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HomeMy WebLinkAbout11/7/1988 PC Agenda CITY OF DUBLIN Development Services ' Planning/Zoning 829-4916 P.O. Box 2340 Building & Safety 829-0822 Dublin, CA 94568 Engineering/Public Works 829-4927 DECLARATION OF POSTING • I declare under penalty of perjury that the foregoing Agen for the Dublin Planning Commission meeting of �J�,`�� �U4s2,'(`( 198_, was posted at the Dublin Library, 7606 Amador Valley Boulevard, Dublin, California, on the of `{emu.,),,,,` A_--, 198 , by q-)6 p.m. Executed this day of 6!YLI,Q)11A.D..._) , 198_ at Dublin, California. Laurence L. Tong Planning Commission Secretary by leAkO_ NanLe- Plan i g Secretary AGENDA CITY OF DUBLIN PLANNING COMMISSION Regular Meeting - Dublin Library Monday - 7:00 p.m. 7606 Amador Valley Blvd., Meeting Room November 7, 1988 1. CALL TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE TO THE FLAG 4. ADDITIONS OR REVISIONS TO THE AGENDA 5. MINUTES OF PREVIOUS MEETING - October 17, 1988 6. ORAL COMMUNICATION - At this time, members of the audience are permitted to address the Planning Commission on any item which is not on the Planning Commission agenda. Comments should not exceed 5 minutes. If any person feels that this is insufficient time to address his or her concern, that person should arrange with the Planning Director to have his or her particular concern placed on the agenda for a future meeting. 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PA 88-091 Villages at Alamo Creek Conditional Use Permit Modifications and Tract Map Extension Request 8.2 PA 88-103 Erik's DeliCafe Conditional Use Permit Request to operate a restaurant/delicafe at 7601 Amador Valley Boulevard 8.3 PA 88-098 Dublin School District Conditional Use Permit Re uest to modify a previous Condition of Approval requiring a 6 foot minimum wall alon ro ert lines at 7471 Larkdale Avenue 8.4 PA 88-085 Diamond Si ns Ahmanson-Ima es Conditional Use Permit Re uest for a Directional Tract Si n located on the northwest corner of San Ramon Road and Silver ate Drive 8.5 PA 88-086 Diamond Si ns Ahmanson Ima es Conditional e Permit Re uest for a on the rlona east side ofi San lRamon d UsRoad undevelo ed ro ert north of Dublin Boulevard PA 88-077 Ahmanson Develo ment Tract Conditional Use 8.6 roved Gradin5074 Plans and permit Re uest to Modif A 0 Conditions of A royal and Site Develo ment Review Re uest Construct 69 Sin le-Famil Detached Homes. 9 NEW OR UNFINISHED BUSINESS 10. OTHERS 11. PIANN ING COMMISSIONERS' CONCERNS 12. ADJ� (Over for Procedures Summary) DUBLIN PLANNING COMMISSION PROCEDURES SUMMARY WELCOME to the Dublin Planning Commission meeting. The Planning Commission is made up of five Dublin residents who have volunteered their services to the community. They were appointed by the Dublin City Council. The Planning Commission encourages and appreciates participation by Dublin residents. Regular meetings of the Planning Commission are held on the first and third Mondays of each month in the Dublin Library Meeting Room, 7606 Amador Valley Boulevard, Dublin. TIME: Planning Commission meetings begin at 7:00 p.m. No new public hearing item will begin after 10:30 p.m., and the meetings will be adjourned by 11:00 p.m., except under unusual circumstances where the Commission votes to hear the item or to extend the meeting for 30-minute increments. ITEMS NOT ON THE AGENDA: No action shall be taken on any item not appearing on the posted agenda unless: 1) the Planning Commission determines by majority vote that an emergency situation exists, as defined in the Government Code 2) the Planning Commission determines by a two-thirds vote, or by a unanimous vote if only three members are present, that the need to take action arose after the agenda was posted; or 3) the item was included in a posted agenda for a prior meeting held within five (5) calendar days and was continued to the current meeting. ORDER OF PRESENTATION: After the Chairperson opens the public hearing on an item, the order of presentation will be as follows: 1) Summary Presentation by Planning Staff 2) Questions by Planning Commission 3) Comments by Applicant 4) Comments by Others in Favor 5) Comments by Those in Opposition 6) Rebuttal by Applicant if Necessary 7) Additional Comments by Staff as Appropriate The hearing is then closed and the item turned over to the Commission for discussion and action. The audience is not permitted to make any further comments unless invited by the Planning Commission. PUBLIC COMMENTS UNDER ORAL COMMUNICATIONS: Any citizen desiring to speak on an item not scheduled on the agenda may do so under Oral Communications at the beginning of the meeting. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. When an item not on the agenda is raised by a member of the public, the matter shall be deemed automatically referred to Staff unless the Planning Commission determines to take action as outlined in the section above entitled ITEMS NOT ON THE AGENDA. PUBLIC COMMENTS ON A HEARING ITEM: On a public hearing or other scheduled item, the Chairperson will ask the audience for its comments, first from those in favor, then from those in opposition. After receiving recognition from the Chairperson, please state your name and address, then proceed with your comments. s The Planning Commission wants to hear all citizen concernat s. Each nnew wrspeakersieakers asked to be brief, add new information, articularl not y interested in the specific have made. The Planning Commission is p reasons why the speaker is for or against an item. public hearings. Such Applause and other demonstrations are prohibited during P have valids. but demonstrations tend to intimidate those in the audience who may opposing viewpoints. Speaker Slips and to uest the use of eaker eak may comments on the Sp The Chairperson maintains the discretion to rsp write c hearing is still open. limit comments. Anyone who does not want to speak Slip and turn it into the Planning Commission while theCPmmission meeting. the p SMOKING CONTROL: Please do not smoke during the Planning ublic licant or representative fails taketao ction attend deny, the a"the p Commission may ITEM WITHOUT APPLICANT their item, the Planning concerning The item may be considered for to yt[endathe hearing. hearing rove the item. licant's inability continue, or approve receipt of written notification of the aP CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 7, 1988 TO: Planning Commission FROM: Planning StaffiZ...on� 'r SUBJECT: PA 88-091 Villages at Alamo Creek Conditional Use Permit Request to Allow Modifications to Specific Conditions of the Original Planned Development and Tentative Tract Map Extension Request for Tract 5511 GENERAL INFORMATION: The Applicant is requesting that the Planning Commission continue the Public Hearing on this item to the next regularly scheduled meeting of November 21, 1988. However, since public hearing notices were mailed out, Staff Recommends that the Commission open the public hearing to determine if there are comments from the public on the application. After receiving any testimony, Staff recommends that the Commission keep the hearing open and continue this item to November 21, 1988. The Applicant has submitted a letter requesting this continuance (Attachment 1). RECOMMENDATIONS; 1) Open Public Hearing and hear Staff Presentation 2) Take Testimony from the Public 3) Question Staff and the Public 4) Leave Public Hearing Open 5) Continue PA 88-091 to the next regularly scheduled Planning Commission meeting of November 21, 1988. ACTION: Staff recommends that the Planning Commission continue PA 88-091 to the next regularly scheduled meeting of November 21, 1988. ATTACHMENTS: Attachment 1: Letter from Applicant dated November 2, 1988 requesting continuance. 8 COPIES TO: Applicant ITEM NO. • Owner File PA 88-091 Rafanelli and Nahas Real Estate Development November 2. 1988 Mr. Rod Barger City of Dublin P. 0. Box 2340 Dublin, CA 94568 RE: November 7 Planning Commission Meeting Dear Rod: I received the Notice of Public Hearing regarding our request to change conditions in the approval of PA 88-091, together with the extension of the tentative map. Unfortunately, Rod, on November 7th, neither Mark Rafanelli nor myself will be in the Bay Area. There is no one else in our organization familiar enough with the background and the conditions to properly represent our concerns at the Planning Commission. I would therefore respectfully request that the hearing be extended to the November 21st Planning Commission meeting. Cordially, Ronald C. Nahas RCN/ds cc: Valerie Barnes, Chairperson c= ou y ACI'IMN 20211 PATIO DRIVE,SUITE 215,CASTRO VALLEY CA 94546 ( / y!/1 fell 1 CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 7, 1988 TO: Planning Commission FROM: Planning Staff Woik' SUBJECT: PA 88-103 Erik's DeliCafe Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit application for establishing a Restaurant (Erik's DeliCafe) in a portion of an existing building at 7601 Amador Valley Boulevard APPLICANT/REPRESENTATIVE: Michael and Teresa Wyant 12235 Toluca Drive San Ramon, CA 94503 PROPERTY OWNER: Robert F. Glockner Rainbow Investment Company 690 Industrial Road San Carlos, CA 94070 LOCATION: 7601 Amador Valley Boulevard ASSESSOR PARCEL NUMBER: 941-173-1-6 PARCEL SIZE: 1.3+ acre GENERAL PLAN DESIGNATION: Commercial/Industrial-Retail/Office EXISTING ZONING AND LAND USE: PD (Planned Development) allowing a range of C- 1, Retail Business District uses. The site is partially developed containing a vacant undeveloped lot and a 3880 square foot building. Approximately 1200 square feet is currently occupied as a Real Estate Office SURROUNDING LAND USE AND ZONING: North: R-2-D-20 (Suburban Residence Combining District) - DSRSD Fire Station and Residential Apartments South: C-1 (Retail Business District) - Amador Valley Boulevard and Dublin Library, and mixed retail uses East: R-2-D-3 (Suburban Residential Combining District) - Residential Apartments COPIES TO: Applicant Owner ITEM NO. • File PA 88-103 West: R-S-D-20 (Suburban Residential Combining District) - Medical Clinic, Residential Apartments, and mixed retail uses ZONING HISTORY: 1965: Initial Site Development for Salinas Valley Savings, single story 1750+ square foot plus two 14-space parking areas. May 1972: A 750+ square foot drive through bank window service was added on the north side of the building. One-way drive isle added between the two previously developed parking areas. October 1973: An 1,000+ square foot building was added on the east side of the site connecting to the existing building by a covered patio area. An additional 20 parking spaces were also added off of Donahue Drive. PA 83-017: On May 26, 1983, the Planning Director approved adding a new sign to the existing freestanding sign and reducing the sign height to 17'-0" maximum for Greater Western Savings & Loan Assoication. PA 87-076: On September 14, 1987, the City Cuncil approved a rezoning request from C-0 (Commercial Office) to PD (Planned Development) allowing a general range of C-1 Retail Business District uses with certain conditions. PA 88-005: In January 1988, Site Development Review request filed for two new retail buildings (10,740 square feet). Further review postponed per Applicant's request and final action has not been taken on this application. APPLICABLE REGULATIONS: 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 peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: Categorically Exempt, Class 1(a), Section 15301: Minor alteration of an existing private structure involving negligible or no expansion of use beyond that previously existing. -2- NOTIFICATION: Public Notice of the November 7, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: Consistent with the requirements of the Planned Development zoning, the Applicant has submitted this application for a Conditional Use Permit for a Restaurant (DeliCafe). The existing building was built in 1965. In 1987, the property owner initiated a rezoning to the site which established a wider range of permitted and conditionally permitted uses. Restaurants were added to the list of conditional uses. The existing building area is approximately 3880 square feet. The Applicant's proposal would use 1750 square feet of area. Another 1200 square feet is currentliy occupied by offices for a real estate company, approximately 930 square feet is unoccupied. The Applicant's proposal would contain a sit down dining area of 50-60 seats. No actual cooking would be done on the site, only reheating. The use would involve one daily delivery of food items. Concerns that might be related to the establishment of a Restaurant include proximity to residential uses, noise, traffic and parking. The proposed location of the Restaurant is in the building closest to Amador Valley Boulevard and Starward Drive. The residential homes are located nearby to the north, adequately separated from the proposed location by a vacant lot thus minimizing impacts. Traffic and parking are expected to peak at hours different from some of the uses in the building. There may be some coincidence of traffic from the Restaurant with the real estate office. Adequate parking exists near both of these establishments so no conflicts are anticipated. The Staff has contacted the City's Traffic Consultant, TJKM, who has prepared a cost sharing allocation for the future signal light at Amador Valley Boulevard and Amador Plaza Road. The consultant has calculated that this change of use to Restaurant would increase the number of peak p.m. hour vehicle trips through the Amador Valley Boulevard and Amador Plaza Road intersection by 11 vehicles over the previous Savings & Loan use. The traffic fee for this signal has been set at $144 per vehicle trip, this results in a traffic fee of $1,584.00 for the 1750 square feet restaurant. A condition requiring payment of this fee prior to issuance of the building permit is included in the Draft Resolution. Parking requirements for Restaurants are higher than other uses in the building. A retail use in the same space would require about 6-7 spaces versus the 16 spaces required for this Restaurant. However, the overall parking available for the site (31) provides adequate parking for the restaurant and other uses (30). Noise is not expected to be a problem with this project. A condition has been included in the draft Conditions of Approval which prohibits loud speakers or amplified music outside the building. In addition, there is also a condition which requires the owner to control activities including not having early morning or late evening service deliveries so as not to create a nuisance to existing or future adjoining businesses and nearby residences. Based on the previous analysis, Staff believes the request is appropriate and recommends the Planning Commission approve the request for a Restaurant. -3- RECOMMENDATION: 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 Resolution approving PA 88-103 Erik's DeliCafe Conditional Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Adopt Resolution approving PA 88-103 Erik's DeliCafe Conditional Use Permit (Exhibit A) ATTACHMENTS: Exhibit A: Draft Resolution approving PA 88-103 Erik's DeliCafe Conditional Use Permit Exhibit B: Site Plan Exhibit C: Floor Plan Attachment 1: Location Map Attachment 2: PD Conditional Uses Attachment 3: Site Photos Attachment 4: Applicant's Written Statement -4- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-103 ERIK'S DELICAFE CONDITIONAL USE PERMIT REQUEST TO ESTABLISH A RESTAURANT WITHIN A PORTION (1750+ SQUARE FEET) OF AN EXISTING COMMERCIAL BUILDING AT 7601 AMADOR VALLEY BOULEVARD WHEREAS, Michael Wyant, representing Erik's DeliCafe filed an application for a Conditional Use Permit to locate a 1705 square foot restaurant use within an existing commerical building at 7601 Amador Valley Boulevard. WHEREAS, the Planning Commission held a public hearing on said application on November 7, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the request is categorically exempt in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, a Staff Report was submitted recommending the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: a. The use is required by the public need in that it provides a Restaurant (DeliCafe) service for the community and neighborhood. b. The use would be properly related to other land uses and transportation and service facilities in the vicinity. c. The use, if permitted under all circumstances and conditions of this particular case, will not materially affect adversely 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 area, as all applicable regulations will be met. d. The use will not be contrary to the specific intent clause or performance standards established for the district in which it is to be located. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 88-103 Conditional Use Permit as shown on the attached Exhibit B and C and subject to the following conditions: CONDITIONS OF APPROVAL: Unless otherwise specified, the following conditions shall be comiplied with prior to issuance of building permits. Each item is subject to review and approval by the Planning Deaprtment unless otherwise specified. 1. Development shall be generally as shown on the floor plan submitted with the application dated received by the Dublin Planning Department on October 8, 1988 (Exhibit B and C). Development shall be subject to final review and approval by the Planning Director prior to the issuance of a building permit or establishment of the requested use and shall be subject to the conditions listed below. l _ r1 /1 2. The permit shall be valid for period of one (1) year until November 17, 1989, at which time the Applicant may request an administrative extension for an additional two (2) years from the Planning Director provided such written request is made prior to the permits expiration date. 3. Failure to establish the use within one (1) year of the effective date of the permit will cause the permit to become null and void. 4. No loudspeakers or amplified music shall be permitted outside the enclosed building. All activities associated with the proposed uses shall be conducted entirely within the subject building. 5. Prior to the issuance of a building permit or establishment of the proposed use, detailed floor plans of the Restaurant shall be prepared by the Applicant and submitted for review and approval by the Planning Director. 6. Any new signs proposed to be established for this use shall be in conformance to the City's Sign Ordinance and shall be subject to revivew and approval by the Planning Director. Temporary signs indicating special promotional events shall not be located on this site unless the necessary Conditional Use Permit or Administrative Conditional Use Permit has been processed and approved covering such signage. 7. The Applicant shall not allow any nuisance to be maintained or conducted on the premises. All deliveries shall occur between 7:30 a.m. and 6:00 p.m. 8. The Applicant shall comply with all requirements of the Dublin Building Department. 9. Prior to the issuance of a building permit for the establishment of the proposed use, the developer shall submit a letter documenting that the requirements of the Dougherty Regional Fire Authority have been satisfied. 10. Prior to the issuance of a building permit for the establishment, plans showing plumbing fixtures must be reviewed and approved by DSRSD. 11. Prior to the issuance of a building permit for the establishment, a traffic mitigation fee of $1,584.00 shall be paid. 12. This permit shall be revocable for cause in accordance with Section 8- 90.7 of the Dublin Zoning Ordinance. Non-compliance of any provisions of the above conditions shall be cause for the initiation of hearings before the Planning Commission to determine whether cause is present to revoke this permit. PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. 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' --- - ..- _..---- 1-•-tio:\111r:67----':;.\\1: *))•‘:=::..-_____ .. • "- . .. . ..... - --'7' \'•------' ' - _.--- ___--- ,---- .,•S, .. ..,,, , •-•,,,,......(( .; •;:i•„, ) ir,,, ,r--.jr,--:::,-',.__ : ••,%.,:.:..-- ',',.1..7-7/ .6. -- • ----• ...I. At 2. Conditional uses in the subectom, Planned Development District permitted on y approve as provides in Section 8.94,0 of the Zoning Ordinance, • t shall include: . a) :Community Facility - b) Commercial Recreation•Facility,'if within a building c) Hotel, Motel or Boarding House d) Service Station, Type A -._� -e) Restaurant or Tavern 3. Minimum setback requirements for new development on the subject property shall be as'follows: a) Front Yards: For this site, for purposes of calculating setback requirements and the property's front lot line, the minimum setback from Amador Valley Boulevard shall be a minimum of 20 feet for single- story stuctures and a minimum of 25 feet for any structure with a height in excess of 18 feet. b) Street-Side Side Yard: The setback from both Starward Drive and Donahue Drive shall be a minimum of 20 feet, a standard which shall extend to the mid-point of the radius returns onto Amador Valley Boulevard. c) Side and Rear Setbacks: The minimum setbacks along the property's north and west boundaries shall be 10 feet for one-story structures and 15 feet for structures with a'height in excess of 18 feet. 4. No building established in this PD, Planned Development District shall exceed a height of two-stories or 35 feet. • 5. No building or buildings estalished in this PD, Planned Development District shall exceed a maximum lot coverage of 35 percent. 6. A minimum of 25 percent'of the land in this PD, Planned Development District shall not be occupied by buildings, structures, or pavement, but shall be landscaped. A minimum of 75 percent of this open area shall be planted and maintained with growing plants. _ . 7. Development of any new structure in this PD, Planned Development District, or any construction activity in the form of exterior building alterations (beyond minor alterations and/or repairs) or additions involving the existing structures in the District, shall be subject to Site Development Review pursuant to Section 8-95.0 of the Zoning Ordinance. Plans submitted for a Site Development Review application covering this site shall detail the following site modifications. , a) Elimination of the existing unused drive-thru window roof and support structure and creation of a two-way on-site driveway connection between on-site parking areas. b) Modification of the dimensional layout and striping plan layout for the ,\,' westerly parking lot to create a 90-degree, double-loaded parking area with a raised landscape planter separation between the parking lot and the adjoining on-site driveway. c) Elimination of the southerly Donahue Drive driveway with a concurrent revamping of the eastern parking area to substantially reflect the layout and dimensions of the 90-degree, double-loaded parking area detailed in the Staff Study dated August, 1987. • 8, Prior to occupancy of any existing or new structure by a use allowed by this District, compliance with the following City Engineer recommendations shall occur: a) Repair deficiencies in existing frontage improvements such as chipped and offset sidewalk as required by the City Engineer. b) Raise low dirt grade to be level wit .the sidewalk. • c) Remove damaged fence and post at the northeast driveway. d) Trim landscaping at all driveways so that sight distance for vehicles entering and exiting the site is not obstructed. Also trim landscaping that is encroaching on the sidewalk. ATTACHMENT L - ,v a:.t -2 . oatcs TSI J(A 7 October 3, 1988 RECEIVED, Maureen O'Halloran OCT $ 19Q0 City of Dublin Planning Department DUBLIN PLANNING 6500 Dublin Blvd. ss- I�3 Dublin, CA 94568 Dear Maureen: We propose to operate an Erik's DeliCafe franchise at 7601 Amador Valley Blvd. Erik's DeliCafe is a restaurant with a unique, rustic atmosphere, serving fresh deli-style food made from scratch. Erik Johnson started Erik's DeliCafe in Scotts Valley, CA in 1973 with one 600 square feet deli. Today there are 13 DeliCafes - 7 franchised and 6 company owned delis . All salads, soups, baked goods, entrees, and "Sandwiches with Character" are based on family recipes developed by Erik and his parents . All food is made from scratch, using the highest quality ingredients, made fresh every day in Eriks central kitchen in Santa Cruz; another kitchen is scheduled to open in Fremont in January. All food is delivered fresh to each DeliCafe every day. Another unique aspect of Erik's is our decor. The atmosphere is old western, sort of stagecoach - way station style, with country hospitality. Authentic barnwood, genuine western antiques found by Eriks father Ray, and a functioning parlor stove highlights the decor. A minimum of plastic is used. The restaurant itself will be approximately 1750 square feet with approximately 650 square feet of kitchen area, and 1100 square feet of customer service and dining area. It will seat approximately 50-60 people. On site parking for 22-25 cars will be provided. ATTACHMENT4 phee . 03 Our reasons for pursuing this project: 1. Provide quality food in a warm, friendly atmosphere. 2 . Provide a unique dining experience at reasonable prices . 3 . Provide a healthy alternative to fast food. 4 . Have a family business my wife and I can operate together. 5 . Become an active member of the community. The benefits of having Erik's DeliCafe at 7601 Amador Valley in Dublin. 1. We have an attractive retail location. 2 . Because of our central kitchen, we will only receive two deliveries per day. This is far less than traditional restaurants. 3 . Again, because of our central kitchen, no cooking will be done on the premises, only heating of food. 4 . Because we are a deli-style restaurant, 70% of our business is from 10 am to 5 pm. 5 . We will employ a total of 12-15 people. 6 . We will pay business taxes . 7 . We offer a 20% senior citizens discount. 8 . We will contribute to local charities and events . 9 . Erik's DeliCafe has a longstanding tradition of community involvement that we will continue. We feel that Erik's DeliCafe will be an asset to the City of Dublin. Our unique approach to operating a restaurant eliminates many of the negatives of the restaurant business . We do not have more than two deliveries per day, and our cooking is done off of the premises . This will cause a minimum effect on the neighborhood. The style of Erik's DeliCafe has the advantages of fastfood with a home-style quality at a reasonable price. Very truly yours, Michael C. Wyant Erik's DeliCafe of Dublin CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 7, 1988 TO: Planning Commission FROM: Planning Staff fikb(al t '1 SUBJECT: PA 88-098 Dublin School District Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit request to modify a previous condition of approval requiring a 6 foot minimum masonry or prefabricated concrete wall along property lines abutting existing or planned residential uses. The Applicant is proposing a wall of varying heights due to grades. REPRESENTATIVE: Halim Aksoy, Architect Akol & Yoshii 2059A Mt. Diablo Boulevard Walnut Creek, CA 94596 PROPERTY OWNER: Dublin Joint Unified School District 7471 Larkdale Avenue Dublin, CA 94568 LOCATION: 7425 Larkdale Avenue ASSESSOR PARCEL NUMBER: 941-81-27-1 GENERAL PLAN DESIGNATION: Public/Semi-Public Facility EXISTING ZONING AND LAND USE: R-1-B-E Single Family Residential Combining District Administrative Offices & Corporation Yard Facilities SURROUNDING LAND USE AND ZONING: North: Kolb Park/R-1-B-E South: Larkdale Avenue, Single Residential/R-1-B-E East: Single Family Residential/R-1-B-E West: Single Family Residential/R-1-B-E ZONING HISTORY: 355th ZU: The subject property was rezoned from A-2, Agricultural District, to the R-1-B-E, Single Family Residential Combining District, by the 355th Zoning Unit, with an effective date of December 8, 1960, following its approval by the Alameda County Board of Supervisors. COPIES TO: Applicant Owner ITEM NO. S• File PA 88-098 r1 /'N Tract 2286: The site consists of Lots 14 and 27 of Tract 2286, which also created the adjoining 25 single family residential lots (A total of 186 of the nearby lots were created by Tract 2286) C-2308: A Conditional Use Permit processed by the Alameda County Zoning Administrator to allow the construction and operation of a neighborhood park on a portion of the subject property (Kolb Park improvements). PA 83-040: The Dublin Planning Commission granted (August 15, 1983) a Conditional Use Permit request for the operation of a 120-child Christian Youth Academy and Tri-Valley Church involving the Administration Building, the Multi-Use Building, "B" Wing and the developed outside area of the Fallon School. PA 83-043: The Dublin Planning Commission granted (August 15, 1983) a Conditional Use Permit request for the establishment of a 50-child educational program for developmentally disabled youths within the kindergarten portion of the Fallon School (Kaleidoscope Center). PA 84-013: The Dublin Planning Commission granted (April 16, 1984) a Conditional Use Permit request for the operation of a preschool, daycare and elementary school operation in Building C-C on the Fallon School site (Fountainhead Montessori). PA 84-061: The Dublin Planning Commission granted (November 19, 1984) a Conditional Use Permit request for the operation of a 120 child daycare center for children from 8 weeks through 10 years of age (Growing Tree Preschool) in Building C-A of the Fallon School. PA 85-104: The Dublin Planning Commission granted (January 6, 1986) a Conditional Use Permit request for the continued operation of the Kaleidoscope Center aprpoved under PA 83-043. PA 86-024: Fallon School Site Conditional Use Permit/Tentative Map. On September 15, 1986, Planning Commission approved Negative Declaration, Tentative Map for a 20 lot subdivision including residential lots, 5 acre park site and City Senior Recreation Center, and approved a Conditional Use Permit for Administrative Offices/Corporation Yard and continued use of building for Kaleidoscope Center. PA 87-103: Fallon School Site Conditional Use Permit. On August 17, 1987, the Planning Commission approved a Conditional Use Permit to allow a Community Facility in R-1-B-E District (Administrative Offices/ Corporation Yard and Kaleidoscope) APPLICABLE REGULATIONS: 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 peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; -2- d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: Categorically Exempt, Class 3(e), Section 15303 NOTIFICATION: Public Notice of the November 7, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting approval of a Conditional Use Permit to modify a Condition of Approval established for PA 87-103. Condition #27 of Planning Commission Resolution No. 87-059 requires installation of a masonry or prefabricated concrete wall with a 6 foot minimum height along the perimeter of the property abutting existing or future residential uses or the park site (See Attachment 1). The intent of the condition was to provide substantial uniform fencing along the property abutting residential uses while providing a visual separation between the two uses (non-residential office/corporation yard use and the single family residential uses). The Applicant is requesting approval to modify the condition to allow the use of chain link fence and redwood slats in place of the concrete wall required under Condition #27. The Applicant is proposing a masonry retaining wall of varying heights from 2 feet to 6 feet (determined by existing grades). Staff recommends the Planning Commission approve the Applicant's request to modify Condition #27 as the combination chain link with redwood slat fence is consistent with the intent of the condition to establish consistent uniform fencing to provide a separation between residential and non-residential uses. RECOMMENDATION: 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 Resolution concerning Conditional Use Permit, or give Staff and Applicant direction and continue the matter. ACTION: Staff recommends the Planning Commission adopt Draft Resolution Exhibit B approving PA 88-098 Dublin School District Conditional Use Permit ATTACHMENTS: Exhibit A: Plans Exhibit B: Resolution of Approval Attachment 1: Planning Commission Resolution No. 87-059 Attachment 2: Applicant's Written Statement Attachment 3: Location Map -3- / ` m �A K O L & YOSHII JOB ARCHITECTS & ENGINEERS ' BY DATE SHEET \ Nt?"•,\60.? • s, yti \ �\ aUI;,DINC, GP. 'P < ►ov% < ' k QA S\--1/ 1) w --e\r------'T'--•••-..._ Ast) �Ta (1) . ic dfZ7 1. N E , N wA L \��. PAP to p _ z \ i PRO .T `�'yy K'aL • ` 1�OTE• SE ORIGI P:A.L GOti/T RP�CT � �( 2F AkJ JG5 FOR ALL ITEMS 1.11�1 �f �3a ri- PARTIAL � . ,,, NOTES NOT Si-Pk-ltd.N• _g/5 �S f'L�N q,�L ! ,o,„H 4„,.... g -figRiECIVED / .. P `,2J I2.3 ----/1. D'UBLIN i L iNiy;t\,'G AKOL AND YOSHII DISTRICT ADMINISTRATION AND C 0 - 2 5 ARCHITECTS & ENGINEEF MADITENANCE FACILITTFS 2059 A MT DIABLO BLVD FOR THE WALNUT CREEK, CA JOB ND: 87-1 94596 MURRAY SCHOOL DISTRICT (415) 934-5522 DUBLIN, CALIFORNIA DATE: S-11-SS rlf I z 09.3 _----- 7. i z AKOL & YOSHII JOB ARCHITECTS Et ENGINEERS BY DATE SHEET Si oil -4 5, 0„ - 8" - EX►11. GoND - (.< Ex15A. GPAI� FBNLE, y Se.Yor l a 1- i I 8 i � \ '` r �PP�O API X.. FiN. . —\- 4 -__ I Fi1l!I6�1 G RAdE-� 1 , \ I I I G ,:S p ,, , co,.!0,-) `T\ \ .�►----, —� I \ -------____,\ /_4_.../Z. \ \_9 \ r, N \ / 1 / \ / 5XIS%EIS " l \ / GoND. \\ ifASPI-iAL: ��d11tiG XI I. ,______<---] fir r_..._..._ ..1 ���— �-� < PIER as`;oND —›I L. _ ______i F--T--' -.. I C----,1 ) Q -----, 2.6g _____ . KOTS I. PATCH R.SPAIR ALL _ s „l y �I ASPHALT Pavia AS Rev. _ �, yJ b. 5l„/r5 2.,55. CR:G I NN, co ki-r K.Aor III sXI .T'I!\1G -AP P wX p I JftJ66 FOR NW.oK1R.'7' C.L. FEN1GE Pi GLIDE �? j kJALL5 / CONIC. PEA \ / DISTRICT AFMtNISTRATION AND MAINTENANCE FACILITTFS \• / FOR THE ..O - N / ‘.9 MURRAY SCHOOL DISTRECT \ / _ASPNAAL� DUBLIN, CALIFORNIA }-I G0/!D. ; I PAvIt•iG \ / ASR 2 CO 26 I AKOL AND YOSHII � ARC1IT1 C'ib & PIER e)CYoN0 I ENGINEERS RECEIVED, L_ `J JOB NO: 87-1 G' c ; ;`"� IC �, 2059 A MT DIABLO (_,__ _J ��LNUT CREEK, CA 94596 934-5522 DATE: 8-11-88 D'!'I ;b -uNN;N o A15 .3.c3 -- A. cup IERas-Qq$ 14 0a( bz6c.i. RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-098 DUBLIN SCHOOL DISTRICT CONDITIONAL USE PERMIT MODIFYING CONDITION #27 OF PLANNING COMMISSION RESOLUTION NO. 87-059 WHEREAS, Halim Aksoy of Akol & Yoshii Architects representing the property owner, Dublin School District, request approval of a Conditional Use Permit to modify a previous Condition of Approval requiring installation of a 6 foot minimum height concrete or prefabricated concrete wall along the property line abutting existing or planned residential uses; and WHEREAS, on August 17, 1987, the Planning Commission adopted Resolution No. 87-059 establishing Condition #27 requiring installation of a 6 foot minimum tall concrete or prefabricated concrete wall "along that portion of the project's boundary which directly abut existing or planned residential uses or which abuts the planned future neighborhood park site"; and WHEREAS, the intent of Condition #27 was to establish uniform fencing along that portion of the project property which abuts residential uses in order to provide a separation between residential and non-residential uses; and WHEREAS, the Planning Commission held a public hearing on said application on November 7, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be Categorically Exempt, Class 3e, Section 15303; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission hereby finds: a. The proposed modification in the fence is required by the public need as it provides a separation between residential and non-residential uses. b. The use will be properly related to other land uses transportation and service facilities in the vicinity as the proposed fencing will visually screen the site from adjoining residences. c. The uses 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. d. The uses will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located, as the proposed uses will be compatible with adjoining existing and planned single-family residential uses and the proposed neighborhood park use. BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby conditionally approve PA 88-098 Dublin School District Conditional Use Permit as shown on materials labeled Exhibit A on file with the Dublin Planning Department subject to the following conditions: 8-1- rw4T Unless otherwise stated, all Conditions of Approval shall be complied with prior to issuance of building or grading permits and shall be subject to Planning Department review and approval. 1. Except as specifically modified by the conditions listed below, development of the site shall conform to the Conditions of Approval outlined in Planning Commission Resolution No. 87-059 for PA 87-103. 2. Condition #27 of Resolution No. 87-059 of the Dublin Planning Commission is amended to read as follows: 27.A. The Applicant shall install and maintain at all times redwood slats within the 6 foot minimum height chain link fence along that portion of the project's boundary which directly abuts existing or planned residential uses. The timing of the installation of the redwood slats shall be generally consistent with the timing of installation of perimeter landscaping called for in Condition #58 for Tentative Map 5616 (Planning Commission Resolution No. 86-053). 27.B. The Applicant shall construct a masonry concrete or prefabricated concrete retaining wall as generally depicted in plans dated received September 26, 1988 prepared by Akol and Yoshii Architects & Engineers labeled Exhibit A. Said wall shall be subject to review and approval of the Building Official. Where located at the property line and adjoining an area with a higher grade, the wall shall be designed to retain a minimum of two feet of back-fill material. The necessary back- fill material to level the grade behind the wall shall be supplied by the Subdivider at the request of the respective impacted adjoining residential property owners." 3. 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. PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- Pirr h a�i'CzeitJ .Iu.. ) JI.V r .yam .. -..wu.......>i....nr�...).,..r....... ,....ur,..tu- i.64.41.. .�. we...�au,�acr. . RESOLUTION NO 87 - 059 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING CONDITIONAL USE PER`SIT CONCERNING PA 87-103 FALLON SCHOOL SITE (AKOL & YOSHII ARCHITECTS/MURRAY SCHOOL DISTRICT) WHEREAS, Kayo Yoshii, of Akol & Yoshii Architects, on behalf of the Murray School District, request approval of a Conditional Use Permit to allow use of Lot #20 of Tentative Map 5616, covering the Fallon School Site facility as the Administrative Offices and Corporation Yard for the Murray School District' and to make continued use of one of the existing on-site buildings by the Kaleidoscope Center; and WHEREAS, the adopted City of Dublin Zoning Ordinance restricts the operation of a Community Facility in an R-1-B-E, Single Family Residential Combining District until a Conditional Use Permit is secured; and WHEREAS, the Planning Commission did hold a public hearing on said application on August 17, 1987; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and a Mitigated Negative Declaration of Environmental Significance has been previously adopted for the project (Planning Commission Resolution No. 87 - 058); and WHEREAS, the Planning Commission finds that the Conditional Use Permit, as mitigated, will not have a significant environmental impact; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth; and WHEREAS, the proposed land use, if conditionally approved, is appropriate for the subject property in terms of being compatible to existing land uses in the area and will not overburden public services; NOW THEREFORE, BE IT RESOLVED THAT THE Planning Commission finds: a) Use of the 5.4+ acre site (covering the area composing Lots #19 and #20 of Tentative Map 5616) for the Murray School District's Administrative Offices and Corporation Yard and to make continued use of one of the existing on-site buildings by the Kaleidoscope Center, serves the public need by providing for the operation of a needed multi-use Community Facility. b) The uses will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed use will be a relatively low intensity land use, with exterior activities adequately screened and/or set back from adjoining residences to minimize any adverse visual or acoustical impacts. c) The uses 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, ATTACHMENT I grA00°.,‘„ -1- pp,s?„-CA80.,b\:Y In;*(,(.1/4-csii sA<v;4s;i�1aCWJ�i nNL4.A iySGrr t vkS.' F,flc�i'iLaw .Ge,� � N.".F .1,11 ri�y�."�'+ ,.'.-.�..+Yt..:.JJ:a✓. ,.u.;u�yny+' r'• "iws .w� ..aa�'w fh1' '�.�N}�N ^"iCw'��� d) The uses will not be contrary to the specific intent clauses or performance standards established for the Distrct in which it is to be .located, as,the„proposed uses will be compatible with adjoining existing - — and planned single family residential uses and the proposed neighborhood park uses. e) The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED that the Planning Commission does hereby conditionally approve said application as shown by materials labeled Exhibit C and Background Attachments #1 and #2 from the August 17, 1987, Planning Commission Staff Report on file with the Dublin Planning Department, subject to the following conditions: Unless otherwise stated, all Conditions of Approval shall be complied with ' prior to issuance of building or grading permits and shall be subject to Planning Department review and approval. 1. Development and operation of the Administrative Offices and Corporation Yard for the Murray School District on the 5.4+ acre site (covering the area composing proposed Lots #19 and #20 of Tract 5616) shall be substantially as shown on the Site Plan and the Floor Plans, Roof Plans • and Exterior Elevations prepared by Akol & Yoshii, consisting of two sheets and dated received by the Dublin Planning Department on Julyl7, 1987. Development shall be subject to final review and approval by the Planning Director prior to the issuance of building permits for remodeling of any of the existing facilities or building permits for the two proposed new structures, or prior to the relocation of any of the Corporation Yard activities or storage. Development shall be subject to the conditions listed below. The setbacks for the proposed Mechanic Shop and Equipment shed shall be increased from 10 feet to a minimum of 20 feet. 2. The current Conditional Use Permit for the Kaleidoscope Center (PA 85-104) shall remain valid and shall continue to be subject to the Conditions of Approval established under Planning Commission Resolution No. 86-002. 3. The permit for the Administrative Office/Corporation Yard facility shall be valid for a period of five (5) years, at which time it shall be necessary to apply for renewal. Failure to establish the uses within one year of the effective date of the permit will cause the permit to become null and void. 4. The hours of operation of the District's Corporation Yard use shall be restricted to the hours between 7:00 a.m. and 5:00 p.m., Monday through Friday. 5. No loudspeakers or amplified music shall be permitted outside the enclosed building. 6. Prior to the relocation of any of the Corporation Yard activities or related exterior storage, the School District shall supply the following information for review and approval by the City Planning Department: A. A generalized summary of items proposed for exterior storage and an indication of the proposed general location of said storage. B. Details of the number and types of School District maintenance vehicles proposed to be parked on site with a generalized indication of the location where said vehicles are proposed to be parked or stored. The list of activities, and their general location within the site, may be supplemented and/or modified upon 30-day written notice from the School District, with the Planning Director maintaining review and approval authority over any new or modified activities to determine whether said uses are consistent with the intent of this approval and with the Findings of Approval established for this permit. -2- Ir a.rr..i..... ��...r�wn1,....:..:.v�r....i.•..x;s✓r�....:.:rntw.ziwa...TtltlLt✓L!L^.L..�:�i�iNb"'ia"iuE�e..:�.�w...... .. 7. All signs directly visible from Larkdale Avenue developed for the proposed Murray School District Administrative Offices/Corporation Yard facilities shall be subject to review and approval by the Planning Director as regards size, location, copy and construction materials and design prior to installation. 8. The parking plan proposed at the northeast quadrant of the site shall be modified to drop two parking spaces in the central parking area, as generally shown on the Staff Study dated August, 1987. An additional modification shall be made to accommodate the increased setback for the Equipment Shed called for in Condition #1, above to retain as many of the major existing trees in this area as reasonably feasible. 9. There shall be no evening classes, meetings or other evening uses on the premises above and beyond those typically associated with a school and as provided through the Civic Center Act of the Education Code without prior review and approval secured from the Planning Director. Approval of said activities shall be based on the Planning Director's determination that said functions are consistent with the Findings and General Provisions of this Conditional Use Permit. 10. All activities shall be controlled so as not to create a nuisance to the adjoining single family residences (existing or proposed) or the future, adjoining neighborhood park. 11. Prior to the issuance of a building permit the developer shall submit a letter documenting that the requirements of the DSRSD - Fire Department have been satisfied. 12. Development shall comply with the City of Dublin Standard Site Development Review Requirements and the City of Dublin Police Services Standard Commercial Building Security Requirements. 13. Any change to the exterior architectural appearance of the existing Fallon School Site structures shall be subject to consultative review by the Planning Department prior to the changes being made. 14. In conjunction with the proposed tenant occupancy changes, the exterior of the existing buildings shall be upgraded to an acceptable "first-class" status as regards any upgrades or repair to provide a clean and safe working environment. 15. Handicapped parking spaces located on the property (a minimum of three spaces) shall be established with the required identification, width and ramp access, to meet minimum State requirements. 16. The Applicant shall develop an on-site striping plan to indicate the portions of the on-site parking/driveway areas to be marked as "No-Parking - Fire Lane" areas. The plan shall be submitted for review and approval by the DSRSD-Fire Department and the City Engineer. 17. Raised end aisle concrete or asphalt curbing or raised landscape planters, shall be provided across the site as generally depicted by the Site Plan represented in Condition #1 in conjunction with the adjustments to the site for the introduction of new driveway and parking areas. Installation of the planters may be phased if approved by the Planning Director. 18. If a gas pump facility is proposed in conjunction with the development of the new Corporation Yard, the location and layout of the gas pump facility shall be subject to review and approval by the Planning Department prior to its installation. 19. No exterior storage shall occur within 10 feet of the rear boundaries of proposed Lots 14 through 17 of Tract 5616 and Lots 9 through 13 and 18 and 19 of Tract 2286. 20. The design, location, height and building materials of any new fencing or gating established in conjunction with the proposed Administrative Office/ Corporation Yard complex shall be subject to review and approval by the Planning Department, City Police Services and DSRSD-Fire Department prior i -3 +� a ig rt* ilt r kirk a4 �Fa. 4 { to installation, Special attention shall be given to fencing aroFM' und the proposed Equipment Shed and for fencing supplied to control access to the central,quadrant,of the Administrative Offices Complex ,•.... .f. — 21. Prior to the issuance of any building permits for new construction or for remodeling of existing structures, the Larkdale Avenue driveway located • adjacent to the southeast side of Lot 13 of Tract 2286 shall either be removed and replaced by standard curb, gutter and sidewalk or blocked off by a raised concrete curb at the back edge of the sidewalk. : 22. The project architect or engineer shall provide documentation of the adequacy of driveway widths and turning radii for truck access into and through the Administrative Office/Corporation Yard facility. Adjustments to the driveway locations and widths shall be made as determined necessary by the City Engineer to provide safe, smooth truck access. If determined necessary, said adjustments shall include the installation of a driveaisle connection around the northeast side of proposed Lot 19 of Tract 5616 (the planned future Senior Recreational Center). 23. The structural design of the on-site parking and driveway areas shall be • subject to consultative review by the City Engineer. If repair or resurfacing of part or all of these areas is deemed necessary, the nature and extent of the proposed improvements shall be subject to consultative • review by the City Engineer. 24. Prior to the issuance of any building permits for new construction or for remodeling of existing structures, the Subdivider shall prepare and submit a detailed pedestrian circulation plan for pedestrian circulation from the proposed City Senior Recreation Center to the future neighborhood park, and to provide for pedestrian circulation reflective of the easements called for in Conditions 18, 20 and 21 for Tentative Map 5616. Walkways shall be constructed prior to occupancy of the Mechanic/Carport Building. 25. A Site Lighting Plan shall be submitted for review and approval by the Planning Director and the City Police Services Department. Light Standard details, prepared by a Civil Engineer or a qualified lighting designer, including photometrics that indicate footcandle distribution, shall be submitted for review and approval by the Planning Director. Exterior lighting shall be of a design and placement so as not to cause glare onto adjoining properties or on Larkdale Avenue. Lighting used after business hours shall be adequate to provide for security needs. 26. The design and placement of service areas, trash enclosures, and utility boxes shall be compatible with the site's overall design and landscaping, and shall be subject to review and approval by the Planning Director as part of the Project Working Landscape Plans. The size, number and location of trash enclosures shall be subject to review and approval by the Planning Director. The enclosures shall have a minimum inside dimension of 8' and be designed with a concrete base and extended concrete apron. 27. A masonry or prefabricated concrete wall (six foot minimum height) shall . be installed along that portion of the project's boundary which directly abuts existing or planned residential uses, or which abuts the planned future neighborhood park site. The timing of the installation of the wall I shall be generally consistent with the timing of installation of perimeter I landscaping called for in Condition #58 for Tentative Map 5616 (Planning 1 I Commission Resolution No. 86-053). The wall to be established at the rear of Lots #18 and #19 of Tract 2286 shall be of a design and location tidetermined acceptable by the City's Police Services Department. The wall to be established adjoining the proposed future park site may be constructed of an alternate type of material if deemed acceptable by the Planning Department and the City Park Designer (if applicable). The exact location of this wall may vary according to the arrangements made between the Subdivider and the respective adjoining residential property owners. Design specifications for the wall (six foot minimum height above rearyard pads of adjoining residential lots with an architectural pattern on both sides of the wall) shall be submitted for review and approval at the time building elevations are submitted. Where located at the property line and adjoining an area with a higher grade, the wall shall be designed to i retain a minimum of two feet of back-fill material. The necessary back- I 1 -4- I. �;'•�.•-:vi�i r.•. •.� t: .. A j.....:r.! •«.. r e. ••- c. .f'r, - '. "•/ .•'ir a ••t ''L• I'r %/11 rah �.. ,.i J sM 1. i-•t � k•i. � i ; , ?, '+Y vim.. ‘• .�rC,� I('�y I`r.�',- i!Jr�C"„�/•,` �//''�' •.Y f 7 �' n � '' tr. tli�L�. N • l 0 '•'d�,,• ;r^ • -,��.iy,,,, XA— ; .r•-•'4Y'wt1 •1 1 .,r / r T% =, ,4.. • i f i+,•1"r 'ye. y .. ' fill material }to level :the `•grade behind the wall shall be,supplied by,the • Subdivider at the request of the respective •impacted :adjoining residential • property owners .- r . ,,, ; 5,,iy41lF �JJ . 1.t,' ., ,4. l ,`:,rf!,3Pr, Y4,07 • ;; 'r ' • y 28. . The front page of ;the•Building Plans ,shall identify site development data,- • including: zoning district, address,�• assessor parcel number,"lot size, gross and net floor areas by story,'parking calculations, amount of landscaping, floor area ratio, and additional pertinent development data. 29. The uses established under this permit• shall be reviewed at -the-one-year " , anniversary of initial occupancy of the Administrative Offices and/or . Corporation Yard to determine compliance with the above conditions or what additional requirements may be needed. The Planning Director may refer the matter back to the Planning Commission for disposition." - - • 30. 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. PASSED, APPROVED ADOPTED this 17th day of August, 1987. AYES: Commissioners Barnes, Burnham, Mack and Raley NOES: None ABSENT: None iPlanning Commission Chairperson ATTEST: } ,Planning ire for i i i 1 1 i i 1 ii f 1 i ,�� -5- DUBLIN JOINT UNIFIED SCHOOL DISTRICT Written Statement Describing the Project Revision to original use permit concerning concrete wall. The elevations on the wall hall to be changed due to the existing grades being different from the as-built drawings originally shown on the approved drawings. Refer to Drawings CO-25 and CO-26 and the original site plan, A-l. RECEIVED DUBLIN t L.tc!<N:Z-ZZI AswsrAcHMENT Aprticm, ;r- Mtn • s 'TJ‘) 1- 'le si fir ► ���ii i �� 1 •�%���� \\� j�+�' , moolim MN No i: ftw‘ 1 , do C. • ., 441110* . . 01 , Vial tilt" 2144i '‘'. ..,,,%.%-it_. .Iiii , : i = , w N ' .:v4 . 0.4% • 1"l 'hull'6 \\‘ ‘\ 41".'( .41-1 ' ' I I ' R-1-6-E A•,.,„,-IrgiseNi ,. * \ ki44 _4V 041P_ab _ illur4 1kIfil ', \\ ♦• ♦ . �� nix t 4 •��, ��'� ,�� �..�\■�\y R-1-B-E `\\♦♦ ♦• �`,���, K •°`off►��: — a . •.taint o Y, '\V\`I►410m. +���uit I. t tor ,. a< a — N R-1-B-E , . A \\\\ , , l* .,,... , N '"'+ro, a B4O00q M[i5A .� \�\,\\ k. •�.•���1 • .r0'PA S ;,. .�= .., ` `\;•�•.' •'�/ - an . ' ,•iii i..' SNPn 8 .immon � `;\\\\\ Wry * •u■ pp Z3(53-10111 tffeft11•i1l4iA kriep, a; ss1• 0 - .•`.85-00 N, . ; ' `"<,y. .. 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SHEET zees r CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 7, 1988 TO: Planning Commission J� FROM: Planning Staff , j SUBJECT: PA 88-085 Diamond Signs, Ahmanson Directional Tract Sign - Conditional Use Permit Request, 11960 Silvergate Drive GENERAL INFORMATION: PROJECT: Conditional Use Permit request for one Directional Tract Sign on the northwest corner lot of San Ramon Road and Silvergate Drive APPLICANT: Doug Millsap Diamond Signs, Inc. 2001 Tarob Court Milpitas, CA 95035 PROPERTY OWNER: Bill and Susan Foster 11776 Shadow Drive Dublin, CA 94568 LOCATION: 11960 Silvergate Drive ASSESSOR PARCEL NUMBER: 941-103-65 PARCEL SIZE: 2,950+ square feet GENERAL PLAN DESIGNATION: Retail/Office EXISTING ZONING AND LAND USE: C-N Neighborhood Business District SURROUNDING LAND USE AND ZONING: North: R-1-B-E (Single Family Residential Combining District) South: C-N (Neighborhood Business District) East: San Ramon Road Right-of-Way West: C-N (Neighborhood Business District) ZONING HISTORY: August 5, 1985: Planning Commission approved a Conditional Use Permit (PA 85-061) for a Directional Tract Sign (Silvergate Highlands) for Sign Technology. July 17, 1986: Planning Commission approved a Conditional Use Permit (PA 86-056) for a Directional Tract Sign for Bordeaux Estates for Diamond Signs. COPIES TO: Applicant ITEM NO. V• e4 Filer File PA 88-085 August 18, 1988: Planning Commission approved a Conditional Use Permit (PA 86-078) for a Directional Tract Sign for Kaufman & Broad for Sign Technology. June 15, 1987: Planning Commission approved a Conditional Use Permit (PA 87-041) for a Directional Tract Sign for Diamond Sign Vista Green. June 20, 1988: Planning Commission approved a Conditional Use Permit (PA 88-059) for two Directional Tract Signs (Kildara - Hacienda Heights) for Diamond Signs. APPLICABLE REGULATIONS: Section 8-87.60a) of City's Zoning Ordinance requires approval of a Conditional Use Permit for a Directional Tract Sign in any 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. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: Categorically Exempt, Class 11, Section 15311: Construction or placement of minor accessory structure temporary subdivision directional sign. NOTIFICATION: Public Notice of the November 7, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The Applicant is requesting approval of a Conditional Use Permit for one double faced Directional Tract Sign for Ahmanson Development - Images Homes developments. The 10 foot tall sign will contain 64 feet of sign area (4 feet x 8 feet, 32+ square feet per face) identifying the name of the subdivision and directions for reaching it. The Applicant proposes to locate the sign on the northwest corner of Silvergate Drive and San Ramon Road. The lot, currently undeveloped, has supported similar directional tract signs approved by the Planning Commission in the past. Currently, there are three signs at this location; two recently approved for Diamond Signs (Kildara and Hacienda Heights) and one sign for Sign Technology which is not in use. The City has been recently informed that the Hacienda Heights subdivision has sold out. The Sign Technology sign was approved for -2- Kaufman & Broad California Vista project in 1986. This project has sold out and the sign was to have been removed. The City has tried unsuccessfully to have the sign company remove the sign. The City's typical condition requiring a security deposit/line of credit to ensure the signs removal was not in use at the time of Sign Technology's permit approval. A condition requiring the property owner to remove the two signs prior to installation of the new sign has been included in the Draft Resolution. The Ahmanson housing development has submitted an application for a Site Development Review of its homes, which is currently under review. The developer has not yet submitted an application for a sales office and model home complex, but has indicated it will do so. A condition is included in the Draft Resolution of Approval requiring approval and establishing the sales office or model home complex prior to erection of the proposed sign. The proposed sign is consistent with the City Zoning Ordinance in all aspects (size, height, location and sign content). RECOMMENDATION: 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 Resolution relating to PA 88-085, or give Staff and Applicant direction and continue the matter. ACTION: Adopt Resolution approving PA 88-085 Conditional Use Permit for a Directional Tract Sign (Exhibit A). ATTACHMENTS: Exhibit A: Draft Resolution approving PA 88-085 Conditional Use Permit Exhibit B: Sign Copy and Location Background Attachments: Attachment 1: Location Map -3- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-085, DIAMOND SIGNS/AHMANSON CONDITIONAL USE PERMIT REQUEST TO LOCATE AN OFF-SITE DIRECTIONAL TRACT SIGNS ON THE NORTHWEST CORNER OF SAN RAMON ROAD AND SILVERGATE DRIVE, 11960 SILVERGATE DRIVE WHEREAS, Doug Millsap, representing Diamond Signs, filed an application for a Conditional Use Permit to locate one off-site directional tract signs; for Ahmanson housing development on the northwest corner of San Ramon Road and Silvergate Drive; and WHEREAS, the Planning Commission held a public hearing on said application on November 7, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the request is categorically exempt in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, a Staff Report was submitted recommending the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby find: a. The use is required by the public need in that it provides directional information to the general public for two new housing developments - Kildara and Hacienda Heights. b. The use would be properly related to other land uses and transportation and service facilities in the vicinity. c. The use, if permitted under all circumstances and conditions of this particular case, will not materially affect adversely 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 area, as all applicable regulations will be met. d. The use will not be contrary to the specific intent clause or performance standards established for the district in which it is to be located. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve PA 88-085 Conditional Use Permit as shown on Exhibit "B" on file with the Dublin Planning Department and subject to the following conditions: 1) The sign shall have a maximum single-faced area of 32 sq. ft. (a double-faced sign with a maximum area of 32 sq. ft. on each sign face may be used) and a maximum height of 12 feet. 2) Prior to placement of the sign, the Applicant/Developer shall secure approval of an Administrative Conditional Use Permit for a temporary sales office or model complex and shall establish the temporary sales office or model complex use prior to erecting the sign. 3) Prior to installing the sign, the property owner, or its designee, shall remove the unused Sign Technology sign and Hacienda Height sign. (This condition in no way supersedes the City's authority to abate the signs through continued code enforcement action.) 1 4) The signs shall not obstruct the visibility of motorists, pedestrians and cyclists. The precise location shall be approved by the Planning Department prior to being erected. 5) The Applicant shall remove said sign and the entire sign support upon expiration of this Conditional Use Permit approval. 6) The Applicant shall post a letter-of-credit with the City of Dublin in the amount of $500.00 to secure the faithful performance of Condition #5 (removal of sign). Said letter-of-credit shall guarantee that these funds will be available and that the instrument of credit will remain effective until January 1, 1991. An alternate instrument of credit may be used subject to review and approval by the City Attorney. 7) This approval shall remain in effect until December 1, 1990, or until the last lot/unit is sold, whichever occurs first, and shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- t•sai Id,' *1", .44. I. . ,. ,.. : . . .4 ....i.,..,,... - - ' '''I414414ir*f; ' ' "J."4, ' ',•'1 ;v. • •+•: . , ,, ,, ,, 4,, : :.,,,,',,,,;''''',:/'4:/!!i'4,14k.1-,,,li-? :r; -t .. (,,,,%• ,. ''rl!`. '' • - • ..71.'t ' 4,-ey..,,.,,,,,,„..,..,t!...-., ...;;Ni.;.,,4;;;;,1;z1i:Isr • ‘,.,,•,`„,,ki;. . ‘,, ,,.-, ,•,, . . . • •ii . .4 A, , ,: , ... -,-, ,.... , , . ,'"....,,,,:,,t-1-•-7;:,-,t.-' , -,.„ • -,-;;;.-,'-., ,,, ,,,,;.,. i','; , ' . , ' .''A ,'''.Ay f"..,- , , 1.-,.'4-,C-.,, c ; .''''"'",, " ' "' -.'.'. . 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CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 7, 1988 TO: Planning Commission FROM: Planning Staff 4— 1 SUBJECT: PA 88-086 Diamond Signs/Ahmanson Directional Tract Sign, Conditional Use Permit GENERAL INFORMATION: PROJECT: Conditional Use Permit application for one Directional Tract Sign on the east side of San Ramon Road, north of Dublin Boulevard APPLICANT: Doug Millsap Diamond Signs, Inc. 2001 Tarob Court Milpitas, CA 95035 PROPERTY OWNER: See's Candy Shop, Inc. Attn: Real Estate Manager 210 El Camino Real So. San Francisco, CA 94080 LOCATION: East Side of San Ramon Road, North of Dublin Boulevard ASSESSOR PARCEL NUMBER: 941-305-34 PARCEL SIZE: 1.21+ acres GENERAL PLAN DESIGNATION: Retail/Office DOWNTOWN SPECIFIC PLAN DESIGNATION: Development Zone 5 San Ramond Road Retail - Mix of retail and commercial services. EXISTING ZONING AND LAND USE: C-1 Retail Business District - Undeveloped - Vacant SURROUNDING LAND USE AND ZONING: North: C-1 (Retail Business) Plant Nursery South: C-1 (Retail Business) Service Station East: C-1 (Retail Business) El Pollo Asado West: San Ramon Road Right-of-Way COPIES TO: Applicant $,s Owner ITEM NO. File PA 88-086 ZONING HISTORY: October 21, 1985: The Planning Commission approved Conditional Use Permit (PA 85-081) for a Directional Tract Sign (Heritage Commons) for Diamond Signs. August 18, 1986: The Planning Commission approved Conditional Use Permit for a Directional Tract Sign (K & B California Vista) for Sign Technology, Inc. February 17, 1987: The Planning Commission approved Conditional Use Permit for a Directional Tract Sign (Vista Green) for Diamond Signs February 17, 1987: The Planning Commission approved Conditional Use Permit for Directional Tract Sign (Coral Gate) for Diamond Signs June 20, 1988: The Planning Commission approved Conditional Use Permit for a Directional Tract Sign (Kildara) for Diamond Signs. APPLICABLE REGULATIONS: Section 8-87.60a) of City's Zoning Ordinance requires approval of a Conditional Use Permit for a Directional Tract Sign in any 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. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. ENVIRONMENTAL REVIEW: Categorically exempt, Class 11, Section 15311: Construction or placement of minor accessory structure - temporary subdivision directional sign. NOTIFICATION: Public Notice of the November 7, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS The Applicant, Diamond Signs, is requesting approval of a Conditional Use Permit to allow one Directional Tract Sign for Ahmanson Development on the currently undeveloped parcel located on the east side of San Ramon Road, North -2- of Dublin Boulevard and the Chevron Service Station. The Applicant proposes a 10 foot tall single faced sign with a total of 32 square feet (4 foot x 8 foot) of sign area identifying the name of the subdivision (Images) and directions for reaching it. The sign will be perpendicular to San Ramon Road with a 5 foot setback from the south side property line. The proposed sign will be set back approximately 25 feet from the front property line. The undeveloped lot is currently vacant and has supported Directional Tract Signs in the past. Currently there are two signs at this location; one recently approved by the Commission for Diamond Signs (Kildara) and a second sign for Sign Technology which is not in use. The Sign Technology sign was approved for Kaufman & Broad California Vista project in 1986. This project has sold out and the sign was to have been removed. The City has tried unsuccessfully to have the sign company remove the sign. The City's typical condition requiring a security deposit/letter of credit, to ensure the sign's removal was not in use at the time of Sign Technology's permit approval. A condition is included in the Draft Resolution requiring the property owner to remove the illegal sign prior to installation of the new sign. The Ahmanson housing development has submitted an application for Site Development Review of its homes, which is currently under review. The developer has not yet submitted an application for a sales office and model home complex, but has indicated it will do so. A condition is included in the Draft Resolution of Approval requiring approval and establishment of the sales office or model home complex prior to erection of the proposed sign. The proposed sign is consistent with the City's Zoning Ordinance in all aspects (size, height, location and sign content). RECOMMENDATION: 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 Resolution relating to PA 88-086, or give Staff and Applicant direction and continue the matter. ACTION: Adopt Resolution approving PA 88-086 Diamond Signs/Ahmanson Images Directional Tract Sign Conditional Use Permit (Exhibit A). ATTACHMENTS: Exhibit A: Draft Resolution approving PA 88-086 Diamond Signs/Ahmanson Images Conditional Use Permit Exhibit B: Sign Copy and Location Background Attachment: Attachment 1: Location Map -3- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 88-086, DIAMOND SIGNS/AHMANSON CONDITIONAL USE PERMIT REQUEST TO LOCATE AN OFF-SITE DIRECTIONAL TRACT SIGN ON AN UNDEVELOPED LOT ON THE EAST SIDE OF SAN RAMON ROAD, NORTH OF DUBLIN BOULEVARD WHEREAS, Doug Millsap, representing Diamond Signs, filed an application for a Conditional Use Permit to locate an off-site directional tract sign for Ahmanson on an undeveloped lot (APN 941-305-34) on the east side of San Ramon Road, north of Dublin Boulevard and the Chevron Station; and WHEREAS, the Planning Commission held a public hearing on said application on November 7, 1988; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the request is categorically exempt in accordance with the provisions of the California Environmental Quality Act; and WHEREAS, a Staff Report was submitted recommending the application be conditionally approved; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby find: a. The use is required by the public need in that it provides directional information to the general public for a new housing development - Ahmanson. b. The use would be properly related to other land uses and transportation and service facilities in the vicinity. c. The use, if permitted under all circumstances and conditions of this particular case, will not materially affect adversely 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 area, as all applicable regulations will be met. d. The use will not be contrary to the specific intent clause or performance standards established for the district in which it is to be located. BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve PA 88-086 as shown on Exhibit "B" on file with the Dublin Planning Department and subject to the following conditions: 1) The sign shall have a maximum single-faced area of 32 sq. ft. (a double-faced sign with a maximum area of 32 sq. ft. on each sign face may be used) and a maximum height of 12 feet. 2) Prior to erection of the sign, the Applicant/Developer shall receive City approval of an Administrative Conditional Use Permit for a temporary sales office and model home complex for the Ahmanson Development and shall establish the use. 3) Prior to installation, the property owner, or its designee, shall remove the unused Sign Technology sign. (This condition in no way supersedes the City's authority to abate the Sign Technology sign through continued code enforcement actions.) 1 whRNI 4) The tract sign shall not obstruct the visibility of motorists, pedestrians and cyclists. The precise location shall be approved by the Planning Department prior to being erected. 5) The Applicant shall remove said sign and the entire sign support structure upon expiration of this Conditional Use Permit approval. 6) The Applicant shall post a letter-of-credit with the City of Dublin in the amount of $500.00 to secure the faithful performance of Condition #5 (removal of sign). Said letter-of-credit shall guarantee that these funds will be available and that the instrument of credit will remain effective until January 1, 1991. An alternate instrument of credit may be used subject to review and approval by the City Attorney. 7) This approval shall remain in effect until December 1, 1990, or until the last lot/unit is sold, whichever occurs first, and shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -2- 4. ,,3`*,."^,'4 ,61.34^Ja` r."sr(ht. 1 r•-+r q r I, ��. •i /.,, �' s n Y s 'x . • t.i `••-1-1/047 i: 1110 „.. . t \ (4 • , . . • • • ..... , , .... . I1),. , Aki. a'I* omen in. the -st- , :- .-,iir..13,e1:5,,A, :......14.!.... , Itiiii-ti;ittl, . ., IA • ' iii in 1 e t.5.„,.. 16,iri :..,.5.,..-',7-:.- .. .F., '- - .. • ...f.W.0.4 -' • ..,1. , . :„...e....... te. . . . 1. ;r �, . A l s t r yr }: :, • • AHMANSON DEVELOPMENTS, INC. , V /r AVWCICA .- E3 ' - - -S .% ve__.r-g ‘10 -_.>.. ro-..._.z,-r ,:,.,. ;.— ".s: ,-u•.-R :..a.,:.nPX-w'?;,ss,, ,.,�_,r. • ` tlffr/.:c. y z.•• ' `I*'`. 'F'yi Y i Y'rx 3'. f`� ,,'1' a a 1 4.. 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THE CITY OF aa). o JDUBLIN W -.:2.f.r...A._L.y`lYE a‘i CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 7, 1988 TO: Planning Commission FROM: Planning Staff Vt1014 I SUBJECT: PA 88-077 Ahmanson Development, Tract 5074 Conditional Use Permit and Site Development Review GENERAL INFORMATION: PROJECT: Conditional Use Permit request to modify approved grading plans and conditions of approval related to grading for Tract 5074 and Site Development Review to construct 69 single- family detached homes. APPLICANT/REPRESENTATIVE: Robert W. Ragle, Jr., Vice President Ahmanson Development, Inc. 1390 Willow Pass Road, Suite 500 Concord, CA 94520 PROPERTY OWNER: Ahmanson Development, Inc. a California corporation 1390 Willow Pass Road, Suite 500 Concord, CA 94520 LOCATION: Creekside Drive and Brittany Drive North of Rolling Hills Drive ASSESSOR PARCEL NUMBER: 941-2777-1 through 53 941-2776-36 through 62 PARCEL SIZE: 34 acres GENERAL PLAN DESIGNATION: Single-Family Residential (.9 to 6 DU/Acre) EXISTING ZONING AND LAND USE: PD, Planned Development (Single Family) SURROUNDING LAND USE AND ZONING: North: Agricultural - undeveloped South: PD, Single-Family Residential East: PD, Single-Family Residential West: Agricultural - unincorporated Alameda County ZONING HISTORY: 96th Zoning Unit - In 1956, Alameda County zoned site as Agricultural (A) District. COPIES TO: Applicant Owner ITEM NO. •D File PA 88-077 Tentative Tract 4859/1478th Zoning Unit - On September 3, 1981, Alameda County approved Tentative Tract Map and Planned Development. PA 83-073 - On February 13, 1984, Dublin City Council approved Tentative Map Tract 4859 Time Extension (covering, collectively, Tract 5072, 5073 and 5074). PA 85-038 - On July 1, 1985, Dublin City Council approved Conditional Use Permit amending Conditions of Approval established under 1478th Zoning Unit and Tentative Map 4859 and related time extension (PA 83- 073) related to Tract 5072, 5073 and 5074. PA 85-035 - On August 12, 1985, Dublin City Council approved Planned Development prezoning and Site Development Review for 175 lot single- family residential (Hatfield-Investec) for Tract 5072, 5073 and 5074. In September 1986, the site was annexed to the City of Dublin. APPLICABLE REGULATIONS: 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 peformance standards established for the district in which it is located. Section 8-94.4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions, including but not limited to the following matters: a) substantial conformity to approved plans and drawings; b) limitations on time of day for the conduct of specified activities; c) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval, including the posting of bond; e) compliance with requirements of other departments of the City/County Government. Section 8-95 states that the Site Development Review is intended to promote orderly, attractive and harmonious development; recognizes 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 of this Chapter, or which are not properly related to their sites, surrounding traffic circulation, or their environmental setting. Where the use is proposed, the adjacent land uses, environmental significance or limitations, topography, or traffic circulation is found to so require, the Planning Director may establish more stringent regulations than those otherwise specified for the District. ENVIRONMENTAL REVIEW: The City proposes to adopt a Negative Declaration which finds that the proposed project will not have a significant impact on the environment. NOTIFICATION: Public Notice of the October 3, 1988, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. -2- BACKGROUND/ANALYSIS: This item was continued from the October 3, 1988 Planning Commission Meeting in order to allow the Planning Commission to conduct a Field Trip Study Session to the project site and to allow Staff and the Applicant additional time to discuss the project. The Commission conducted a Field Trip to the site on October 22, 1988. Conditional Use Permit Condition #4 of Planning Commission Resolution No. 85-033 states "Grading shall be reduced as much as possible through the use of split level lots, custom lots, minor redesign, etc. Lot 168 shown on Tentative Map 4859 shall be eliminated." The Final Grading Plan approved for Tract 5074 included a total of 51 split lots (22 front to back split lots and 29 side split lots). The Applicant is requesting approval of a Conditional Use Permit to modify the Final Grading Plan by eliminating the 29 side to side split lots and reducing the number of front to back split lots to 15. The intent of the condition requiring split lots is to reduce or minimize the visual impacts of grading. As indicated in the October 3rd Staff Report, Staff recommends an additional 21 front to back split lots, if the Commission chooses to require the Applicant to comply with the condition requiring split lots for Tract 5074. The additional 21 split lots will have a minimal effect on the visual impact of the on-site grading as the site is presently rough graded. The use of additional front to back split lots will be most beneficial in minimizing the effects of grading on those lots in which the Applicant proposes the use of retaining walls, in that the retaining walls can be eliminated through use of split lots. Staff has discussed with the Applicant the use of split lots to eliminate retaining walls on the following lots (see Attachment 1): Block 2, Lot 1 Block 3, Lot 2 Block 3, Lot 10 Block 3, Lot 17 Block 3, Lot 21 Block 3, Lot 22 The Applicant has agreed to eliminate the retaining walls and utilize split lots on six lots (four of which are Staff recommended split lots): Block 2, Lot 1 Block 3, Lot 2 Block 3, Lot 6 Block 3, Lot 7 Block 3, Lot 10 Block 3, Lot 17 The Applicant has indicated that split lots would be difficult to utilize on Block 3, Lot 21 and Lot 22 as these lots are proposed for the Model Home Complex and only one model type is proposed as a split lot unit. However, the Applicant indicates the retaining wall will be eliminated on Lot 22 and reduced to a maximum one foot height on Lot 21. The elimination and height reduction of retaining walls on Lot 21 and 22 will reduce the clear and level area of the rear yard on Lot 22 to approximately 19 feet and 15 feet clear and level on Lot 21 (See Attachment 2). Site Development Review In addition to the request for Conditional Use Permit approval, the Applicant is requesting approval of a Site Development Review to allow construction of 69 single-family homes. The Applicant proposes three floor plans with three different elevation designs for each plan resulting in the appearance of nine unit types: -3- Plan 1: 28 feet height (2 story) 2,472 square feet Plan 2: 28 feet height (2 story) 2,910 square feet Plan 3: 28 feet height (2 story) 3,236 square feet Proposed building materials include masonry veneer, stucco, stone veneer, hardboard siding, wood trim and flat concrete tile roofs. The project site is currently zoned PD (Planned Development). The General Provisions for this PD require compliance with the R-1-B-E (7,000 square foot minimum lot size) combining district development standards, with the exception of the sideyard setback in which a minimum 5 foot setback with a minimum 15 foot aggregate is required. The R-1-B-E district development standards applied to this PD include: Front Setback 20' minimum Rear Setback 20' minimum Street Sideyard Setback 10' minimum Building Height 25' maximum (2 stories) In addition to the R-1-B-E District requirements, the Site Development Review (PA 85-035.3 Hatfield) for the project site established additional setback requirements as follows: Front Setback 20' minimum Rear Setback - 20' minimum (with a 15' minimum clear and level area from building to adjoining top or toe of any engineered slope area steeper than a three-horizontal-to-one- vertical ratio). Sideyards - 5' minimum and 15' aggregate minimum (The minimum sideyard shall be increased to a width of 6' to 8' wherever feasible and shall include a 5' minimum width clear zone for circulation and maintenance purposes adjoining the structure placed on each lot which shall be clear and level. Wherever feasible a 10' clear and level zone, for possible future vehicular access to rear yard areas and for maintenance purposes (exclusive of any 4' lift or drop where front-to-rear split level units are established), shall be provided adjoining the structure placed on each lot in this subdivision. This 10' clear and level zone shall be provided along the sideyard adjoining the garage wherever feasible). Street-side Sideyard Setback - 15' minimum The Applicant's proposal complies with the minimum setback requirement established in the General Provisions for the Planned Development and the Applicant indicates the project will comply with the minimum setback requirements of the Site Development Review with the exception of Block 2, Lots 17 and 18 which do not comply with the 15 foot minimum clear and level requirement. A condition is included in the draft Resolution (Exhibit D) allowing an exception to the 15 foot minimum clear and level requirement for Lots 17 and 18 of Block 2. Additionally, Block 3, Lots 6 and 7 do not comply with the minimum clear and level rear yard requirement. A condition is included within the draft Resolution (Exhibit D) requiring the developer to install decks on those lots which do not meet the minimum 15 foot clear and level rear yard requirement. -4- The Applicant's building height proposal exceeds the maximum building height established for the PD District. A condition is included in the Draft Resolution for the Conditional Use Permit allowing a minor modification to the Planned Development provisions establishing a maximum building height of 28 feet. In addition to the Site Development Review and Conditional Use Permit request, the Applicant is proposing several lot line adjustments. Lot line adjustments are subject to review and approval of the Public Works Director. A condition is included in the draft Resolution for Site Development Review (Exhibit D) requiring the Applicant to obtain approval of lot line adjustments for lot lines located within slope areas. The condition requires relocation of lot lines two feet in from the top of the slope. PA 88-077 has been reviewed by applicable City departments and other agencies. Conditions are included in the draft Resolutions incorporating their concerns. Staff recommends the Planning Commission approve the Conditional Use Permit request to modify the Conditions of Approval requiring the use of split lots by including four additional front to back split lots to include Block 2, Lot 1; Block 3, Lots 2, 10 and 17, and to approve the Site Development Review subject to the conditions in the Resolutions of Approval. RECOMMENDATION: 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 Resolutions approving PA 88-077 Ahmanson Tract 5074, Conditional Use Permit and Site Development Review and associated Negative Declaration, or continue item and give Staff direction. ACTION: Staff recommends the Planning Commission adopt Resolutions approving 1) Negative Declaration, Exhibit B; 2) Conditional Use Permit, Exhibit C; and 3) Site Development Review, Exhibit D. ATTACHMENTS: Exhibit A: Site Development Plan Tract 5074, Elevations and Floor Plan Exhibit B: Resolution of Approval, Negative Declaration Exhibit C: Resolution of Approval, Conditional Use Permit Exhibit D: Resolution of Approval, Site Development Review Attachment 1: Site Plan: Staff Study Recommending Elimination of Retaining Walls Attachment 2: Applicant's letter dated received October 31, 1988. Attachment 3: Location Map Attachment 4: Front to Back Split Lots Attachment 5: Lot Cross Sections dated received October 31, 1988 (separate cover) -5- fi T'S ` i _ 0 <, — F 41c1 Sj `�{,>1 rn.iJC.'-�• r�sAN.N. 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SK>�.. il t�T i�iZ i r I / L1.MAVEN MWPOBE E!ID BE ftwlED I OS I� R y - .gi. \ yA ,* C + I_ _ n \ — / GrXW\ • O / 'fati;LOAef 4 ,i �/ R E1V. ... - w.. i C\ ACCENT ENTRY TREE;EB'BOA Ru G _-__ �--— ITOwLM CEN q IGT[YAIUAtGOVEA \\.....," El / NiNG � � AD .\ PRELIMINARY LANDSCAPE PLAN , i - COMMON OPEN SPACE TRACT 5074 !C I.-Aaa- T� �y� ac� a 1 DUBUI3 F1AN 1 ESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN ADOPTING THE NEGATIVE DECLARATION FOR PA 88-077 AHMANSON DEVELOPMENT TRACT 5074 CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW WHEREAS, Robert Ragle, representing Ahmanson Development, Inc. property owners of Tract 5074, submitted an application for a Conditional Use Permit to modify the approved grading plans and Conditions of Approval relating to grading of Tract 5074 and an application for Site Development Review to construct 69 single family detached homes (941-2776-36 through 62 and 941- 2777-1 through 53); and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations, require that certain projects be reviewed for environmental impact and that environmental documents prepared; and WHEREAS, an Initial Study was conducted 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; and WHEREAS, the Planning Commission reviewed and considered the Negative Declaration at a public hearing on November 7, 1988; and WHEREAS, notice of said Public Hearing was provided in all respects as required by State Law. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. That the project will not have a significant effect on the environment. 2. That the Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations. 3. That the Negative Declaration is complete and adequate. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby adopt the Negative Declaration for PA 88-077 Ahmanson Development Tract 5074 Conditional Use Permit and Site Development Review. PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director -1 1) 1 W"0-11 A MIRrreert Tr.501 c''175 D K RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE CONDITIONAL USE PERMIT APPLICATION PA 88-077 AHMANSON DEVELOPMENT, INC. TRACT 5074, AMENDING CONDITION #5 OF PLANNING COMMISSION RESOLUTION NO. 85-033 RELATING TO GRADING AND CITY COUNCIL RESOLUTION NO. 80-85 GENERAL PROVISIONS RELATING TO MAXIMUM BUILDING HEIGHTS WHEREAS, Robert Ragle, representing Ahmanson Development, Inc. property owners of Tract 5074, submitted an application for a Conditional Use Permit to modify the approved grading plans and Conditions of Approval relating to grading of Tract 5074 and an application for Site Development Review to construct 69 single family detached homes (941-2776-36 through 62 and 941- 2777-1 through 53); and WHEREAS, the Planning Commission held public hearings on the matter at their regularly scheduled meeting on October 3, 1988 and November 7, 1988 and held a Field Trip Study Session to the project site on October 22, 1988; and WHEREAS, proper notice of the October 3, 1988, Planning Commission hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review be approved subject to conditions; and WHEREAS, the Planning Commission did hear and consider all said reports and recommendations as herein above set forth; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Negative Declaration of Environmental Significance has been prepared for this project as it will not have a significant effect on the environment. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: a) The proposed modifications to the existing PD District Plan and the Conditions of Approval relating to grading, if conditionally approved, will be appropriate for the subject property in terms of allowing development of a residential project that will be compatible to existing and proposed land uses in the area and will not overburden public services; b) The proposed modifications to the PD District Plan and the Conditions of Approval relating to grading will allow development of a precise grading plan that can more effectively reduce project cuts and fills, serve to preserve views, and generally serve to better meet the intent of the Conditions of Approval established for the PD District and Tentative Map applications covering the subject property; c) The proposed modifications will result in a residential project that will be properly related to other land uses, and transportation and service facilities in the vicinity, as the proposed modifications are comparatively minor in nature and coincide and compliment with the overall residential development plan covering the site; d) The proposed modifications will not result in the development of a residential project which will materially adversely affect the health or safety or persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood; e) The proposed modifications 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 proposed modifications including a minimum of 19 front to back split lots is consistent with Condition #4 of Resolution No. 85-033 reducing grading through the use of split level lots and minor redesign; and r,,a Cni- 1 -� 1% Re-5G. Gvp 1 -CI7b'hnwv-- T,-.Sodq c-`-'gsvtt. g) The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve said modifications to the PD District Plan (1478th Zoning Unit) City Council Resolution No. 80-85, and the Conditions of Approval relating to grading, Planning Commission Resolution No. 85-33 for Tract 5074 and as detailed by materials labelled Exhibit A on file in the Dublin Planning Department, subject to the following conditions and Conditions of Approval for the associated Site Development Review Resolution No. Unless otherwise specified the following conditions shall be complied with prior to issuance of the building or grading permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. 1. Except as specifically modified by the conditions listed below, development of the 34 acre - 69 unit Tract 5074 shall conform to the Conditions of Approval outlined in Resolution No. 17-84 of the Dublin City Council and the General Provisions for the 1478th Zoning Unit approved by Alameda County on July 20, 1981 and Planning Commission Resolution No. 85-33 and City Council Resolution No. 80-85. 2. Condition #5, Resolution No. 85-33 is amended to read as follows: "5. Grade: Grades on the construction grading plans shall generally conform with the Site Development Plan for Tract 5074 prepared by Wilsey and Ham and dated received by the Dublin Planning Department August 24, 1988, as amended by the Conditions of Approval for PA 88-077 Site Development Review and with the Plot and Grading Plans for Tracts 5072 and 5073 prepared by Wilsey and Ham and dated received by the Dublin Planning Department, June 6, 1985." PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director -2- RESOLUTION NO. 88 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING THE SITE DEVELOPMENT REVIEW APPLICATION PA 88-077 AHMANSON DEVELOPMENT, INC. TRACT 5074, 69 SINGLE FAMILY UNITS ON A 34 ACRE SITE WHEREAS, Robert Ragle, representing Ahmanson Development, Inc. property owners of Tract 5074, submitted an application for a Conditional Use Permit to modify the approved grading plans and Conditions of Approval relating to grading of Tract 5074 and an application for Site Development Review to construct 69 single family detached homes (941-2776-36 through 62 and 941- 2777-1 through 53); and WHEREAS, the Planning Commission held public hearings on the matter at their regularly scheduled meeting on October 3, 1988 and November 7, 1988 and held a Field Trip Study Session to the project site on October 22, 1988; and WHEREAS, proper notice of the October 3, 1988, Planning Commission hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Site Development Review be approved subject to conditions; and WHEREAS, the Planning Commission did hear and consider all said reports and recommendations as herein above set forth; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Negative Declaration of Environmental Significance has been prepared for this project as it will not have a significant effect on the environment. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find: 1. The Site Development Review request is substantially consistent with the intent and requirements set forth within the Conditions of Approval covering this property specifically as set forth by Resolution No. 17-84 of the Dublin City Council (PA 83-073; Tentative Map Extension), the Findings and General Provisions for the 1478th Zoning Unit approved by Alameda County on July 20, 1981, and Resolution No. 85-33 of the Dublin Planning Commission (PA 85-038; Conditional Use Permit) as amended by Resolution No. of the Dublin Planning Commission (PA 88-077 Ahmanson Development, Conditional Use Permit). 2. The approval of the Site Development Review will be consistent with the Dublin General Plan. 3. The proposed Site Development Review request will not have a significant environmental impact. 4. The Site Development Review request is appropriate for the subject property in terms of being compatible to existing land uses in the area, will be visually attractive, will not overburden public services, and will provide housing of a type and cost that is desired in the City of Dublin. 5. The proposed Site Development Review request will not have substantial adverse effects on health or safety or be substantially detrimental to the public welfare, or be injurious to property or public improvements. 6. General site considerations, including site layout, orientation and the location of buildings, vehicular access, circulation and parking, setbacks, public safety and similar elements have been designed to provide a desirable environment for the development. 17�AF� y[l1W��en IT)a8-07lAva(A.N 'Tfsoy 7. General architectural considerations including the character, scale and quality of the design, the architectural relationship, with the site and other buildings, building materials, colors and similar elements have been incorporated in order to insure compatibility of this development with its design concept and the character of adjacent buildings and uses. 8. General landscape considerations including the locations, provisions for irrigation, maintenance and protection of landscaped areas and similar elements have been considered to insure visual relief to complement buildings and structures and to provide an attractive environment for the public. 9. The site is physically suitable for the proposed development in that the site is indicated to be geologically satisfactory for the type of development proposed in locations as shown, provided geological consultants' recommendations are followed and the site is in a good location regarding public services and facilities. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission finds that Site Development Review PA 88-077 is an integral part of the Planned Development (PD) Zoning of the subject property; and BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve Site Development Review PA 88-077 subject to the following conditions: CONDITIONS OF APRPOVAL: Unless otherwise specified the following conditions shall be complied with prior to issuance of the building or grading permits. Each item is subject to review and approval by the Planning Department unless otherwise specified. 1. Except as specifically modified or elaborated upon by the conditions listed below, site development of the 34 acre - 69 unit single family residential/common open space Tract 5074 shall conform to the Conditions of Approval established by Resolution No. of the Dublin Planning Commission approved on November 7, 1988, for PA 88-077, Ahmanson Development Tract 5074; Conditional Use Permit. This approval supersedes previous Site Development Review approvals for Tract 5074. 2. Development shall be generally consistent with the following items labeled Exhibit A as modified by the Conditions of Approval on file with the Dublin Planning Department: a. Tract 5074 Site Development Plan consisting of 6 sheets, prepared by Wilsey & Ham dated received by the Planning Department August 24, 1988. b. Floor Plan and Elevations prepared by Bassenian/Lagoni Architects dated received by the Planning Department July 25, 1988 (Floor Plans) and August 19, 1988 (Elevations). 3. Unless otherwise stipulated in these Conditions of Approval or by subsequently approved Site Development Reviews covering the lots in this project, development of the single family residential lots in this project shall conform to the following design criteria: Front Setback - 20' minimum Rear Setback - 20' minimum (with a 15' minimum clear and level area from building to adjoining top or toe of any engineered slope area steeper than a three-horizontal-to-one-vertical ratio). Sideyards - 5' minimum and 15' aggregate minimum (The minimum sideyard shall be increased to a width of 6' to 8' wherever feasible, and shall include a 5' minimum width clear zone for circulation and maintenance purposes -2- adjoining the structure placed on each lot which shall be clear and level. Wherever feasible a 10' clear and level zone, for possible future vehicular access to rear yard areas and for maintenance purposes (exclusive of any 4' lift or drop where front-to-rear split level units are established), shall be provided adjoining the structure placed on each lot in this subdivision. This 10' clear and level zone shall be provided along the sideyard adjoining the garage wherever feasible). Street-Side Sideyard Setback - 15' minimum Except as specifically modified by the above listed design criteria, or as established elsewhere in the Conditions of Approval for this project, the lots developed in this project shall be subject to the guidelines of the R-1-B-E; Single Family Residential Combining District (with 7,000 square foot minimum lot size and 70' minimum average width) as regards both land use restrictions and minimum/maximum development criteria. 4. The following lots are exempt from the 15' minimum clear and level rear yard setback requirement: Block 2, Lot 17 Block 2, Lot 18 5. The Applicant shall provide rear yard decks for Block 3, Lots 6 and 7, in lieu of providing the 15 foot minimum clear and level rear yard area. Said decks shall be subject to review and approval of the Planning Department prior to issuance of building permits for the units on said lots. 6. The Applicant shall modify the Site Development Plan for Tract 5074 to eliminate the retaining walls and incorporate front to back split lots on the following lots: Block 2, Lot 1 Block 3, Lots 2 Block 3, Lot 10 Block 3, Lot 17 7. The Applicant shall eliminate the retaining wall on Block 3, Lot 22. 8. The Applicant shall reduce the height of the retaining wall to 1 foot maximum on Block 3, Lot 21. 9. The Applicant shall apply for lot line adjustments for lots with lot lines located within slope areas. Said lot lines shall be relocated two feet in from the top of slopes prior to issuance of grading permits, subject to review and approval of the Planning Director and Public Works Director. 10. Slope areas with a gradient steeper than three-horizontal-to-one-vertical created in conjunction with this project with the resultant slope height in excess of seven (7) feet shall be planted with 15-gallon sized trees within sixty (60) days of the site's rough grading. Planting ratios to be observed for these areas shall be one tree per 1,000+ square feet of slope area. In addition to the trees required at rear and/or side slope areas, a minimum of two on-site trees shall be provided by the developer along the frontage of the lots established by this development. These trees shall be of a minimum size of 15-gallons and shall be of a species determined acceptable by the Planning Department. Trees in slope areas of individual lots and within the common open areas shall be irrigated and shall be maintained by the developer until the individual units are initially occupied and the ownership of the common open areas is assumed by the Homeowner's Association of this project. Irrigation of trees within individual lots shall be by separate irrigation systems to be the responsibility of the future individual property owners. 11. The design, location and materials of all fencing, and of all retaining walls installed by the developer, shall be subject to review and approval by the Planning Director. Provision of common fences for all side and rear yards -3- shall be the responsibility of the developer. Fencing installed by the developer at the bottom or top of slopes higher than ten feet, and/or fences of rear yards with a high visibility from adjoining down slope areas, may be designed with an open mesh material, subject to review and approval by the Planning Director as regards location and material utilized. 12. Stem access areas into the common open space areas shall be graded to accommodate vehicular entry. Final grading plans for these areas shall be subject to review and approval by the Public Works Director, Dougherty Regional Fire Authority and Dublin Police Department as regards maximum horizontal and cross slopes. Provision of bollards and/or gated access entrys to these areas from adjoining public streets shall be subject to review and approval by the same three parties. 13. To the greatest degree feasible, the site grading and drainage established shall be coordinated to provide smooth, uniform slopes and integrated drainage systems with adjoining project subject to review and approval of the Public Works Director. 14. The adjoining lands identified as the 3.5+ acre common open space area - Parcel "D" of Tentative Map 4859 shall be retained within the remaining, unsubdivided portion of the Nielsen Ranch holding. Access to this area shall be provided between Lots 15 and 16 of Block 3 - Tract 5074. 15. Project grading performed within 25 feet of the drip line of existing on-site or off-site trees shall be addressed by a horticultural report and the recommendations and findings of that report incorporated into the grading and improvement plans of this project. 16. Prior to final inspection on any unit, the developer shall confer with the local postal authorities to determine the type of mail receptacles necessary and provide a letter stating their satisfaction with the type of mail service to be provided. Specific locations for such units shall be to the satisfaction of the Postal Service. 17. Prior to the issuance of building permits, a detailed phasing plan shall be submitted for review and approval by the Planning Director indicating phasing of construction and installation of project structures, roads, drainage improvements, improvements with common open areas and required landscaping and irrigation improvements. 18. Signs established for project identification (as regards to number, size, location, copy and design) shall be subject to review and approval by the Planning Director prior to installation. 19. The Applicant shall comply with all applicable Dougherty Regional Fire Authority requirements. 20. Prior to the issuance of building permits, the developer shall submit a letter documenting that the ordinance requirements of the Fire Department have been satisfied. 21. To apply for building and/or grading permits, the Developer shall submit six (6) sets of construction plans and two (2) sets of Site Plans of each individual lot within the subdivision to the Building Department for plan check. Each set of plans shall have attached an annotated copy of the Final Action Letter. The notations shall clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated Final Action Letter attached to each set of plans. The Developer will be responsible for obtaining the approvals of all participating non-city agencies prior to the issuance of building permits. PASSED, APPROVED AND ADOPTED this 7th day of November, 1988. AYES: NOES: ABSENT: ATTEST: Planning Commission Chairperson Planning Director -4- r*I$ .rj _ ai .p-. 4-,4 _ q r! , Y : car ` a, n v, X , N i\ ' m • o (n N Ni . . Q VT N rn - _. . . N • ____ ....-,--,.- _..\:,... .._.,____._.-_... i. ... ...-,---,..- . . ,, \ _,... ,..* -- • • 6.' -,Iy' =;\C L'- 1 -.3 '` a> , •tea . .. ._.-_.. _• i- - _ • • . . . . . . _. ... . . , .... . .. . . _______;....______. ATTACHMENT_II, . . ... . , •._ . 7' - ?,}3-0-11 Ahtnn...s...,-1 5o14 C-v7i5DIC 54Wy Iteroapiosketuag AHMANSON DEVELOPMENTS, INC. HAND DELIVERY October 31, 1988 Ms. Maureen O'Halloran City of Dublin 6500 Dublin Blvd. , Suite D Dublin, CA 94568 Re: PA88-077 Ahmanson Developments, Tract 5074 , CUP/SDR Dear Maureen, Pursuant to the several conversations that we have had concerning staff's recommendation for additional split lots within the above referenced development, it is our understanding that staff will support our application based upon the addition of the following schedule of lots. Block 3 , lot 22 - eliminate 3 ' retaining wall and maintain flat pad. Block 3 , lot 21 - reduce 3 ' retaining wall to a 1' retaining wall and maintain flat pad. Block 3 , Lots 2 , 6, 7 , 10 and 17 - create split lots. Block 2 , lot 1 - create split pad. Enclosed also please find eight sets of the revised cross section prepared by Wilsey and Ham showing the relative pad elevations and product depicted by solid lines and the original Bordeaux pad and product illustrated by dashed lines. Should you have any questions concerning the modification to our application or the cross sections, please feel free to call me at your earliest convenience; otherwise, I will see you at the Planning Commission Meeting on November 7th at 7 : 00 p.m. Sincerely, R X CE1VED Robert_-W- Ragle, Jr. Vice President C� 1 137.3 RWR:j j Duau 1 '�^,� j�i:��� cc: Jack Wong 1390 Willow Pass Road,Suite 500,Concord,California 94520,(415)676-2323 TTAcHmENT 1-2RS8-6/-1 A h -vi>/snk -' ' -',-..•':-.-'1"144';.:•-e,',-,, :--;:.•- :-`----I. .-.'. .',.•;•' --:, ---i- • ' 1- 011111111 $ ':' 9- -*-: 1 ::'7-I-,:-.-- •:;•;'';'!--. '. . - '..-.!•7'/..::::.,..!%;!:?!:,..1.'; '.,'...,;kt:. ' '':' --,-,,' .,7 -,. ..1/,' 't....' . '• ::'Z,..,i‘.... .„lisS sit . . . . .., .... ... . _„. 2.?„, . 3101 , ._. . ._ *, _ .., ..,. 7 ' :T. . - . ." - . .• . .. , - • r- llW7 \ 111; _ .. . . ., .. . 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