HomeMy WebLinkAboutItem 8.1 Cross Creek CUP/SDRTO:
FROM:
PREPARED BY:
SUBJECT:
GENERAL INFORMATION:
PROJECT:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
SURROUNDING LAND
USE AND ZONING:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: April 6, 1992
Planning Commission�
Planning Staff '"�r
Carol R. Cirelli, Associate Planner
PA 92-006 Cross Creek Plaza Conditional Use
Permit/Site Development Review
Conditional Use Permit/Site Development Review
request to construct a 7,156 square foot retail
commercial building (convenience market) on a
vacant lot and to amend the Planned Development
(PD) District regulations to establish setback
standards.
Judd C. Lee
300 Third Street, #701
San Francisco, CA 94107
Larry and Celia Cy Lee
55 Leslyn Dr.
Lafayette, CA 94549
Southwest corner of Amador Valley Boulevard and
Dougherty Road
941-2781-2
.5 acres (22,308 square feet)
Retail/Office
Planned Development (PD) District; vacant
North:
South:
Amador Valley Boulevard, Cottonwood
Apartments (multi -family residential);
Planned Development (PD) District
Cross Creek Apartments (multi -family
residential); Planned Development (PD)
District
COPIES TO:
ITEM NO. S. t
Applicant
Owner
Address File
PAGE OF 21
ZONING HISTORY:
PA 85-041.1
PA 85-041.2;
East: Dougherty Road, Camp Parks Reserve
Forces Training Area (U.S. Army)
West: Cross Creek Apartments (multi -family
residential); Planned Development (PD)
District
On March 24, 1986, the Dublin City Council approved and
established findings and general provisions for a
Planned Development (PD) District Rezoning and approved
Tentative Map 5511 for the Villages at Alamo Creek
(Rafanelli and Nahas Real Estate Development). This
approval was for the subdivision of approximately 135
acres of land into a 156 lot subdivision and the
rezoning to a Planned Development (PD) District for a
residential/commercial development of 1,165 dwelling
units (1,019 multi -family residential units and 146
lots for development of single family residential
detached units), a five (5)± acre neighborhood park
site, a 9,000+ square foot commercial site for future
development as a convenience store, and common open
space parcels.
APPLICABLE REGULATIONS:
Section 8-31.18 Minor Modification of the Land Use and
Development Plan states that if a proposed modification to a
structure, facility or land use not indicated on a Land Use and
Development Plan approved by the City Council does not materially
change the provisions of the approved Land Use and Development Plan,
the structure, facility or land use may be permitted subject to
securing a Conditional Use Permit.
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.
Section 8-95.0 Site Development Review states that Site
Development 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.
ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared
pursuant to the California Environmental Quality Act (CEQA), State
PAGE OF
CEQA Guidelines and the City of Dublin Environmental Guidelines. The
proposed project will not have a significant effect on the
environment.
NOTIFICATION: Public Notice of the April 6, 1992 hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
The Applicant is requesting Site Development Review approval to
construct a 7,156 square foot retail commercial building (convenience
market) on a vacant lot and Conditional Use Permit approval to amend
the Planned Development (PD) District regulations to establish setback
standards. The proposed project site is part of the Villages at Alamo
Creek tentative map and rezoning project that was approved by the City
Council in March of 1986.
Conditional Use Permit
The Conditional Use Permit request is to amend the PD District
regulations to allow a 10 foot rear yard setback from the southern
property line and a zero foot side yard setback from the western
property line. The existing PD District regulations do not establish
front, rear or side yard setback requirements for the project site.
As a condition of approval, the Applicant will be required to
maintain a 20 foot front yard setback. Portions of the drive aisle
are within the required front yard setback. However, the PD District
conceptual plan approved for the site shows drive aisles within what
would typically be required setback areas for a commercial
development. The Applicant's request is consistent with the PD
District's conceptual plan.
The setback requirements for a similar retail commercial center
(the Dublin Cyclery shopping center) are 15 feet from the rear yard
(adjacent to residential development), and a minimum of 10 feet from
the side yard. The 7-11 market located adjacent to San Ramon Road and
Silvergate Drive has a 10 foot front yard setback, a minimum 9 foot
side yard setback (adjacent to residential development) and a 1 foot
rear yard setback.
The proposed setback standards are appropriate for the commercial
site and compatible with surrounding uses. Cross Creek apartments is
set back a minimum of 38.5 feet from the northern property line
(adjacent to Cross Creek Plaza's southern property line) and a minimum
of 30.5 feet from the eastern property line (adjacent to Cross Creek
Plaza's western property line). Soundwalls approximately 8 feet in
height currently exist at the property lines separating the project
site from the Cross Creek apartments. Delivery trucks, which could
potentially create noise impacts on the adjacent residential
development, cannot be driven along the rear (southern) or side
(western) portions of the proposed building because of the minimal
setback widths.
-3-
PAGE 3 OF 27
Due to the nature of the proposed uses (neighborhood oriented
rather than large supermarket type), the distance of the project site
from the surrounding residential development, and the location of the
soundwalls, the proposed setback standards are adequate enough to
minimize potential conflicts with the adjacent residential land use.
Since this setback request is considered a minor modification to
the PD District regulations, the project requires Conditional Use
Permit approval.
The proposed use is consistent with the PD District regulations
for a convenience store. The retail commercial uses proposed by the
Applicant, which include convenience market, dry cleaner, florist,
beauty parlor, video rental, and other personal service or
neighborhood oriented commercial uses, are consistent with the PD
District regulations and conceptual plan limiting the use to
convenience stores (see Attachment 2).
Site Development Review
The proposed 7,156 square foot retail commercial building will be
comprised of three lease spaces. The larger of the three spaces,
Lease 3 (see Exhibit A), will be a convenience market. The project
site will be accessed from Amador Valley Boulevard eastbound and
Dougherty Road southbound.
The architectural design of the proposed commercial building,
including the scale, color, texture, height (17 feet) and
architectural features of the structure, are compatible with the
surrounding multi -family residential structures and are in conformance
with the Zoning Ordinance and General Plan. The building will be
comprised of stucco finish, tile roof and tile accents at the
construction joints. The color scheme will be light coral and pastel
blue/green and the two barrel tile hip roofs will be terra cotta.
Conditions of approval have been incorporated into the Draft
Resolution Exhibit D requiring the Applicant to enhance the
architectural features on the upper portions of the four building
walls, particularly those portions visible to the residents of the
Cross Creek apartments, and to properly maintain the western wall
adjacent to the existing sound wall by obtaining an easement over that
portion of the adjacent property necessary for maintenance of the
western wall. In addition, as depicted in the Staff Study (Exhibit
A), the applicant is required to provide a minimum 4 foot wide
unobstructed sidewalk along the northern, eastern and southern
portions of the building, instead of the 3.5 foot wide sidewalk
currently proposed by the Applicant. The Applicant concurs with these
requirements.
The Applicant is providing adequate on -site circulation, parking
(20 spaces) and landscaping in compliance with the Zoning Ordinance.
As shown in the Staff Study (Exhibit A), standard parking spaces must
be double striped 18 feet long exclusive of the 2 foot overhang.
Also, the Applicant shall be required to round off the textured
sidewalk area at the northeast corner of the building in order to
-4-
PAGE OF
facilitate the movement of vehicles in and out of the two adjacent
parking spaces.
Public Works indicated that a minimum 24 foot wide drive aisle is
adequate for the project site. Increasing the length of the standard
parking spaces will result in reducing the northeast corner landscape
strip width from 6 feet to a minimum of 5 feet in the areas directly
across from the standard parking spaces (see Staff Study, Exhibit A).
This is to maintain a minimum 24 foot wide drive aisle. In addition,
conditions of approval have been incorporated into the Draft
Resolution Exhibit D requiring the Applicant to provide on -site
directional arrows and red curbing along the inside portions of the
northeast corner landscape strip. Implementing all these conditions
will facilitate vehicular movement on -site.
The proposed cherry tree located closest to the Dougherty Road
driveway conflicts with sight distance requirements for individuals
making a right turn from the project site on to Dougherty Road. The
Applicant will not be allowed to plant a tree or shrub at this
location. Required reductions in the proposed landscaped areas are
minimal and the project will still result in adequate landscaping.
The Applicant is not required to pay a traffic impact fee. As a
condition of approval to mitigate the Alamo Creek Villages project
traffic impacts, which included the convenience store, the project
proponent was required to construct street and intersection
improvements within and in the vicinity of the Alamo Creek Villages
project site. The project proponent was required to widen Dougherty
Road to 4 lanes with a 3 foot wide painted median and Amador Valley
Boulevard to 4 lanes from Cross Creek (Village I) and Cottonwood
(Village II) to Dougherty Road, and to construct intersection
improvements at Dougherty Road and Amador Valley Boulevard, Dougherty
Road and Dublin Boulevard and Village Parkway and Amador Valley
Boulevard. According to the Public Works Department, these
improvements have been completed.
Dougherty Road will ultimately be widened to 6 lanes and the
Dougherty Road and Amador Valley Boulevard intersection will be
widened and improved by adding turn lanes, relocating signals, etc..
This will facilitate traffic flow in the vicinity of the proposed
commercial project. In addition, an 11 foot wide turn out is
incorporated into the project design at the Dougherty Road driveway
resulting in the safe ingress and egress of vehicles without impeding
southbound traffic flow on Dougherty Road.
The project has been reviewed by other City departments, the City
Attorney, and government agencies and their comments have been
incorporated into the Draft Resolutions (Exhibits C and D) as
conditions of approval. As a condition of the Public Works
Department, the Applicant will be required to dedicate approximately
75 square feet of property along the Dougherty Road side of the
project (see Staff Study, Exhibit A) for either a pedestrian/utility
easement or Dougherty Road widening. The Applicant concurs with this
requirement.
-5- PAGES OF'21
A Negative Declaration has been prepared for the project pursuant
to the California Environmental Quality Act (CEQA), CEQA Guidelines
and the City of Dublin Environmental Guidelines. The 21-day public
review period began March 16, 1992. No comments on the Negative
Declaration have been received to date. A Negative Declaration has
been prepared because the project will not have a significant effect
on the environment.
Staff recommends approval of the Conditional Use Permit and Site
Development Review request to amend the Planned Development (PD)
District regulations to establish a ten (10) foot rear yard setback
from the southern property line and a zero (0) foot side yard setback
from the western property line and to construct a 7,156 square foot
retail commercial building (convenience market) on a vacant lot
subject to the conditions specified in the Draft Resolutions (Exhibits
B, C, and D).
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 92-006 Cross Creek
Plaza Negative Declaration (Exhibit B), Conditional Use
Permit (Exhibit C), and Site Development Review
(Exhibit D), or give Staff and Applicant direction and
continue the matter.
ACTION: Staff recommends that the Planning Commission adopt Draft
Resolution (Exhibit B) approving the Negative Declaration,
Draft Resolution (Exhibit C) approving the Conditional Use
Permit, and Draft Resolution (Exhibit D) approving the Site
Development Review for PA 92-006 Cross Creek Plaza.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Exhibit C:
Exhibit D:
Background
Attachment
Attachment
Site Plan, Building Elevations, Landscape Plan, Staff
Study
Draft Planning Commission Resolution approving the
Negative Declaration for PA 92-006
Draft Planning Commission Resolution
Conditional Use Permit for PA 92-006
Draft Planning Commission Resolution
Development Review for PA 92-006
Attachments:
1: Location/Zoning Map
2: Applicant's Written Statement
approving the
approving the Site
-6
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RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION FOR PA 92-006 CROSS CREEK PLAZA
CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW TO CONSTRUCT A 7,156
SQUARE FOOT RETAIL COMMERCIAL BUILDING (CONVENIENCE MARKET) AND TO
AMEND THE PLANNED DEVELOPMENT (PD) DISTRICT REGULATIONS TO ESTABLISH
SETBACK STANDARDS AT A VACANT LOT LOCATED
ON THE SOUTHWEST CORNER OF AMADOR VALLEY BOULEVARD AND DOUGHERTY ROAD
WHEREAS, Judd Lee, Applicant, filed a Conditional Use Permit and
Site Development Review application to construct a 7,156 square foot
retail commercial building (convenience market) on a vacant lot and to
amend the Planned Development (PD) District regulations to establish
setback requirements; and
WHEREAS, the Planning Commission did review and consider the
Negative Declaration at a public hearing held on April 6, 1992; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, The California Environmental Quality Act (CEQA), State
CEQA Guidelines and the City of Dublin Environmental Guidelines
require that certain projects be reviewed for environmental impacts
and that environmental documentation be prepared; and
WHEREAS, an Initial Study was prepared finding that the project,
as proposed, would not have a significant effect on the environment;
and
WHEREAS, a Negative Declaration has been prepared for this
application.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission does hereby find that:
A. The Conditional Use Permit and Site Development Review
request for the project, PA 92-006, will not have a
significant effect on the environment.
B. The Negative Declaration has been prepared and processed in
accordance with State and local environmental laws and
guideline regulations.
C. The Negative Declaration is complete and adequate.
- 1 -
EXHIBIT g
PAGE AL OF 1
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby adopt the Negative Declaration for PA 92-006 Cross Creek Plaza.
PASSED, APPROVED AND ADOPTED this 6th day of April, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
- 2
PAGE II*
Z7
RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-006 CROSS CREEK PLAZA CONDITIONAL USE PERMIT TO AMEND
THE PLANNED DEVELOPMENT (PD) DISTRICT REGULATIONS TO ESTABLISH SETBACK
STANDARDS AT A VACANT LOT LOCATED ON THE SOUTHWEST CORNER OF AMADOR
VALLEY BOULEVARD AND DOUGHERTY ROAD
WHEREAS, Judd Lee, Applicant, filed a Conditional Use Permit and
Site Development Review application to construct a 7,156 square foot
retail commercial building (convenience market) on a vacant lot and to
amend the Planned Development (PD) District regulations to establish
setback requirements; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on April 6, 1992; 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 a
Negative Declaration has been adopted (Planning Commission Resolution
No. ) for this project as it will have no significant effect on
the environment; 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
small convenience shopping facilities adjacent to
residential areas in the City of Dublin.
B. The types of commercial uses proposed for Cross Creek Plaza,
which include but are not limited to, beauty shop/barber
shop, copy center, dry cleaners, florist, office
space/dispatch center, retail merchandise shops, take-
out/fast food stores, travel agency and video rental, are
consistent with the Planned Development (PD) District (PA
85-041.1 Villages at Alamo Creek) regulations for
convenience store.
C. 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.
EXHIBIT C
PUY OF 21
D. 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.
E. 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.
F. 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 92-006 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, 11'0] Police, [PW] Public Works, [ADM]
Administration, [CA] City Attorney, [FIN] Finance, [F] Dougherty
Regional Fire Authority, [DSR] Dublin San Ramon Services District,
[CO] Alameda Countv Department of Environmental Health.
1. This Conditional Use Permit approval for PA 92-006 is to amend
the Planned Development (PD) regulations for a vacant lot at the
southwest corner of Amador Valley Boulevard and Dougherty Road to
establish a twenty (20) foot front yard setback from the northern
property line, a ten (10) foot rear yard setback from the
southern property line and a zero (0) foot side yard setback from
the western property line. This approval shall generally conform
to the plans labeled Exhibit A and stamped approved, as modified
by the following conditions of approval, and associated Site
Development Review, consisting of a Site Plan and Building
Elevations prepared by Entasis Architects (2 sheets) and a
Landscape Plan prepared by John Nishizawa Co., Inc. (1 sheet)
dated received by the Planning Department January 29, 1992, and a
Staff Study dated March 27, 1992. [PL, B, PW]
2. Parking and drive aisles are permitted within the required twenty
(20) foot front yard setback provided that a minimum five (5)
foot wide landscape strip is provided and maintained along the
street frontages. [PL]
3. Commercial uses established at the proposed commercial site
(Cross Creek Plaza) shall be consistent with the Planned
- 2
PAGE 1 OF �"
Development (PD) District regulations for convenience store,
using the C-N, Neighborhood Business District permitted use and
conditional use regulations as a base and including the following
as permitted uses: beauty shop, barber shop, copy center, dry
cleaners, florist, office space/dispatch center, retail
merchandise shops, take-out/fast food stores, travel agency and
video rental. [PL]
4. The western wall of the commercial building located at the zero
(0) side yard setback shall be properly maintained. [PL]
5. The Applicant shall obtain an easement over the northeastern
portion of the adjacent property (Cross Creek Apartments, APN
941-2781-1) necessary for maintaining the western wall of the
commercial building located at the zero side yard setback, such
easement to be for the purposes of maintenance of the western
wall only. Prior to recordation of said easement, the width,
length and location of said easement shall be subject to review
and approval by the Planning Director, Public Works Director and
City Attorney.[PL, PW, CA]
6. The Applicant shall provide and maintain at all times a total of
20 on -site parking spaces, 1 of which must be a handicapped
parking space. [PL]
7. The Applicant shall comply with all applicable requirements of
the Dougherty Regional Fire Authority. [F, PL]
8. The Applicant shall comply with all applicable City of Dublin
Non -Residential Security Requirements (attached). [PO, PL, B]
9. No loudspeakers or amplified music shall be permitted outside the
enclosed building. [PL]
10. All new landscaping shall be properly maintained at all times.
[PL]
11. The Applicant/Property Owner shall be responsible for clean-up
and disposal of project -related trash to maintain a clean and
litter -free site at all times. [PL]
12. This approval shall become null and void, in the event the
approved use fails to be established or built within a one year
period. This one year period may be extended an additional
twelve (12) months after the expiration date of this approval
(Applicant must submit a written request for the extension prior
to the expiration date) by the Planning Director upon the
determination that the Conditions of Approval remain adequate to
assure that the above stated Findings of Approval will continue
to be met.[PL]
3
PAG
5 on
13. At any time during the effectiveness of this approval, the
approval 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 6th day of April, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
- 4
PAGE
0
RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-006 CROSS CREEK PLAZA SITE DEVELOPMENT REVIEW TO
CONSTRUCT A 7,156 SQUARE FOOT RETAIL COMMERCIAL BUILDING (CONVENIENCE
MARKET) ON A VACANT LOT LOCATED AT THE SOUTHWEST CORNER OF AMADOR
VALLEY BOULEVARD AND DOUGHERTY ROAD
WHEREAS, Judd Lee, Applicant, filed a Conditional Use Permit and
Site Development Review application to construct a 7,156 square foot
retail commercial building (convenience market) on a vacant lot and to
amend the Planned Development (PD) District regulations to establish
setback requirements; and
WHEREAS, the Planning Commission did hold a public hearing on
said application on April 6, 1992; 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 a
Negative Declaration has been adopted (Planning Commission Resolution
No. ) for this project as it will have no significant effect on
the environment; 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 approval of the application is consistent with the
intent/purpose of Section 8-95.0 SITE DEVELOPMENT REVIEW.
B. The approval of the application, as conditioned, complies
with the General Plan and with District (or Planned
Development) Regulations and the General Requirements
established in the Zoning Ordinance.
C. The approval of the application, as conditioned, is in the
best interests of the public health, safety and general
welfare.
D. The proposed site development, including site layout,
vehicular access, circulation and parking, setbacks, height,
walls, public safety and similar elements has been designed
to provide a desirable environment for the development.
EXHIBIT. t
PA(r 11 nr 7-1
E. 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 insure compatibility of this
development with the development's design concept or theme
and the character of adjacent buildings and uses.
F. Landscape considerations, including the locations, type,
size, color, texture and coverage of plant materials,
provisions and similar elements have been considered to
insure visual relief and an attractive environment for the
public.
G. The approval of the Site Development Review will be
consistent with the policies set forth within the General
Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-006 Cross Creek Plaza 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, [PO] Police, [PW] Public Works, [ADM]_
Administration, [CA] City Attorney, [FIN] Finance, [F] Dougherty
Regional Fire Authority, [DSR] Dublin San Ramon Services District,
[CO] Alameda County Department of Environmental Health, [LDD]_
Livermore Dublin Disposal Service.
1. This Site Development Review approval for PA 92-006 is to
construct a 7,156 square foot retail commercial building
(convenience market) to include 20 on -site parking spaces and
landscaping on a vacant lot located on the southwest corner of
Amador Valley Boulevard and Dougherty Road. This approval shall
generally conform to the plans labeled Exhibit A and stamped
approved, as modified by the following conditions of approval,
and associated Conditional Use Permit, consisting of a Site Plan
and Building Elevations prepared by Entasis Architects (2 sheets)
and a Landscape Plan prepared by John Nishizawa Co., Inc. (1
sheet) dated received by the Planning Department January 29,
1992, and a Staff Study dated March 27, 1992. [PL, B, PW]
2. This project shall comply with all applicable City of Dublin Site
Development Review Standard Conditions (attached). [PL]
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PAG i OF 21
3. The retail commercial building shall be set back a minimum of
twenty (20) feet from the front yard or northern property line,
ten (10) feet from the rear yard or southern property line and
zero (0) feet from the side yard or western property line. [PL,
B]
4. Drive aisles and parking spaces shall be permitted in the
required twenty (20) foot front yard setback area provided that a
minimum five (5) foot wide landscape strip is provided and
maintained along the street frontages. [PL]
5. A minimum 4 foot wide unobstructed sidewalk shall be provided
along the north, east and south portions of the building. [PL, B]
6. Prior to issuance of building permits, the Applicant shall submit
to the Planning Director, Public Works Director and City Attorney
for review and approval document(s) assuring that the owner or
tenant of the commercial project site (southwest corner of Amador
Valley Boulevard and Dougherty Road, APN 941-2781-2) will
properly maintain the western wall of the commercial building
located at the zero side yard setback. [PL, PW, CA]
7. Any future signage shall be subject to the Dublin Sign Ordinance
and a separate sign approval action. [PL]
Parking/Circulation
8. The textured sidewalk area at the northeast corner of the
building shall be rounded off so as not to extend the full length
of the two adjacent parking spaces to facilitate the movement of
vehicles in and out of these parking spaces. Prior to issuance
of building permits, a revised site plan depicting this
requirement shall be submitted to the Planning Director for
review and approval [PL, B, PW].
9. All standard size parking spaces shall be double striped 18 feet
long exclusive of the 2 foot overhang. [PL, PW]
10. Directional arrows shall be marked on the pavement at all two
driveway locations and parking lot drive aisles as shown on the
Staff Study, Exhibit A. [PL]
11. The inside curb of the northeast corner landscape strip (curb
along the drive aisle) shall be painted red and labeled no
parking and maintained on a continuous basis. [PL, PW]
12. Prior to issuance of building permits, the Applicant shall submit
a parking striping and pavement marking 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, patron, employee and
compact parking spaces shall be appropriately identified on the
parking plan. [PL]
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PAC
13. Handicapped ramps and parking stalls shall be maintained and
provided as required by the State of California Title 24. [PL, B]
Architectural
14. Prior to issuance of building permits, the Applicant shall submit
to the Planning Director for review and approval building
elevations depicting how the top portions of the four building
walls will be architecturally enhanced. [PL, B]
15. The Applicant shall submit exterior colors and materials for the
project structure subject to the Planning Director's final review
and approval. [PL]
16. All ducts, meters, air conditioning equipment and other
mechanical equipment that is on -site or roof mounted shall be
effectively screened from view with materials architecturally
compatible with the main structure subject to review and approval
of the Planning Director. [PL, B]
17. Transformers, irrigation control boxes, utility meters, valves
and the like shall be enclosed in vaults, screened by fencing or
painted out and landscaped subject to the Planning Director's
review and approval. [PL, B]
Landscape and Irrigation Plans
18. Prior to issuance of building permits, a final detailed Landscape
and Irrigation Plan (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 the
common and botanical names and container size and growth rate and
the number of each plant. All landscaping, as shown on the
Landscape and Irrigation Plans, shall include drought tolerant
vegetation. [PL, B]
19. The final landscape plan shall be generally consistent with the
preliminary landscape plans prepared by John Nishizawa Co., Inc.
dated received by the Planning Department, January 29, 1992,
except that the Applicant shall not be allowed to plant the
Japanese flowering cherry tree or any other tree or shrub at the
end portion (area closest to the Dougherty Road driveway) of the
northeast corner landscape strip, and shall reduce the width of
the same landscape strip to a minimum of five (5) feet in the
areas directly across from the standard parking spaces as shown
on the Staff Study, Exhibit A. [PL]
20. 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]
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PAGE Zo OF 21
21. The Applicant shall complete and submit to the Dublin Planning
Department the Standard Plant Material, Irrigation and
Maintenance Agreement (attached). [PL]
Lighting
22. Exterior lighting shall be provided and shall be of a design and
placement so as not to cause glare onto adjoining residential
properties. Lighting used after daylight hours shall be adequate
to provide for security needs (1-1/2 foot candles). Wall
lighting around the 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, P0]
Police Security
23. As required by the Dublin Police Department, all security
hardware for the new building must comply with the City of Dublin
Non -Residential Security Requirements (City Ordinance No. 21-89,
see attached). Security hardware must be provided for doors,
windows, roof vents, skylights and roof ladders. [B, P0]
24. All proposed building skylights shall be grilled on the interior
of the building in accordance with the City's security ordinance.
[PO, B]
25. Adequate security lighting shall be provided in the rear
storage/utility area. [P0]
26. Written documentation that all Police Department requirements
have been complied with shall be submitted to the Planning
Director prior to issuance of building permits. [PL]
Building
27. The Applicant shall provide two exits from each tenant space in
the commercial building and the exits cannot be through a storage
room. [B]
28. A 30 inch high parapet shall be constructed on the west wall of
the commercial building. [B]
Debris/Dust/Construction Activity
29. Measures shall be taken to contain all trash, construction
debris, and materials on -site until disposal off -site can be
arranged. The Developer shall be responsible for corrective
measures at no expense to the City of Dublin. [PW, B]
30. Areas undergoing grading, and all other construction activities,
shall be watered, or other dust palliative measures may be used,
to prevent dust as conditions warrant or as directed by the
Public Works Director. [PW, B]
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PAGEZ1 0
31. The developer shall keep adjoining public streets free and clean
of project dirt, mud, materials, and debris during the
construction period, as found necessary by the Public Works
Director. [PW]
32. Construction and grading operation shall be limited to weekdays
(Monday through Friday) and the hours from 7:30 a.m. to 5:30
p.m., except as approved in writing by the Public Works
Director/City Engineer. [PW, B]
33. Provision of temporary construction fencing shall be made subject
to review and approval of the City Engineer and the Building
Official. [PW, B, PL]
Fire Protection
34. The new commercial building shall be sprinklered according to the
Dougherty Regional Fire Authority requirements. [F, B]
35. In addition to placing tenant addresses on the front of the
building, the Applicant shall place addresses on the rear wall
for each respective tenant space adjacent to the rear doorways.
[F, PL]
36. Prior to issuance of building permits, the Applicant shall pay a
fire impact fee of $2,400.00 ($600.00 per 2,000 square feet of
new commercial building area). [F, B]
37. Prior to issuance of building permits, the Applicant shall
provide written documentation to the Planning Director that all
requirements of the Dougherty Regional Fire Authority have been
met. [PL, B]
Water and Sewer Services
38. The Applicant shall comply with all Dublin San Ramon Services
District (DSRSD) requirements, including payment of sewer
connection fees and other fees, including processing fees
required for the project. [DSR]
39. Prior to the establishment of a dry cleaning facility at Cross
Creek Plaza, the Applicant or dry cleaning business owner shall
obtain a permit from DSRSD's Wastewater Treatment Plant. [DSR]
40. Written documentation that DSRSD requirements have been complied
with shall be submitted to the Planning Director prior to
issuance of building permits. [PL, B]
Improvement Plans/Dedication
41. The Applicant shall conform to all applicable conditions of the
"Typical Public Works Conditions of Approval for
Commercial/Industrial Site Development Review." [PW]
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Pace aZ o� 2�
42. The Applicant shall dedicate approximately 75 square feet of
property along the Dougherty Road side of the project, as shown
on the Staff Study, Exhibit A, for either a pedestrian/utility
easement or the Dougherty Road widening. [PW]
Grading/Drainage
43. Roof drains shall empty into approved dissipating devices. Roof
water, or other concentrated drainage, shall not be directed onto
adjacent properties, sidewalks, or driveways. No drainage shall
flow across property lines. Downspouts shall drain through the
curb of concrete walks around the building. [PW, B]
44. The areas outside the building shall drain outward at a 2%
minimum slope for unpaved areas and a 1% minimum slope for paved
areas. [PW, B]
45. Prior to issuance of building permits, the Applicant shall submit
Grading Plans to the Public Works Department for review and
approval. [PW]
Encroachment Permit
46. An encroachment permit shall be secured from the Public Works
Director/City Engineer for any work done within the public right-
of-way. [PW]
Disposal Service
47. Prior to issuance of building permits, the Applicant shall submit
a trash enclosure detail subject to the Livermore Dublin Disposal
Service and Planning Director's review and approval. The
materials and colors of the trash enclosure shall be compatible
with the colors and materials of the main structures at the
project site, subject to the review and approval of the Planning
Director. The design of the trash enclosure shall reflect
dimensional criteria deemed acceptable to 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. The doors on the
trash enclosure shall extend the full width of the enclosure. 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,
LDD]
Miscellaneous
48. Building permits for the proposed improvements shall be secured
and construction begun within one year after the effective date
of this approval or said approval shall be void. This one year
period may be extended an additional six (6) months after the
expiration date of this approval (Applicant must submit a written
request for the extension prior to the expiration date) by the
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PAGE
21
Planning Director 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]
49. 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]
50. 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.
[PL, B]
51. 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]
PASSED, APPROVED AND ADOPTED this 6th day of April, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
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CROSS CREEK PLAZA PROPOSAL
Currently, lot 151, located on the South-West corner of Amador Valley Blvd and
Dougherty Rd, is a vacant and undeveloped parcel of land. The parcel is not
located on a hazardous waste or substance site.
The intended purpose for the development of this parcel is to create a convenience
center called 'Cross Creek Plaza.' When completed, the center will consist of two
to three convenience* stores. These convenience stores will provide services for
the immediate surrounding residents.
The filing of the Conditional Use Permit (CUP) is to amend the original Planned
Development to include rear building setback specifications. The proposed
building setbacks are:
• Ten feet from the South soundwall
• Zero feet from the West soundwall.
* For a list of proposed usages, see the attached page.
,JIAN :} 1992
I G a�.�
Proposed Usages:
Beauty Shop/Barber Shop
Copy Center
Dry Cleaners
Florist
Office Space/Dispatch Center
Retail Merchandise Shops
Take -Out Food Stores (Including Pizza Delivery, etc.)
Travel Agency
Video Rental
And any other similar types of comercial usages.
RECEIYEif
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PL ANC ZING
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