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Home My WebLink AboutItem 8.5 ShurgardGPAStudy (2) . . . CITY CLERK File # Dl?lJ[2J[llJ-[3](Q] CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: October 21,1997 SUBJECT: REPORT PREPARED BY: EXIDBITS ATTACHED: RECOMMENDATION: ~ FINANCIAL STATEMENT: DESCRIPTION: PA 97-035: Shurgard General Plan Amendment and Specific Plan Amendment Study Request Dennis Carrington, Senior Planner Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: General PlanlLocation Map Specific PlanlLocation Map Written Statement Conceptual Site Plan Resolution authorizing initiation of a General Plan Amendment/Specific Plan Amendment study Resolution denying initiation of a General Plan Amendment/Specific Plan Amendment study Exhibit F: Give staff direction and either adopt a resolution authorizing initiation of a General Plan Amendment and Specific Plan Amendment study or adopt Resolution denying initiation of the study. Costs for the study would be borne by the Applicant Shurgard is proposing to construct a self storage facility and a retail facility at 7360 San Ramon Road at the northwest comer of San Ramon Road and Amador Valley Boulevard. The 2.538 acre site was formerly occupied by the True Value Hardware Store. ITEM NO. ---------------------------------------------------------------------------------------------------------------------- COPIES TO: Applicant Owner In-house distribution x:rtM N l). 8.; ANALYSIS . General Plan Amendment General Plan/Land Use The General Plan designation of this site is "RetaiVOffice". This designation allows shopping centers, stores, restaurants, business and professional offices, motels, service stations, and the sale of automobile parts. Self storage facilities are not permitted by this designation, however, a retail component of the project facing San Ramon Road would be permitted by the General Plan. Floor Area Ratio The Retail Office designation allows a maximum Floor Area Ratio of .50 (a building can cover no more than 50% of the site). The project proposes four storage buildings totaling 77,549 square feet, a 938 square foot office, and a 3,199 square foot retail facility. The total square footage of the project is 81,686. The project site totals 110,558 square feet. Dividing the gross floor area by the site area results in a FAR of. 738. A General Plan Amendment would be required to allow the proposed FAR to exceed .50. Public Storage . In January of 1990, Public Storage was permitted to establish a self storage facility on the Moret property to the north of the proposed Shurgard facility. The Public Storage facility is in the same zoning district and plan designation as the Shurgard facility and has a retail component on San Ramon Road. Specific Plan Amendment Specific Plan/Land Use The proposed self storage and retail facility would be located in Area 3 of the San Ramon Road Specific Plan. That area allows retail commercial shopper goods establishments such as general merchandise stores, shoe stores and home improvement stores. It also allows eating and drinking establishments and personal service establishments such as barber shops, photographers, laundries, and shoe repair. Other uses such as drive-through restaurants, public facilities and uses, and health facilities are permitted pursuant to a Conditional Use Permit. The proposed use is not consistent with the Specific Plan. The facility is proposed to be located at the site of the former True Value Hardware store on the northwest comer of the intersection of San Ramon Road and Amador Valley Road. This location is a valuable retail site at one of the busiest intersections in the City. Although the Calaveras Fault runs in front of the facility, it has not significantly constrained nearby retail sites such as Petco and Stroud's Plaza because it is located at the eastern end of relatively long lots fronting on San Ramon Road. . - ,~- . Public Storage In September of 1986, the San Ramon Road Specific Plan was amended to create Subarea 3B to permit a self storage facility and retail uses (Public Storage on the Moret property) as a "Personal Service Establishment". A number of factors such as size, configuration, proximity to residential development and Martin Canyon Creek, and the Calaveras Fault limited the retail use of that property and it was felt that a self storage facility would be appropriate for the site. Reasons for approval of initiation of the Study: 1. The use would provide additional self storage capacity within Dublin. Reasons for denial of initiation of the Study: 1. The project is not consistent with the Specific Plan which intends that the site be devoted to Office and personal services. 2. The project site is an excellent retail site. 3. There are already several self storage facilities in the city such as Allsafe Self Storage, Dublin Self Storage, Dublin Security Storage, Public Storage, and U-Haul Self Storage. The average occupancy rate of self storage developments in Dublin is 93%. . RECOMMENDATION Give staff direction and either approve or deny the applicants request for a General Plan and Specific Plan Amendment study. . - 0-- ::~t4tiif!!~\ EX H I Bit A \::::~.::.:::i~:\ . : \\:::::;;3t:~;~".~:" ....'.."...;;..:.A. ...:.......::~ o~ta!~i~~';iffll ,~t,~~<~ W\. ........u.;'.i\~i6!';;' . .~C"~;~!~4f:I)i:'.(~/:~\>.,i.'H. ...........~.~........ <1111... .': I/J .... .... ., .'. -::?... .....~ :.' j::::)i, :. . .~: .... ~. ~\" .~~;. ~~~~:<$ "\Ji:/:':':::: :'" Y;i.: ~'. :.: :': ::<..:r. .<:: t':: .~::': \~/1.L ,.,:, .3:" )': '. :..:. 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[iliJ. .... ........... f\.\{:/:.:\: fr:"1!~ rt~;!.1~~:~~:~~ ~~@~~~f{(~Etl Low Density Single Family Residential (0.5 - 3.8 units per acre) Single Family Residential (0.9 - 6.0 units per acre) Medium Density Residential (6.1 - 14.0 units per acre) Medium-High Density Residential (14.1 - 25.0 units per acre) Commercial/Industrial l5~ - - ,~:~.,-.'.:A.....~ f.(v~y~ ~ - Retail/Office Retail/Office & Automotive Business Park/Industrial Business Park/Industrial: Outdoor Storage Business Park/Industrial: Low Coverage ~...........,....".... .............. ~.:~~~:.~.t.;.:~:.;.:~~:.;.:: Public / Semi-Pub lie/ Open Public/Semi-Public Facility ~.~.,;'}..' .' ~ ~:;~~;~~P}~ ~~.". 0,_ .....c... ".~.~~... ~-:'."~. Parks/Recreation Open Space Stream Corridor . r.-..........J Public Lands . Freeway ........... Transportation Corridor ~ .----- Dublin City Limit / Primary Planning Area Boundary PR0.J'E-CT SAN RAMON ROAD SPECIFIC PLAN '}--' FIGURE 3 ~ SCALE: 1" : 200" LAND USE PLAN MAY 1983 r 1 o 100' 200' 300' I AREA 11 AREAS NORTH ,* OFFICE PERMITTED LAND USES SPECIFIC PLAN BOUNDARY '* . SEe TEXT FOR EXACT DESC,RIPTIONS CITY OF DUBLIN PLANNING DEPT. If' ~ SANTINA " ~ THOMPSON INC, )C>40 Ou. Gtow Road. eo"COl"d.. C..tlfotu~. Cb ,,'\1 EXI-W31t ]3. . f1:'2. b~ 6<:- "\ . . s . jordan architects, inc. July 16, 1997 Community Development Department 100 Civic Plaza Drive Dublin, CA 95468 Re: Proposed Shurgard Storage Center - Dublin, CA .; Pursuant to our previous discussions with Ralph Kachadourian, Shurgard Storage Centers is requesting that the City Council initiate a Specific Plan Amendment Study in Area 3 of the San Ramon Road Specific Plan. The Amendment shall identify self storage facilities as a Personal Service use. We have prepared the following project description for your use in analyzing our request. Subject property address - 7348 San Ramon Road, 7360 San Ramon Road At the corner of San Ramon Road and Amador Valley Road Current zoning - C-1, Retail - Business General plan - Retail! Office Project Desiqn The project has been designed to provide a retail component fronting to San Ramon Road. The self storage is located behind the retail building and has been designed to screen views into the project from surrounding properties. Variations in building height, roof treatments, offset wall planes, building materials and landscape elements have been utilized to provide a~sthetic enhancements. .: Vehicular Circulation The site would be accessed from Amador Valley Road and cross circulation for the retail areas would be provided to adjacent properties. Access to the self storage would be via a computer controlled key pad system that operates the security gate. Turning radius and wider than required drive aisles to accommodate the City's largest fire trucks and have been utilized to provide easy internal circulation. EXHIBIT C 34700 Pacific Coast Highway, Suite 203, Capistrano Beach, CA 92624 714/443-0011 FAX: 714/443-QJ22 ~ . Community Development Department July 16, 1997 Page 2 . Land Use and Neiqhborhood Compatibility The project will provide a much needed service to the local community by providing storage for residential and business customers. A substantial unmet demand currently exists in the Dublin area. Self storage projects generate very low levels of traffic according to the Institute of Transportation Planners which cites a generation rate of 2.6 trips per thousand square feet for general retail uses. The project will be operated from 7:00 am to 9:00 pm weekdays, and 7:00 am to 7:00 pm on weekends with the project closed at night. The hours of operation and project design combine to create a quiet, peaceful project compatible with residential and commercial uses. Shurqard Shurgard is the foremost operator of self storage in the country, with approximately 300 locations nationwide. Shurgard projects are designed to a standard far beyond that of other operators within the industry. Shurgard's commitment to excellence, the community, and its customers will result in a project that all can be proud of. . c:~Dbs\97-015\9707091t.dDC . 34700 Pacific Coast Highway, Suite 202, Capistrano Beach, CA 92624 714/443-0011 fAX: 714/443-0022 5 e e- .:. -:,.:.' ----, ~- tMJIf<<MV! 1M ~ ... I I I i ~r ! H ! ) ~i?~ I ~. ,e; I ~. :C : ,~ '~ r---l!i!----- ~~t:. il~~~~~: "'~~II~ . .,., " ~~'r:t:'~~.;.....:.~.'1r:. .~.;:._;-.'~~~;::~:~~:~:,i~~~~ }r::'~~~~!~: ~ ~:~~L~:: ;,.;€~; '..:~ ..';:~l~ ... ;:!3!.~~. ~11~xf~ .ill :::~: ;~:::~.: :';~:C:::~':':':;:::: :-:' ~-;. ~=1~?=i~?~~~:;;~:t~~i~.. ;~ ~T~3~~:~~ ..;;:~~~~~.~~~~~ s .~ .1 .... ~, Q ;~~ !s~~ rr=' d .'l- f~; ni ..c.: '~- ! :i II t I ~ ,~ ' ':i~ :i ~ J ~ ~ ;! d;t~ I I 0(. (1 Q H lUll :tr~ - i ~ - & i a ~ ~~ uJ ii~ I I I~ z ~ is i ~ ~ ~ 0 ~ :::> i:k EXHIBIT D APPLICANT BUILDING DATA ~ME.. cte, II 5HURGARD STORAGE CENTERS \120 STEWARD COURT, SUITE H SUNN YV ALE, CA 940'8 {40S) 13'-1001 BU!LDING A BUILDING B ~,'4' S.F. 9,512 S.F. 59.351 S.F. 1.031 S.F. 1 7, S LJC{ RET AIL 3.199 S.F. OFFICEI APMT. 938 S.F. TOTAL GROSS SQUARE FEET - au.s' S.F. BUILDfNG C BUILDING D APPUCANrS AGENT JORDAN ARCHITECTS, INC. 34100 PACIFIC COAST HIGHWAY SUITE 202 ' CAPISTRAN.O BEACH, CA 92'24 (114) 413-0011 m X :.t: - to - -f C? t-' 0 ...... 0 w ...... G' to -I t-' 'N .. 0 t-' " 'Tj ~ -I t-' ,j;>. ,j;>. ,j;>. w 0 0 N N c... o Eg iz ~ (") I:I:l I-< t;1 (") ~ 4-24-91 . . . ~ o o w 1 - t ~ ~ t \\ . ~ l~ % ~~ ~ ,l\L l~ ~""_ -..,. '- '-. .',. -:..... -..... z o ~ Gi ul o <t o c: z o ~ c: Z <t CI> EXHH3\T , D - q RESOLUTION NO. 97 - . A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN INITIA TING THE SHURGARD GENERAL PLAN AMENDMENT AND SPECIFIC PLAN AMENDMENT STUDY WHEREAS, a General Plan Amendment and Specific Plan Amendment request has been made by Bruce Jordan on behalf of Shurgard Storage Centers for a 8 I ,686 square foot storage center and retail facility at the northwest corner of San Ramon Road and Amador Valley Boulevard. The General Plan land use designation proposed for the site is Retail/Office with a Floor Area Ratio of .738 and a Specific Plan Amendment to Area 3 of the San Ramon Road Specific Plan to allow self storage as a permitted use; and WHEREAS, the Applicant has stated that they would pay the processing costs for the General Plan Amendment Study; and WHEREAS, Section 65358 (a) of the State of California Government Code states that an amendment to a general plan shall be in a manner specified by the legislative body; and WHEREAS, Section 65453 of the State of California Government Code states that an amendment to a specific plan shall be in the same manner as a general plan; and WHEREAS, the initiation request has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and . WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony hereinabove set forth and is in support of a General Plan Amendment and Specific Plan Amendment study to determine the appropriate land use and General Plan designation and Specific Plan designation for the property before making a decision as to the merits of requested specific entitlements. NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby initiate the Shurgard General Plan Amendment and Specific Plan Amendment Study; and the Staff is authorized to retain consultant services to complete necessary staff reports. BE IT FURTHER RESOLVED that the Applicant shall pay for all processing costs involved with the General Plan Amendment and Specific Plan Amendment Study. PASSED, APPROVED, AND ADOPTED this 21st day of October, 1997. AYES: NOES: ABSENT: Mayor ATTEST: . City Clerk EXHIBIT E ~ ~ . .. . . . o I RESOLUTION NO. 97 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN DENYING THE INITIA nON OF THE SHURGARD GENERAL PLAN AMENDMENT AND SPECIFIC PLAN AMENDMENT STUDY WHEREAS, a General Plan Amendment and Specific Plan Amendment request has been made by Bruce Jordan on behalf of Shurgard Storage Centers for a 81,686 square foot storage center and retail facility at the northwest comer of San Ramon Road and Amador Valley Boulevard. The General Plan land use designation proposed for the site is Retail/Office with a Floor Area Ratio of. 73 8 and a Specific Plan Amendment to Area 3 of the San Ramon Road Specific Plan to allow self storage as a permitted use; and WHEREAS, Section 65358 (a) of the State of California Government Code states that an amendment to a general plan shall be in a manner specified by the legislative body; and WHEREAS, Section 65453 of the State of California Government Code states that an amendment to a specific plan shall be in the same manner as a general plan; and WHEREAS, the initiation request has been reviewed in accordance with the provisions ofthe California Environmental Quality Act (CEQA) and was found to be Categorically Exempt under Section 15306, Class 6 of the State CEQA Guidelines; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony hereinabove set forth on this issue; and WHEREAS, this parcel is an excellent retail site and should be devoted to retail uses as intended by the General Plan and Specific Plan; and WHEREAS, the sufficient self storage space exists in the City of Dublin and in nearby cities; and WHEREAS, it is not in the best interests of the City of Dublin to initiate a General Plan Amendment and Specific Plan Amendment Study at this time. NOW, THEREFORE, BE IT RESOLVED that the City Council does hereby deny the initiation of the Shurgard General Plan Amendment and Specific Plan Amendment Study. PASSED, APPROVED, AND ADOPTED this 2 I st day of October, 1997. AYES: NOES: ABSENT: ATTEST: Mayor City Clerk EXHIBIT F