverage of the lot to maximize
the use of sites for building coverage and sales. Manufacturing sites tend to allow
less coverage of sites to provide for parking, outdoor storage, and greater
separation of buildings in an area to prevent noise and visual impacts.
Background:
Zoning:
The site is presently zoned M-1 for light industrial uses. Retail uses are not
permitted in the M-1 Zoning District unless authorized by a Conditional Use Permit.
The Applicant is interested in relocating his business to Dublin in as timely a
manner as possible and therefore will apply for a Conditional Use Permit rather than
applying for a more costly and time-consuming Planned Development Rezone. It is
estimated that a Planned Development Rezone would add approximately 6 weeks to
the processing time for this project.
The land use designation of property on the north side of Dublin Boulevard
(J. Patrick Land Co./B.J. Dublin Commercial) from the subject property was
changed by the City Council from Business Park/Industrial: Outdoor Storage to
Retail/Office and Automotive, and rezoned to PD, on January 10, 1994. Land to
the south and west is designated Business Park/Industrial: Outdoor Storage and
zoned M-1. Land to the east lies within the BART property and is zoned
Agricultural.
General Plan:
A General Plan Amendment would be required if this project were to be used
for retail purposes and developed at the proposed FAR. The City is allowed to
make four amendments to the Land Use Element of the General Plan in anyone
year. The City Council recently approved the Hansen Ranch General Plan
Amendment. Additionally, General Plan Amendment Studies have been authorized
for Trumark Homes and Schaefer Ranch.
ANALYSIS:
The Arlen Ness proposal for a Retail/Office and Automotive designation with
a FAR of .50 would be a continuation of this. land use in the vicinity. The new
facility would upgrade a derelict site and an area which is characterized by older, ill-
maintained industrial and retail land uses.
Staff has identified two issues that would be studied as part of the General Plan
Amendment. They are as follows:
1 . Land Use Compatibility.
The proposed motorcycle parts distributor would be compatible with
Retail/Office and Automotive uses allowed to the north, with automobile sale
uses allowed to the south, the BART station to the east and with vacant
properties designated Business Park/Industrial: Outdoor Storage to the west.
The use would be enclosed in a new butler-type building which, according to
the Applicant, would be attractively designed. The proposed use would
generate relatively little traffic because only 4,666 square feet of the building
(11 %) would be used for retail use. The balance of the building would be
used for administration and storage.
2. Remediation of gasoline storage impacts.
The prior owner of the site stored gasoline in an underground tank
which leaked. Without remediation of the leakage, this site could not be
used. Discussions by Staff with the Alameda County Department of
Environmental Health, and a report by Levine-Fricke dated July 18, 1995,
indicate that the gasoline storage impacts to the site are in the process of
remediation. All that remains to be done is the turning and aeration of the
soil and the monitoring of a test well. When the soil has been turned and
aerated to the County's satisfaction, it will be re-compacted and graded.
City Council Priorities/Staffing:
The City Council has given the Planning Department direction to work on several
high priority projects including:
1. The Hansen Ranch Phase 2 Site Development Review;
2. The Homart Project;
3. The Trumark Project;
4. A comprehensive Zoning Ordinance revision;
5. Various Eastern Dublin implementation programs and Planned
Development District Detailed Rezonings;
6. Preparation of an Inclusionary Housing Zoning Ordinance.
7. Amendment to Circulation Element of General Plan.
In addition, Staff has direction from the City Council to work on many other
medium and low priority projects.
Staff estimates that should the City Council authorize this Study, there would be no
impacts to, or delays of, other projects. The General Plan Amendment review
would involve little Staff time or resources beyond that necessary to process the
Conditional Use Permit due to the compatibility of the proposed use with
surrounding uses and the lack of impacts.
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Paul r.,;oOni1l,l, Principal
August II, 1 995
ifECEIVED
AUG 1 1 1995
City of Dublin
P.O. Box 2340
Dublin, CA 94568
'~I'rN PLANNtrv
Attention:
City Council
Subject:
Request for General Plan Amcndment Study
Arlen l\css Enterprises - Motorcycle Parts Distribution and Sho\\'room Facility
Dublin Boulevard and Scarlett Drive Propcrty
Dcar City Council Members:
On hehalf of Mr. and Mrs. Ness, the property owners of 6085 Scarlett Driye, we are
requesting that the City Council initi<.tte a General Plan Amendmcnt Study to change the plan
designation of the subject parcel from Business Park/Industrial; Outdoor Storage to
Reta.i1l0fiice and Automotive. We have been working with the City of D1Jblill oycr the past
several months preparing a Site Deyelopment Review package that describes a c.ombination
Parts Distribution C0111er, Oflic.e Complex and an area that will serve as a Retail/Showroom.
This is consistent with the proposed Use of the site and consistent with the General Plan
Amendment that designated the adjoining properties to the northwest side of Dublin
Boulevard.
The design that has been developed is a single If'vd C'omplex with a mezzanil1c encompassing
approximately 44,016 square feet. A reduced site plan has been enclosed for your review.
This a111endmcnt is needed bccallse the floor area ratio (.47) fOr the proposed building exceeds
the allowable by the current General Plan. The p;JIccl is c.urrently designated Business
Park/Industrial: Outdoor Stora!.!e which limits the FAR to .40. An amendment to the General
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Plan to the designation of Retail/Office will allow aFAR of up to .50.
EXHIBIT A-
ElIst Bay Office
3860 Bl~ckhmk R"ad, SlliL~ 160, D:\nvilk, CA 94506
(510) ("l8.8800 . Fax (510) 648.8R II
. San Fran('i.~co Office
:101 Howard street. Suite 510, .san Francist:n, CA 94105
(415) 8R2.9760 . f:ax (415) ::I82-9i69
20 'd
62:21 I~j 96-11-~n~
Request for Ganeml plan Amendment
Arlen Ness F:nlel'prises . Afotorcycle Parts DISfribution and Showruom Faei/if>'
Duhlin Boulevard and Searle.tf Drive l'''''per(v
'~~~e . 2 . .
Mr. Ness is the owner of Arlen Ness Entcl1)rises - an internationally respected motorcycle
design and parts supplier business. He and his company a.rc enthusiastic a.bout moving its
business from San Leandro to Dublin. Your expedited approval of this request would be
appreciated as we are hoping to start constnu;tion as soon as we receive City approvals (Iud as
early (IS practical.
Sincerely,
-N/J/2A
P,lul DiDonato
Principal
Attachment
Reduced Site Plan
Copies:
Mr. Arlen Ness, Arlen Ness Enterprises
EO 'd
6S:El I~j 96-ll-8n~
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