HomeMy WebLinkAboutItem 8.4 PA 91-038 El Monte Recreational Vehicle CenterTO:
FROM:
PREPARED BY:
SUBJECT:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: August 19, 1991
Planning Commission
GENERAL INFORMATION:
PROJECT:
APPLICANT:
PROPERTY OWNER:
Planning Staff
Carol R. Cirelli,,AAssociate Planner
PA 91-038 El Monte Recreational Vehicle
Center Conditional Use Permit/Site
Development Review
The Applicant is requesting a Conditional Use
Permit and Site Development Review approval
to establish a new recreational vehicle
sales, service and rental facility, to
install two wall signs on the primary
building frontage and to modify the existing
parking lot at 6301 Scarlett Court.
Robert Difley, General Manager
El Monte Recreational Vehicle Center
4901 Coliseum Way
Oakland, CA 94601
CCB Bancorp, Inc.
2900 South Harbor Blvd.
Santa Ana, CA 92704
LOCATION: 6301 Scarlett Court
ASSESSOR PARCEL: 941-550-16-2
PARCEL SIZE: 4.15 acres
GENERAL PLAN
DESIGNATION: Business Park/Industrial: Outdoor Storage
EXISTING ZONING
AND LAND USE: M-1, Light Industrial District; Vacant auto
dealership
ITEM NO. B•Li
COPIES TO: Applicant
Owner
PAGE Address File
OF
SURROUNDING LAND
USE AND ZONING:
ZONING HISTORY:
V-5315:
V-5782:
V-6830:
PA 84-054:
PA 85-004:
North: Proposed Dublin Blvd. Extension/
Vacant; PD, Planned Development
South: Scarlett Court/I-580 Freeway;
Public Right -of -Way (City of
Dublin/Caltrans)
East: U-Haul/Outdoor Storage; M-1,
Light Industrial District
West: Automotive/Air Conditioning Repair;
M-1, Light Industrial District
On March 3, 1971, the Zoning Administrator of
Alameda County approved a Variance to retain
a non -conforming dwelling and to waive the
requirement for solid fencing of the storage
area in on M-1, Light Industrial District.
On May 24, 1972, the Zoning Administrator of
Alameda County approved a Variance to
construct an industrial building so as to
reduce side yards from the required 10' to 6"
and the rear yards from 20' to 0' on a lot
with a nonconforming dwelling in an M-1,
Light Industrial District.
On November 12, 1975, the Zoning
Administrator of Alameda County approved a
Variance for the retention of non -conforming
signs beyond the amortization period
established by the Zoning Ordinance in an
M-1, Light Industrial District.
On September 17, 1984, the Dublin Planning
Commission approved a Conditional Use Permit
to establish the first phase of the Cadillac
auto dealership (Lew Doty) by occupying a
portion of the existing building closest to
Scarlett Court. This approval expired
September 17, 1988.
On February 19, 1985, the Dublin Planning
Commission approved a Conditional Use Permit
(Lew Doty Cadillac dealership) to modify the
previously approved Conditional Use Permit
(PA 84-054). The proposed modifications
dealt with timeframes for completing various
conditions of approval specified in PA 84-054
Conditional Use Permit approval. This
approval expired February 19, 1986.
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PAGE 2- F 6
PA 85-046:
PA 86-023:
PA 90-001:
On August 5, 1985, the Dublin Planning
Director approved a Site Development Review
request (Lew Doty Cadillac/Oldsmobile
dealership) for the construction of a new
23,000+ square foot building and other site
improvements. This approval was valid until
August 5, 1987 with a condition that if
substantial progress has not been made by
this time, the approval shall be considered
null and void.
On June 10, 1986, the Dublin Planning
Director approved a Site Development Review
request filed in response to Condition #28 of
Site Development Review PA 85-046 to amend a
previous Conditional Use Permit to allow the
continued occupancy of an existing warehouse
use in a portion of the northern most
building at the Lew Doty Cadillac dealership
site.
On February 20, 1990, the Dublin Planning
Commission denied a Variance and Site
Development Review request to install a 35
foot tall freestanding sign within the
required 10 foot sideyard set back area, but
approved the Conditional Use Permit request
for one freestanding sign to be located 50
feet from the front property line and 10 feet
from the sideyard property line at the Lew
Doty Cadillac/Oldsmobile dealership. The
approved freestanding sign was never
constructed.
APPLICABLE REGULATIONS:
Section 8-51.31) Conditional Uses: M-1 Districts states
that other uses which are found by the Planning Commission as may
meet the intent of the district require approval of a Conditional
Use Permit in the M-1 District.
Section 8-94.0 states that conditional uses must be analyzed
to determine: 1) whether or not the use is required by the
public need; 2) whether or not the use will be properly related
to other land uses, transportation and service facilities in the
vicinity; 3) whether or not the use will materially affect the
health or safety of persons residing or working in the vicinity;
and 4) whether or not the use will be contrary to the specific
intent clauses or performance standards established for the
district in which it is located.
-3-
PAGE 3 OF
Section 8-95.0 Site Development Review. This review is
intended to 1) provide orderly, attractive and harmonious
development; 2) recognize environmental limitations on
development; 3) stabilize land values and investments; and
4) promote the general welfare by preventing establishment of
specific intent clauses or performance standards established for
the district in which it is located.
Dublin Municipal Code, Section 7.68.120 Nonconforming
Structures states that existing buildings or structures
nonconforming to the requirements of established right-of-way
lines shall not be altered or enlarged in any manner.
Dublin Municipal Code, Section 7.68.130 Variance procedure
states that a Variance may be granted provided that the Applicant
waives all claims for compensation and damages caused by the
taking and that the Zoning Ordinance provisions governing the
procedures for Variances apply to the procedures for Variances
from the provisions of Chapter 7.68.
Dublin Zoning Ordinance, Section 8-93.0 Variances
establishes the procedure for granting variances and establishes
findings which must be made affirmatively.
ENVIRONMENTAL REVIEW: The project has been found to be
Categorically Exempt from CEQA under Section 15301, Class 1 and
Section 15304, Class 4 of the California Environmental Quality
Act guidelines. The project consists of minor alterations to an
existing and developed site.
NOTIFICATION: Public Notice of the August 19, 1991 hearing was
published in the local newspaper, mailed to adjacent property
owners, and posted in public buildings.
ANALYSIS:
The Applicant is requesting Conditional Use Permit approval
to allow the establishment and operation of a recreational (or
motor home) vehicle sales, service and rental agency at an
existing vacant auto dealership site. The Applicant is also
requesting Site Development Review approval to install two
internally illuminated wall signs on the primary building
frontage and to modify the existing parking lot by restriping the
parking spaces and reconfiguring the drive aisles for adequate
on -site circulation.
The Applicant is proposing to use the existing three
buildings at the site, which were formerly used by the Lew Doty
Cadillac dealership. The Applicant is not proposing to remodel
or reconstruct the interior or exterior portions of any of the
first two buildings on the project site. The first building
(building closest to Scarlett Court) will accommodate the motor
home rental offices, motor home sales display area, and general
PAGE
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OF
office area. The second or middle building on the site will be
used as a service/detail area to clean and service the motor home
vehicles (i.e., oil changes, tire servicing, etc.). This
building contains illegal (built without issuance of Building
Permits) offices and mezzanine floors. If the Applicant desires
to retain these structures, the Applicant will be required to
work with the Building Department to correct these violations.
The rear building will be used for major servicing such as
engine repair work. This building was noted by the Building
Department as having an illegal mezzanine floor (again built
without obtaining Building Permits). In discussions with the
Applicant, the Applicant has indicated their intent to remove the
illegal mezzanine floor and install truck lifts. However, the
applicant has not submitted plans for this work or a
letter/application requesting a variance since this work requires
approval of a Variance as explained below.
According to Chapter 7.68 Establishing Right -of -Way Lines of
the Dublin Municipal Code, the rear building is a nonconforming
building because it is located within the established right-of-
way line of the Dublin Boulevard Extension (see Attachment 2).
Section 7.68.120 of this Chapter states that nonconforming
structures or buildings shall not be altered or enlarged in any
manner. The Applicant is proposing to alter the building by
installing truck lifts. Consequently, the Applicant is required
to apply for a Variance from the provisions of Chapter 7.68 of
the Dublin Municipal Code to allow the alteration of a building
that is within the established right-of-way line of the Dublin
Boulevard Extension. According to Section 7.68.130, a Variance
may be granted provided that the Applicant waives all claims for
compensation and damages caused by the taking of the building.
Construction of the Dublin Boulevard Extension project,
which is expected to occur in 1996, will result in the demolition
of 31.5 feet of the rear building. Under Section 7.68.120 of the
Dublin Municipal Code, the entire building would have to be
demolished when the right-of-way for Dublin Boulevard Extension
is acquired because the building cannot be altered in any manner
(i.e. cutting and reconstructing the building would not be
permitted). The Applicant is aware of this impact.
CONDITIONAL USE PERMIT
Section 8-51.31) of the Zoning Ordinance allows the Planning
Commission to approve the motor home sales, service and rental
use through a Conditional Use Permit if it meets the intent of
the Zoning Ordinance regulations. This project meets the intent
of the M-1 zoning district regulations.
The motor home facility will be operating seven days a week
from 7:00 A.M. to 8:00 P.M. during the high season (summer
months) and 7:00 A.M. to 6:00 P.M. during the low season (winter
-5-
PAGE 5 OF 2.6
months). The El Monte Recreational Vehicle Center will be the
Northern California headquarters for domestic and international
business. The use will involve the rental, sales and servicing
of motor home vehicles. The attached Draft Planning Commission
Resolution (Exhibit B) includes conditions of approval related to
the motor home center use.
This use is also consistent with the land use policies set
forth in the General Plan. The General Plan land use
classification for this site includes retail and manufacturing
activities conducted outdoors such as mobile home or construction
materials storage.
SITE DEVELOPMENT REVIEW
On -Site Circulation: Parking lot modifications are proposed
to accommodate the larger size of the motor home vehicles
compared to the vehicles sold by the former Cadillac dealership.
The motor home vehicles range in length from 20 feet to a maximum
of 31 feet and have a width of 8 feet.
The Applicant proposes to restripe the parking lot with
longer, and in certain areas, wider parking spaces. The site
will be restriped to accommodate 95 motor home parking spaces.
TJKM Transportation Consultants (TJKM) completed an on -site
circulation study for the project and their recommendations are
included as conditions of approval in the attached Site
Development Review Draft Resolution (Exhibit C) and the Staff
Study (Exhibit A). TJKM's study included an analysis of aisle
widths, drive throughs, directional signage, turning radius of
motor home vehicles and parking. The Applicant's site plan, with
the incorporation of the conditions of approval, will result in
adequate on -site circulation for the project.
Parking: The project is in compliance with the parking
standards specified in the Zoning Ordinance. There will be 42
parking spaces for customers and 30 for employees. Out of these
74 parking spaces, the Applicant will be required to provide 2
handicapped parking spaces. The Applicant proposes to remove a
landscaped median, which includes a light pole, along the west
portion of the property to accommodate rental motor home parking.
As a condition of approval of the Draft Resolution (Exhibit C),
the Applicant will be required to relocate the light pole in the
same vicinity and replace the landscaping elsewhere on the site.
Landscaping: The Applicant is not proposing any new
landscaping at the site. However, conditions are included in the
Draft Resolution (Exhibit C) requiring the Applicant to improve
and maintain the existing vegetation at the site, including the
replacement of any dead vegetation. As a condition of approval,
the Applicant will also be required to replace the same amount of
shrubs, trees and groundcover, which were proposed or required to
- 6 - PAGE C OF 26
be removed to accommodate adequate on -site circulation, at the
landscaped area on the west side of the entrance driveway.
Sign: Two internally illuminated, individual letter wall
signs are proposed to be installed on the primary building
frontage of the first building. As proposed, each letter face is
ivory plexiglass and the largest letter height is approximately 4
feet, 6 inches (RV -Center portion). The combined length of the
signs is 81 feet. The total proposed sign area is 302.5 square
feet. This is in conformance with the maximum allowable sign
area for the building. The Zoning Ordinance permits an increase
in the height, length and area of a sign with Site Development
Review approval. However, Staff recommends that the letter
height of the "RV -Center" portion of the first sign be a maximum
of 3 feet (without Site Development Review the maximum permitted
height for individual letters is 1 foot, 9 inches). Staff
determined that this height is more proportional to the building
frontage and the proposed adjacent wall signs than the sign
height proposed by the Applicant. The Applicant was informed of
Staff's recommendation, but was not able to resolve this issue
with Staff prior to finalizing the Staff Report.
Other City departments and government agencies have reviewed
the project and their comments have been incorporated into the
Draft Resolutions (Exhibits B & C) as conditions of approval. In
particular, the Applicant will be required to comply with the
Dougherty Regional Fire Authority and the Alameda County
Department of Environmental Health requirements for the removal
of the underground gasoline storage tanks currently located at
the site, the Dublin Police Department requirements for an
effective theft prevention and security program, and the
Livermore Dublin Disposal Service requirements for location of a
trash enclosure.
Staff recommends approval of the Applicant's Conditional use
Permit and Site Development Review request to allow the
establishment of a motor home/recreational vehicle sales, service
and rental facility at an existing vacant auto dealership site,
to install two wall signs on the primary building frontage and
modify the existing parking lot, subject to the conditions
specified in the Draft Resolutions (Exhibits B & C).
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Draft Resolutions approving PA 91-038, El
Monte Recreational Vehicle Center, Conditional Use
Permit and Site Development Review, or give Staff
and Applicant direction and continue the matter.
-7-
PAGE
ACTION: Staff recommends that the Planning Commission adopt
Draft Resolution (Exhibit B) approving the Conditional
Use Permit request and Draft Resolution (Exhibit C)
approving the Site Development Review request for PA
91-038, El Monte Recreational Vehicle Center.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Site Plan, Floor Plan, Sign Plan, Staff Study
Draft Planning Commission Resolution approving the
Conditional Use Permit for PA 91-038.
Exhibit C: Draft Planning Commission Resolution approving the
Site Development Review for PA 91-038.
Background Attachments:
Attachment 1: Location/Zoning Map
Attachment 2: Dublin Boulevard Extension Right -of -Way Line Map
-8- .r^K 8 OF 76
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RESOLUTION NO. 91 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 91-038 EL MONTE RECREATIONAL VEHICLE CENTER CONDITIONAL
USE PERMIT TO ALLOW THE OPERATION OF A RECREATIONAL VEHICLE SALES,
SERVICE AND RENTAL FACILITY AT 6301 SCARLETT COURT.
WHEREAS, Robert Difley, on behalf of El Monte Rents, Inc., filed
a Conditional Use Permit and Site Development Review application
requesting approval to allow the establishment of a recreational
vehicle (or motor home) sales, service and rental facility, to install
two wall signs on the primary building frontage and to modify the
existing parking lot; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on August 19, 1991; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was
found to be Categorically Exempt under Section 15301, Class 1 and
Section 15304, Class 4; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The proposed project will serve a public need by providing a
recreational vehicle rental, sales and service agency in the
City of Dublin.
B. The use will be properly related to other land uses and
transportation and service facilities in the vicinity, as
the proposed use will be compatible to the type and nature
of operations typically found in the neighborhood.
C. The use, under all circumstances and conditions of this
particular case, will not materially adversely affect 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, as all applicable regulations will be met.
a
DAGE 004
D. The use will not be contrary to the specific intent clauses
or performance standards established for the district in
which it is to be located.
E. The approval of this Conditional Use Permit is consistent
with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 91-038, El Monte Recreational Vehicle
Center, Conditional Use Permit as generally depicted on the plans
labeled Exhibit A, stamped approved and on file with the Dublin
Planning Department, subject to approval of the related Site
Development Review and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of building permits or establishment of
use, and shall be subject to Planning Department review and approval.
The following codes represent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL]
Planning, [B] Building, [PO] Police, EPW] Public Works, [ADM1
Administration, [FIN] Finance, [F] Dougherty Regional Fire Authority,
[DSR] Dublin San Ramon Services District, [CO] Alameda County
Department of Environmental Health.
1. This Conditional Use Permit approval for PA 91-038 is to allow
the establishment of a motor home vehicle (recreational vehicle)
sales, service and rental facility, to include a motor home
sales/rental indoor/outdoor vehicle displays, motor home
services, and motor home sales/rental offices. This approval
shall generally conform to the plans and Staff Study labeled
Exhibit A, as modified by the following conditions of approval,
and associated Site Development Review, consisting of a Site Plan
and Floor Plan, prepared by the Applicant, Robert Difley (2
sheets) dated received by the Planning Department August 1, 1991,
and August 8, 1991 (respectively), a Sign Plan prepared by Arrow
Sign Company (1 sheet) dated received by the Planning Department
June 13, 1991, and a Staff Study dated August 13, 1991 (1 sheet).
[PL, B, PW]
2. Prior to establishment of use, the Applicant must obtain approval
and environmental clearance from the Alameda County Department of
Environmental Health, Hazardous Materials Division for the
removal of hazardous material at the site. The Applicant must
provide written documentation to the Planning Department that
said approval has been obtained. [CO, PL, F, B, PW]
3. No loudspeakers or amplified music shall be permitted outside the
enclosed buildings. [PL]
4. The Applicant shall be responsible for clean-up and disposal of
project related trash to maintain a clean and litter -free site.
[PL]
2
PAGE 1 of 2$
5. The Applicant shall submit a directional signage plan for
directional signs and pavement markings as specified in the Staff
Study labeled Exhibit A. The plan shall indicate signage type,
location and dimensions, consistent with the Staff Study, Exhibit
A. All signs shall be subject to the requirements of the Sign
Regulations within the Zoning Ordinance. [PL]
6. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority. [F, PL]
7. The Applicant shall comply with the City of Dublin Non -
Residential Security Requirements (attached). [P0, PL, B]
8. All existing and new landscaped areas shall be enhanced and
properly maintained. [PL]
9. The facility shall provide and maintain at all times the
following type and number of on -site parking spaces: [PL]
30 employee parking spaces
42 customer parking spaces
2 handicapped parking spaces
10. On an annual basis, this use shall be subject to Zoning
Investigator review and determination as to the compliance with
the Conditions of Approval. [PL]
11. This approval shall become null and void, in the event the
approved use ceases to operate for a continuous one year period.
[PL]
12. This permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this permit shall be subject to
citation. [PL]
PASSED, APPROVED AND ADOPTED this 19th day of August, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
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PAGE 15 OF
RESOLUTION NO. 91 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 91-038 EL MONTE RECREATIONAL VEHICLE CENTER SITE
DEVELOPMENT REVIEW TO INSTALL TWO WALL SIGNS ON THE PRIMARY BUILDING
FRONTAGE AND TO MODIFY THE EXISTING PARKING LOT AT 6301 SCARLETT COURT
WHEREAS, Robert Difley, on behalf of El Monte Rents, Inc., filed
a Conditional Use Permit and Site Development Review application
requesting approval to allow the establishment of a recreational
vehicle (or motor home) sales, service and rental facility, to install
two wall signs on the primary building frontage and to modify the
existing parking lot; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on August 19, 1991; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was
found to be Categorically Exempt under Section 15301, Class 1, and
Section 15304, Class 4; and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The project is in compliance with all provisions of Section
8-95.0 through 8-95.8 Site Development Review of the Zoning Ordinance.
B. Consistent with Section 8-95.0, this application, as
modified by the Conditions of Approval, will promote orderly,
attractive and harmonious development, recognize environmental
limitations on development; stabilize land values and investments; and
promote the general welfare by preventing establishment of uses or
erection of structures having qualities which would not meet the
specific intent clauses or performance standards set forth in the
Zoning Ordinance and which are not consistent with their environmental
setting.
C. The approval of the application as conditioned is in the
best interests of the public health, safety and general welfare.
- 1 -
EXHIBIT C
PAGE (�D OF 16
D. General site considerations, including site layout,
vehicular access, circulation and parking, setbacks, height, walls,
public safety and similar elements have been designed to provide a
desirable environment for the development.
E. General architectural considerations, including the
character, scale and quality of the design, the architectural
relationship with the site and other buildings, building materials and
colors, screening of exterior appurtenances, exterior lighting, and
similar elements have been incorporated into the project in order to
ensure compatibility of this development with its design concept and
the character of adjacent buildings and uses.
F. General landscape considerations, including the locations,
type, size, color, texture and coverage of plant materials, provisions
for irrigation, maintenance and protection of landscaped areas and
similar elements have been considered to ensure visual relief to
complement buildings and structures and to provide an attractive
environment for the public.
G. The project is consistent with the policies of the General
Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 91-038 El Monte Recreational Vehicle
Center Site Development Review as generally depicted on the Plans
labeled Exhibit A, stamped approved and on file with the Dublin
Planning Department, subject to approval of the related Conditional
Use Permit and to the following conditions:
CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied
with prior to the issuance of building permits or establishment of
use, and shall be subject to Planning Department review and approval.
The following codes represent those departments/agencies responsible
for monitoring compliance of the conditions of approval. [PL].
Planning, [B] Building, [PO1 Police, [PW1 Public Works, [ADM1
Administration, [FIN1 Finance, [F] Dougherty Regional Fire Authority,
[DSR1 Dublin San Ramon Services District, [CO1 Alameda County
Department of Environmental Health.
1. This Site Development Review approval for PA 91-038 is to permit
the installation of two internally illuminated wall signs on the
primary building frontage and to modify the existing parking lot
by restriping 95 parking spaces for motor home vehicles and
reconfiguring the drive aisles to facilitate movement of the
motor home vehicles. This approval shall generally conform to
the plans and Staff Study labeled Exhibit A, as modified by the
following conditions of approval, and associated Conditional Use
Permit, consisting of a Site Plan and Floor Plan, prepared by the
Applicant, Robert Difley (2 sheets) dated received by the
Planning Department August 1, 1991 and August 8, 1991
(respectively), a Sign Plan prepared by Arrow Sign Company
(1 sheet) dated received by the Planning Department June 13,
- 2 - PAGE 11 ado
1991, and a Staff Study dated August 13, 1991 (1 sheet). [PL, B,
PW]
2. The project shall comply with all applicable Site Development
Review Standard Conditions (attached). [PL]
3. Prior to issuance of building permits, the Applicant must receive
Variance approval from the provisions of Chapter 7.68
Establishing Right -of -Way Lines of the Dublin Municipal Code to
allow the alteration (installation of truck lifts) of the rear
building, which is in the established right-of-way line of the
Dublin Boulevard Extension. [PL, B]
Signs
4. This Site Development Review approval is for the following signs:
[PL]
Primary Building Frontage: South Elevation
a. "El Monte RV Center"
Letters
Maximum Letter Height:
Maximum Length:
Maximum Sign Area:
Color:
- Internally Illuminated Individual
3 feet
50 feet
150 square feet
Ivory
b. "Rentals - Sales" - Internally Illuminated Individual
Letters
Maximum Sign Height: 2.5 feet
Maximum Length: 31 feet
Maximum Sign Area: 77.5 square feet
Color: Ivory
5. All signs displayed for direction of vehicular traffic shall
comply with Section 8-87.50 E) Permitted Signs of the Dublin Sign
Ordinance and shall be subject to Planning Department review and
approval. [PL]
6. Two "Entrance Only" and "Exit Only" directional signs shall be
installed at each side of the entrance driveway and exit driveway
(See Staff Study Exhibit A). [PL, PW]
7. A "No Entry" sign facing eastbound traffic and a "Stop - Left
Turn Only" sign facing southbound traffic shall be installed at
the driveway on the southeast corner of the main office building
(see Staff Study, Exhibit A). [PL, PW]
8. A hanging overhead sign indicating the vehicle height restriction
shall be installed on the south side of the drive through on the
west side of the main office building (building closest to
Scarlett Court). (See Staff Study, Exhibit A.) [PL, PW]
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PAGE 18 ' ` 24
9. A "one-way" sign shall be installed at the entry to the drive
through on the east side of the building (see Staff Study,
Exhibit A). [PL, PW]
10. A "No Entry" sign shall be placed at the center of the project
site where southbound traffic must turn left (see Staff Study,
Exhibit A). [PL, PW]
On -Site Circulation
11. All drive aisles located in the front half of the project site
shall be striped with white lines and one way directional arrows
shall be marked on the pavement at regular intervals as depicted
on the Staff Study, Exhibit A. [PL, PW]
12. A portion of the pavement striping at the center of the project
site where southbound traffic must turn left shall be deleted
(see Staff Study, Exhibit A). [PL, PW]
13. No motor home/recreational vehicles shall be parked in a manner
that obstructs drive aisles. [PL, RV, PW]
Parking
14. A total of 74 parking spaces are required on the project site for
employees, customers and handicapped parking. [PL]
15. The Applicant shall install two handicapped parking spaces at the
site. Handicapped ramps and parking stalls shall be either
maintained or provided as required by the State of California
Title 24. [PL, B]
16. Prior to striping, the Applicant shall submit a parking striping
plan subject to the review and approval of the Planning Director.
All parking spaces shall be double -striped (4 inch wide stripes
set approximately 2 feet apart, see Attachment). Handicapped,
customer, employees and compact parking spaces shall be
appropriately identified on the parking plan. Handicapped and
compact working spaces shall be appropriately identified on the
pavement. [PL]
Lighting
17. Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining properties or
onto Scarlett Court. Lighting used after daylight hours shall be
adequate to provide for security needs (1-1/2 foot candles).
Wall lighting around the entire perimeter of the building shall
be supplied to provide "wash" security lighting. The Applicant
shall provide photometrics and cut sheets subject to the review
and approval of the Planning Director. [PL, B, PO]
18. The Applicant shall relocate the light pole to be removed on the
west side of the project site as depicted on the Site Plan
labeled Exhibit A. [PL, PO]
- 4
s�q
11 24
Police Security
19. All security hardware for the existing buildings, in particular,
the motor home parking lot area, shall comply with the City of
Dublin Non -Residential Security Requirements (City Ordinance No.
21-89; attached). Security hardware must be provided for doors,
windows, roof vents, skylights and roof ladders. [B, PO, PL]
20. The Applicant shall work with the Dublin Police Department prior
to establishment of use and on an ongoing basis to establish an
effective theft prevention and security program. [PO]
21. Written documentation that all Police Department requirements
have been complied with shall be submitted to the Planning
Director prior to establishment of use. [PL]
Fire Protection
22. Prior to establishment of use, the Applicant shall provide
written documentation to the Planning Director that all
requirements of the Dougherty Regional Fire Authority have been
met. [PL]
Hazardous Materials Regarding Public Health and Safety
23. Prior to establishment of use, the Applicant shall obtain
approval and environmental clearance from the Alameda County
Department of Environmental Health - Hazardous Materials Division
for the removal of hazardous material at the site. The Applicant
shall provide written documentation to the Planning Department
that said approval has been obtained. [CO, PL, B]
Water and Sewer Services
24. The Applicant shall comply with all requirements of the Dublin
San Ramon Services District (DSRSD). [DSR]
25. Written documentation that DSRSD requirements have been complied
with shall be submitted to the Planning Director prior to
establishment of use. [PL]
Landscaping and Irrigation Plans
26. Prior to establishment of use, a final detailed Landscape and
Irrigation Plan depicting all new landscaping (at 1 inch = 20
feet or larger), along with a cost estimate of the work and
materials proposed, shall be submitted for review and approval by
the Planning Director. Landscape and Irrigation Plans shall be
signed by a licensed landscape architect. Final landscape plans
shall indicate common and botanical names and container size and
growth rate of each plant. [PL, B]
- 5
PAG
zonI .'
27. Landscaping shall not obstruct the site distance of motorists,
pedestrians or bicyclists. Except for trees, landscaping at
drive aisle intersections shall not be higher than 30" above the
curb. [PL]
28. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached). [PL]
Grading Permits
29. A grading permit shall be secured from the City Engineer prior to
any grading operations. Grading permit applications are
available from the Public Works Department. [PW]
30. All on -site existing pavement sections which are damaged shall be
repaired or replaced as directed by the City Engineer. [PW]
31. All construction and grading activities shall be limited to take
place between the hours of 7:30 a.m. and 5:30 p.m., Monday
through Friday, except as may be approved in advance in writing
by the Public Works Director. [PW, B, PL]
Improvement Plans
32. The Applicant shall submit a Grading, Drainage and Improvement
Plan to the City Engineer for review and approval. [PW]
33. The Applicant shall conform to applicable "Typical Public Works
Conditions of Approval for Commercial/Industrial Site Development
Review" (attached). [PW]
Disposal Service
34. The Applicant shall consult with the Livermore Dublin Disposal
Service to determine appropriate location of the trash enclosure.
Prior to establishment of use, the Applicant shall obtain
approval of the trash enclosure location from the Planning
Director. [PL]
35. The Applicant shall submit a detailed design and location plan of
the trash enclosure area subject to the Planning Director's
review and approval as part of the project's Landscape and
Irrigation Plans. The materials and colors of the trash
enclosure shall be compatible with the colors and materials of
the main structure, subject to the review and approval of the
Planning Director. The design of the trash enclosures shall
reflect dimensional criteria deemed acceptable by the
Livermore/Dublin Disposal Service and shall incorporate use of a
10' X 10' concrete apron in front of the enclosure to facilitate
the Disposal Services' mechanical pick-up service. If wooden
doors are utilized, the doors shall be trimmed with a heavy metal
lip. Raised concrete curbing shall be provided inside the trash
enclosure area to serve as wheel stops for metal trash bins to
protect the interior walls of the enclosures. [PL]
- 6
PAGE a
2�
Building Requirements
36. The Applicant shall not utilize a portion of the third floor of
the main office building (building closest to Scarlett Court) for
storage. This floor is not designed to support storage loads.
The Applicant shall consult with the Building Department prior to
establishment of use. [B, PL]
37. The middle building on the site is not approved for major vehicle
repairing and the existing offices and mezzanine levels are
illegal and not constructed to the City's Building Code. The
Applicant shall consult with the Building Department prior to
issuance of building permits. [B, PL]
38. The third or last building on the site contains an illegal
mezzanine level. The Applicant shall consult with the Building
Department prior to issuance of building permits. [B, PL]
Miscellaneous
39. Building permits for the proposed improvements shall be secured
and construction commenced within six (6) months after effective
date of this approval or said approval shall be void. This six
(6) month period may be extended for an additional 6 months after
the effective date of this approval (Applicant must submit a
written request for the extension prior to expiration date) by
the Planning Director and the Building Official upon the
determination that the Conditions of Approval remain adequate to
assure that the above stated Findings of Approval will continue
to be met. [B, PL]
40. The permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of
the terms or conditions of this permit shall be subject to
citation. [PL]
41. To apply for building permits, the Applicant shall submit six (6)
sets of construction plans to the Building Department for plan
check. Each set of plans shall have attached an annotated copy
of this resolution of approval, as well as the applicable
Conditional Use Permit resolution. The notations shall clearly
indicate how all conditions of approval will be complied with.
[B]
42. Construction plans will not be accepted without the annotated
resolutions attached to each set of plans. The Applicant will be
responsible for obtaining the approvals of all participating non -
City agencies prior to the issuance of building permits. [B, PL]
- 7 -
PAGE
PASSED, APPROVED AND ADOPTED this 19th day of August, 1991.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
- 8
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