HomeMy WebLinkAbout12-18-1989 PC Agenda AGENDA
CITY OF DUBLIN
PLANNING COMMISSION
Regular Meeting - Dublin Civic Center Monday - 7:30 p.m.
100 Civic Plaza, Council Chambers December 18, 1989
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
S. MINUTES OF PREVIOUS MEETING - December 4, 1989
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.
6. 1 Election of Officers
7. WRITTEN COMMUNICATIONS
8 . PUBLIC HEARINGS
8 . 1 PA 89-128 Crown Books Conditional Use Permit
Renewal request to allow the continued operation
of a book store located at 7904 Dublin Boulevard
8.2 PA 89-121 Dublin Town & Country Conditional Use
Permit/Site Development Review request to expand
a portion of a building within the Dublin Town &
Country Shopping Center located at the southwest
corner of San Ramon Road and Amador Valley Court
8.3 PA 89-077 Public Storage Specific Plan Amendment
request to allow a self-storage facility as a
permitted use and PA 89-101 Public Storage Site
Development Review request for a proposed
commercial/retail sales building in connection
with the public storage facility located at 7436
San Ramon Road
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS
11. PLANNING COMMISSIONERS' CONCERNS
12. ADJOURNMENT (Note: The January 2 , 1990 meeting has been cancelled. )
(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 Civic
Center Council Chambers, 100 Civic Plaza, Dublin.
TIME: Planning Commission meetings begin at 7:30 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.
The Planning Commission wants to hear all citizen concerns. Each new speaker is
asked to be brief, add new information, and not repeat points which previous speakers
have made. The Planning Commission is particularly interested in the specific
reasons why the speaker is for or against an item.
Applause and other demonstrations are prohibited during public hearings. Such
demonstrations tend to intimidate those in the audience who may have valid but
opposing viewpoints.
The Chairperson maintains the discretion to request the use of Speaker Slips and to
limit comments. Anyone who does not want to speak may write comments on the Speaker
Slip and turn it into the Planning Commission while the public hearing is still open.
SMOKING CONTROL: Please do not smoke during the Planning Commission meeting.
ITEM WITHOUT APPLICANT: If the applicant or representative fails to attend the public
hearing concerning their item, the Planning Commission may take action to deny,
continue, or approve the item. The item may be considered for continuance upon
receipt of written notification of the applicant's inability to attend the hearing.
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 18, 1989
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: Charlie Maims, Planning Intern G µ k
SUBJECT: PA 89-128 Crown Books - Conditional Use
Permit
GENERAL INFORMATION
PROJECT: Conditional Use Permit request to allow the
continued operation of a bookstore at 7904
Dublin Boulevard.
APPLICANT: Ric Cotton
5790 Peachtree Street
Commerce, CA 90040
PROPERTY OWNER: Bernard Young
2288 Broadway #7
San Francisco, CA 94115
LOCATION: 7904 Dublin Boulevard
ASSESSOR PARCEL NO. :941-1500-17-5
PARCEL SIZE: 1+ acre
GENERAL PLAN
DESIGNATION: Retail/Office
EXISTING ZONING
AND LAND USE: C-1, Retail Business District
SURROUNDING LAND
USE AND ZONING: North: C-1, Auto Retail/Service
South: C-1, Furniture Retail
East: C-1, Bank
West: C-1, Luggage Retail
PAGE_LOF2_
COPIES TO: Applicant
Owner
ITEM NO. 1 1 File PA 89-128
ZONING HISTORY:
May 14, 1984: The site was rezoned from H-1, Highway
Frontage, to C-1, Retail Business District, PA 84-009.
July 9, 1984: Site Development Review application was
approved to construct an approximately 13,000 square foot
commercial building, PA 84-031.
APPLICABLE REGULATIONS:
Section 8-48.1 states that a book store is considered a
conditional use in a C-1 District.
Section 8-94.0 states that conditional uses must be analyzed
to determine: 1) whether or not the use is required by the
public need; 2) whether or not the use will be properly related
to other land uses, transportation and service facilities in the
vicinity; 3) whether or not the use will materially affect the
health or safety of persons residing or working in the vicinity;
and 4) whether or not the use will be contrary to the specific
intent clauses or performance standards established for the
district in which it is located.
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; and
e) compliance with requirements of other departments of
the City/County government.
ENVIRONMENTAL REVIEW: This project has been found to be
Categorically Exempt from CEQA under Section 15301, Class 1
of the CEQA guidelines. This use consists of the operation
of an existing private structure involving no expansion of
use beyond that previously existing.
PAGE OF
- 2 -
NOTIFICATION: Public Notice of the December 18, 1989 hearing was
published in the local newspaper, mailed to adjacent
property owners, and posted in public buildings.
ANALYSIS:
On September 4, 1984, the Planning Commission approved a
request from Crown Books for a Conditional Use Permit to allow
the operation of a book store at 7904 Dublin Boulevard. This
approval expired on September 4, 1989.
On October 20, 1989, the Applicant submitted a Conditional
Use Permit application to the Planning Department requesting to
continue operation of the book store.
The location and operation of Crown Books has not changed
from the Applicant's previously approved Conditional Use Permit.
The store is open to the public Monday through Saturday from
10:00 a.m. to 9:00 p.m. and Sunday from 11:00 a.m. to 5:00 p.m.
The City has no record of any zoning violations associated with
this use. The application has been reviewed by the applicable
public agencies and City departments, and is in compliance with
the City's Zoning Ordinance.
The parking requirements for the center have not changed
since approval of the original Conditional Use Permit, PA 84-047.
Adequate on-site parking is provided to accommodate the book
store and the other retail uses located in the center.
The Alameda County Zoning Ordinance previously adopted by
the City of Dublin requires a Conditional Use Permit for book
stores in the C-1 Zoning District. The intent of this
requirement was to regulate and control the establishment of
various types of book stores, including adult book stores.
The application before the Planning Commission is for Crown
Books, which offers a wide selection of hardback and paperback
books and magazines. Staff does not have any problems with Crown
Books continuing to operate.
For the past five years, Crown Books has operated this book
store in compliance with the previous Conditional Use Permit. It
is Staff's position that the Applicant's past record warrants
granting approval without the expiration limitations placed on
the previous Conditional Use Permit.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
PAGE_OF_
- 3 -
5) Adopt Resolution approving PA 89-128, or give
Staff direction and continue the item.
ACTION: Staff recommends the Planning Commission adopt
Exhibit B, the draft resolution approving the Conditional
Use Permit for Crown Books, PA 89-128.
ATTACHMENTS:
Exhibit A: Written Statement from Applicant and Site
Plan.
Exhibit B: Draft Resolution approving Conditional Use Permit
for PA 89-128.
Background Attachments:
Attachment 1: Location Map
PAGE OF_7
- 4 -
STATEMENT
•
Crown Books, now located and operating at 7904 Dublin Blvd., is applying for
a renewal of their conditional use permit. We plan to continue selling current
best seller books, periodicals and a limited selection of educational audio
tapes.
This facility offers the public an outlet for current reading material to be
used for pleasure or reference. The city can benefit from a nationally ad-
vertised chain who excells in customer service and by representing national
publishing houses as outlets for their productions. These stores also serve
as an outlet for religion, business, arts, crafts and classical editions.
•
PAGES OF.�
EXNIB1T A
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?Age Z
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN
APPROVING PA 89-128 CROWN BOOKS
CONDITIONAL USE PERMIT TO CONTINUE OPERATION OF A
BOOK STORE AT 7904 DUBLIN BOULEVARD
WHEREAS, Ric Cotton, representing Crown Books filed an
application requesting renewal of a Conditional Use Permit to
allow operation of a book store at 7904 Dublin Boulevard; 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; and
WHEREAS, the Planning Commission held a public hearing on
said application on December 18, 1989; and
WHEREAS, notice of public hearing was published in the local
newspaper, posted in public buildings, and mailed to property
owners within 300 feet of the project in accordance with
California State law; and
WHEREAS, a Staff analysis was submitted recommending
conditional approval of the application; 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 that:
a) The use is required by the public need to provide a
book store for the education, entertainment, and general
information of the general public.
b) The use will be properly related to other land uses and
transportation and service facilities in the vicinity in that
daytime and early evening activities will be commensurate with
present use of properties in the neighborhood.
c) The use, 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 neighborhood, in that all
applicable regulations will be met.
d) The use will not be contrary to the specific intent
clauses or performance standards established for the District in
which it is to be located, as a book store, is consistent wit
the character of the commercial district. a
[89128RE] PAGE,..Z.OF 9- tHIBIT
BE IT FURTHER RESOLVED THAT THE Planning Commission does
hereby conditionally approve PA 89-128 Crown Books Conditional
Use Permit to allow operation of a book store with the following
conditions of approval:
1. The book store shall operate and carry a wide variety
of books and periodicals as indicated in the applicant's
statement dated received by the Planning Department on October
20, 1989 (Exhibit A).
2. This approval shall become null and void, in the event
the approved use ceases to operate for a continuous one-year
period.
3. This use shall be subject to Zoning Investigator review
and determination as to compliance with the conditions of
approval one year from the effective date of said Conditional Use
Permit approval (December 28, 1989).
4. This permit shall be revocable for cause in accordance
with Section 8-90.3 of the Dublin Zoning Ordinance. Any
violation of the terms or conditions of this permit shall be
subject to citation.
PASSED, APPROVED AND ADOPTED this 18th day of December,
1989.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
PAGE—1...OF
(89128RE)
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CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 18, 1989
TO: Planning Commission
FROM: Planning Staff
REPORT PREPARED BY: John Donahoe, Project PlannerUV
SUBJECT: PA 89-121 Dublin Town & Country Conditional Use
Permit/Site Development Review
GENERAL INFORMATION:
PROJECT: Conditional Use Permit and Site Development
Review request to modify the conditions of
approval of PA 83-042 (Festival Enterprises) by
an addition of 2,230+ square feet to an existing
building of Dublin Town and County Shopping
Center.
APPLICANT: Phillip L. Smith
3180 Crow Canyon Place, Suite 130
San Ramon, CA 94583
PROPERTY OWNER: Dublin Town & Country Assoc.
1460 Maria Lane, Suite 420
Walnut Creek, CA 94596
LOCATION: Southwest corner of San Ramon Road and Amador
Valley Boulevard
ASSESSOR PARCEL NUMBER: 941-40-7
PARCEL SIZE: 4.8+ acres
COPIES TO: Applicant
Owner
Item No. S.Z. File PA 89-121
GENERAL PLAN
DESIGNATION: Commercial/Industrial
(Retail/Office)
EXISTING ZONING
AND LAND USE: Planned Development (PD)
allowing existing shopping center
SURROUNDING LAND USE
AND ZONING: North: Mixed Commercial Uses
zoned C-1 (Retail Business District)
South: Ice Rink
zoned C-1 (Retail Business District)
East: General Commercial Uses
zoned C-1 (Retail Business District)
West: 174-unit Condominium Project
zoned PD (Planned Development)
ZONING HISTORY:
A 56,704 square foot shopping center was approved by the Alameda County
Planning Department on March 1, 1980. That approval expired two years
later (Site Development Review S-746).
In June, 1983, the City Council amended the San Ramon Road Specific Plan
which designated the subject property for development of retail shopper
stores. The Plan established design and land use limitations to direct
the development of the various parcels within the Specific Plan.
On November 28, 1983, the City Council amended the San Ramon Road
Specific Plan allowing up to 25% of the total gross first floor area
within the proposed development to be for personal service, financial
institutions or office use. The remaining 75% of the total gross first
floor area was slated to be for shopper oriented retail use.
On June 11, 1984, the City Council approved the Planned Development (PD)
District Rezoning and Site Development Review (PA 83-042) for the
52,100+ square foot Shopping Center.
On June 23, 1986, the City Council amended the San Ramon Road Specific
Plan to remove the restriction on the maximum percentage of total gross
floor area that can be used for personal service, financial or office
uses in the Town & County Shopping Center.
On July 14, 1986, the City Council approved the Planned Development (PD)
District Rezoning of the Dubin Town & Country Shopping Center project
site to allow uses within the referenced shopping center that are
generally provided for by the C-1, Retail Business District.
-2-
n
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 8.95.0 Site Development Review. This review is intended
to 1) provide orderly, attractive and harmonious development; 2) recognize
environmental limitations on development; 3) stabilize land values and
investments, and 4) promote the general welfare by preventing establishment of
uses or erection of structures having qualities which would not meet the
specific intent clauses or performance standards of the zoning regulations or
which are not properly related to their sites, surroundings, traffic
circulation, or their environmental setting.
Procedures for Site Development Review indicate that the Planning
Director shall decide applications for Site Development Review without a
public hearing except in the case of a concurrent Variance or Conditional Use
Permit.
ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt
from CEQA under Section 15301 (e) 1, Class 1, of the
California Environmental Quality Act Guidelines.
NOTIFICATION: Public Notice of the December 18, 1989, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
-3-
ANALYSIS:
Project Overview
The project Applicant, Phillip L. Smith, has requested a 2,230+ square
foot addition to Building "B" of the Dublin Town & Country Shopping Center.
The additional square footage has been requested in order to facilitate the
requirements of a new tenant, Strouds Linen Warehouse, for the structure.
The proposed addition requires Conditional Use Permit and Site
Development Review approval in order to remain consistent with the original
project approvals as reflected in the zoning history.
The project site currently has 287 parking spaces, which is in excess of
the 278 parking spaces required for the project. The addition of 2,230 square
feet of building space and the use of Builing B as a large retail space
(single-user) would modify the minimum required parking to 275 parking spaces,
leaving 12 surplus parking spaces. (Note: The addition of new buildings
within the shopping center will require a new parking analysis as part of the
submittal package).
The proposed change in Building B will involve the addition of 2,230
square feet as well as raising the roof line approximately eight feet. The
change in architecture will remain consistent with the color and style of the
existing project. The intent of the proposed changes is to provide additional
visability to the existing structure. No additional floor space, such as a
second level, will be added to the structure as part of the change in the roof
line. The additional square footage will be added to the building by
extending out existing walls of the structure to create a rectangular
building. Three small landscape planters will be filled in to accommodate the
addition.
The project, as proposed, is consistent with the original shopping
center's architecture and concept, and is consistent with the City of Dublin
General Plan, San Ramon Road Specific Plan and Zoning Ordinance. Staff
recommends approval of the project as conditioned.
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 Conditional use Permit (Exhibit
B) and resolution approving Site Development Review (Exhibit
C) for PA 89-121 for Dublin Town & Country, or give Staff
and Applicant direction and continue the matter.
-4-
n n
ACTION: Approve the attached Resolutions (Exhibits B and C) to:
a) adopt the Conditional Use Permit; and
b) adopt the Site Development Review.
ATTACHMENTS:
Exhibit A: Site Plan and Elevations
Exhibit B: Resolution adopting a Conditional Use Permit
Exhibit C: Resolution adopting a Site Development Review
-5-
r1 ..
RESOLUTION NO. 89 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING CONDITIONAL USE PERMIT REQUEST FOR PA 89-121 DUBLIN TOWN & COUNTRY -
ADDITION TO AN EXISTING BUILDING WITHIN THE DUBLIN TOWN & COUNTRY SHOPPING
CENTER LOCATED AT THE SOUTHWEST CORNER OF SAN RAMON ROAD AND AMADOR VALLEY
BOULEVARD
WHEREAS, Phillip L. Smith, on behalf of the Dublin Town & Country
Associates, requests approval of a Conditional Use permit to allow modification
to the approved Planned Development Rezoning and Site Development Review for
Festival Enterprises (PA 83-042); and
WHEREAS, Section 8-31.18 of the Zoning Ordinance establishes the
Conditional Use Permit process as the mechanism to allow consideration of minor
modifications to approved Land Use and Development Plans; and
WHEREAS, the Planning Commission held a public hearing on said
application on December 18, 1989; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was found the
be Categorically exempt from environmental review as per Section 15301 (e) 1;
and
WHEREAS, the Staff Report was submitted recommending that the application
be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth; 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 Dublin Planning Commission does
hereby find:
a) The Conditional Use Permit request is substantially consistent with
the intent and requirements set forth within the Conditions of
Approval covering the property. Specifically, the request is
substantially consistent with the requirements set forth by
Resolution 51-84 of the Dublin City Council (PA 83-042).
b) The approval of the Conditional Use Permit and Site Development
Review requests will be consistent with the Dublin General Plan.
c) The Conditional Use Permit will not have a significant environmental
impact.
n n
d) The Conditional Use Permit request is appropriate for the subject
property in terms of being compatible to existing and planned land
uses in the area, will be visually attractive, and will not
overburden public services.
e) The Conditional Use Permit 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 improvement.
f) General site considerations, including site layout, vehicular access,
circulation and parking, setbacks, public safety and similar
elements, have been designed to provide a desirable environment for
the development.
g) General architectural considerations, including the character, scale
and quality of the design, the architectural relationship with the
site building materials, colors and similar, elements have been
incorporated into the project in order to insure compatibility of
this development with its design concept and the character of
surrounding land uses.
h) 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.
i) 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, and the site is in a good
location regarding public services and facilities.
CONDITIONS OF APPROVAL:
Unless otherwise specified, the following conditions shall be complied with
prior to issuance of building permits. Each item is subject to review and
approval by the Planning Department unless otherwise specified.
1. Except as may be specifically modified or elaborated upon by the
conditions listed below, the addition of 2,230+ square feet to building B
(existing) shall conform to the Conditions of Approval established by
Resolution No. 51-84 of the Dublin City Council, approved May 29, 1984,
for City file PA 83-042 (see Attachment 1).
2. Except as specifically modified elsewhere in these conditions,
development shall be generally consistent with the following submittals:
a. Detailed project description for Dublin Town & Country as described
by the written statement dated received October 4, 1989 and the
Environmental Assessment form submitted with the application and
also dated received October 4, 1989.
-2-
n
b. Architectural elevation and floor plans prepared by Lee Gage and
Associates, consisting of 14 sheets and dated received November 29,
1989.
3. Except as may be specifically provided for within these conditions of
approval, development shall comply with City of Dublin Police Services
Standard Commercial Building Security Requirements (Attachment 2).
4. Except as may be specifically provided for within these conditions of
approval, the development shall comply with City of Dublin Site
Development Review Standard Conditions (Attachment 3).
5. This use shall be subject to Zoning Investigator review and determination
as to compliance with the conditions of approval one year from the
effective date of said Conditional Use Permit approval (December 18,
1990).
6. All conditions of approval listed in Planning Commission Resolution No.
89-_ (approving the Site Development Review for PA 89-121) shall be
fully complied with in conjunction with the approval of this Conditional
Use Permit.
7. This Conditional Use Permit shall be revocable for cause in accordance
with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the
terms of conditions of this permit shall be subject to citation.
8. This approval shall become null and void, in the event the approved use
ceases to operate for a continuous one-year period.
PASSED, APPROVED AND ADOPTED this day of
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
Planning Director
-3-
RESOLUTION NO. 89 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW
CONCERNING PA 89-121 DUBLIN TOWN & COUNTRY ADDITION
WHEREAS, Phillip L. Smith, on behalf of Dublin Town & Country Associates,
is requesting concurrent Site Development Review and Conditional Use permit
approval for a 2,230+ square foot addition to an existing building within the
Dublin Town & County Shopping Center; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on December 18, 1989; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was found to
be categorically exempt as per Section 15301 (e) 1; and
WHEREAS, the Staff Report was submitted recommending that the Site
Development Review and Conditional Use Permit be approved subject to conditions
prepared by Staff; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth; and
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does
hereby find:
1. The project will promote orderly, attractive, and harmonious
development in that general architectural considerations, including the
character, scale, and quality of the design, the architectural relationship
with the site building materials, colors and similar elements have been
incorporated into the project in order to insure compatibility of this
development with its design concept and the character of planned future land
uses.
2. The project recognizes the environmental limitations on development.
3. The project will stabilize land values and investments in the area
in that it is compatible to existing and planned land uses in the area, will be
visually attractive, will not overburden public services, and will provide
housing of a type that is desired in the City of Dublin.
4. The project will promote the general welfare as it meets the
specific intent clauses or performance standards of the City of Dublin zoning
regulations and the General Plan.
5. The project is properly related to its site, surroundings, traffic
circulation, and its environmental setting.
BE IT FURTHER RE. JED THAT THE Planning Commissi, approves Site
• Development Review PA 89-121 subject to the conditions listed below:
CONDITIONS OF APPROVAL:
Unless otherwise specified, the following conditions shall be complied with
prior to issuance of building permits. Each item is subject to review and
approval by the Planning Department unless otherwise specified.
General Provisions
1. This approval is for a Site Development Review to permit a 2,230+ square
foot addition to building "B" (existing) of the Dublin Town & Country
Shopping Center consistent with the following submittals:
a. Except as specifically modified or elaborated upon by the
conditions of approval listed below, development of the addition
shall conform to the Conditions of Approval established by
Resolution 51-84 of the Dublin City Council, approved July 14,
1986.
b. Site plans, elevations and floor plans prepared by Lee Gage and
Associates consisting of 14 sheets dated received November 29,
1989. Collectively, these materials shall serve as "Exhibit A" for
this project and shall be maintained and on file with the Planning
Department.
2. Comply with the City of Dublin Police Services Standard Commercial
Building Security Requirements (Attachment 2).
3. Comply with the City of Dublin Site Development Review Standard
Conditions (Attachment 3).
4. Roof top mechanical equipment details including size, location, color and
noise transmission shall be reviewed and approved prior to issuance of
building permits by the Planning Department. No unit or related
materials shall project above the parapet. All equipment, ducts and the
like shall be painted to match the color of the inside walls of the roof
wells.
5. All tenant signage shall be reviewed as part of a comprehensive signage
program in accordance with the City of Dublin sign regulations. This
review will occur prior to occupancy of the remodeled building "B" to
ensure consistency of the new signage as well as existing signage.
6. The final color scheme for this project shall be submitted for review and
approved by the Planning Department prior to issuance of building
permits.
7. Roof drains shall empty into paved areas, concrete swales, or other
approved dissipating devices.
8. Measures shall be taken to contain all trash, construction debris and
materials on-site until disposal off-site can be arranged. The Applicant
shall be responsible for corrective measures at no expense to the City of
Dublin.
-2-
9. Prior to issuance*X. building permits, the constre'N_on plans shall be
•
reviewed and approved by the Dougherty Regional Fire Authority.
10. Handicapped ramps and parking stalls shall be either maintained or
provided as required by the State of California Title 24.
11. This approval shall be revocable for cause in accordance with Section 8-
90.3 of the Dublin Zoning Ordinance.
12. To apply for building permits, the Applicant shall submit six (6) sets of
construction plans to the Building Department for plan check. Each set
of plans shall have attached an annotated copy of the final conditions of
approval. The notations shall clearly indicate how all conditions of
approval will be complied with. Construction plans will not be accepted
without the annotated conditions of approval attached to each set of
plans. The Applicant will be responsible for obtaining the approvals of
all participating non-city agencies prior to the issuance of building
permits.
PASSED, APPROVED AND ADOPTED this day of , 1989.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
-3-
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AMADOR VALLEY ROAD
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BUILDING c BUILDING'A'=26100 SO.F,.
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RECEIVED 455 NORTH POINT.
SAN FRANCISCOIA
OCT 041989 cALIFORN 84133
415/474-6100
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OCT 0 41989 SAN FRANCISCO
CALIFORNIA 94133
415/474-6100
DUBLIN PLANNING
(r (r�.
RESOLUTION NO. 51-84
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
APPROVING THE SITE DEVELOPMENT REVIEW FOR PA 83-042
FESTIVAL ENTERPRISES - DUBLIN TOWN & COUNTRY SHOPPING CENTER
WHEREAS, Festival Enterprises proposes to build a
52,115 square foot shopping center on 4.85 acres (APN 941-40-07)
on the west side of San Ramon Road just south of Amador Valley
Boulevard; and
WHEREAS, the Planning Commission did hold a public
hearing on said application on May 7, 1984; and
WHEREAS, the City Council did hold a public hearing on
said application on May 29, 1984; and
WHEREAS, proper notice of said City Council public
hearing was given in all respects as required by law; and
WHEREAS, a Staff report was submitted recommending that
the application be conditionally approved; and
WHEREAS, the City Council did hear and consider all
said reports, recommendations, and testimony as herein set forth;
and
WHEREAS, the City Council finds that:
a) the proposal will benefit the public necessity,
convenience, and general welfare;
b) the proposal will be attractive and efficient, relate
well to existing and future development on adjacent land,
and it should provide a net economic benefit to the City;
c) the proposal is in accordance with Site Development
Review procedures 8.95.0 a 8.95.1 of Dublin Zoning
Ordinance;
d) the proposal is in accordance with San Ramon Road
Specific Plan as adopted by Dublin City Council;
NOW, THEREFORE, HE IT RESOLVED THAT THE City Council
approves the Site Development Review for the Festival Enterprises-
Dublin Town a Country Shopping Center as shown on the plans
labeled Exhibit "A" and subject to the following Provisions:
GENERAL PROVISIONS:
1. Comply with the Plans labelled Exhibit "A" as may be
amended by the Planned Development Rezone action of the
City Council and by these Provisions.
2. Comply with City of Dublin Site Development Review
Standard Conditions. (attached)
3. Comply with City of Dublin Police Services Standard
Commercial Building Security Requirements. (attached)
4. Comply with the City Engineers recommended Conditions of
Approval as listed in his memorandum to the Planning
Director date 4/20/84. (attached)
AUACLIMENT 1
5. Site Development Review compliance shall be received from
the Planning Department prior to issuance of the Building
Permits.
6. The developer shall landscape, irrigate and maintain City
right-of-way adjacent to the project as shown on the
preliminary landscape plan. The small triangular piece
of land at the north-east corner of the property shall
also be landscaped, irrigated and maintained by the
developer.
7. Tree preservation measures for the two trees at the main
entry shall be approved by the Planning Department prior
to issuance of grading permits.
8. Prior to issuance of building permits, the following
items shall be subject to the review and approval of the
Planning Department:
a) final landscape & irrigation plans
b) exterior lighting details
c) utility meter, transformer, irrigation control unit
location and screening
d) paving treatment & pedestrian cross-walks
e) signing of bike pathway
f) trash enclosure location & design
g) retaining wall location & design
h) parking lot signing
i) building & appertenant structure exterior colors,
materials & details
j) handicapped access & parking
k) project identification and directory signs
1) two truck loading zones
m) bike rack location and design
9. A signed landscape maintenace agreement and two year
maintenance bond shall be provided to the City by the
developer.
10. Roof top mechanical equipment details including size,
location, color and noise transmission shall be approved
prior to installation of said units. No unit or related
materials shall project above the parapet. All
equipment, ducts and the like shall be painted to match
the color of the inside walls of the roof well.
11. All tenant signing shall comply with the design &
location limits shown on sheet 6 of the Plans (Exhibit
"A")
12. The storefronts shown on sheet 7 of Exhibit "A" are
acceptable. Any change to these shall receive Planning
staff approval prior to any permits being issued or work
starting on them. All storefronts (including those shown
on sheet 7) must be approved by staff prior to
construction to determine the compatibility of the colors
and the materials of the storefronts within the Center.
13. Each tenant shall have his/her use approved by the
Planning Department prior to occupancy to make sure that
the use is consistent with the use limitations contained
in San Ramon Road Specific Plan and to determine if there
is sufficient parking available as is required by the
Zoning Ordinance.
C
14. The final landscape plan shall show:
a) substantial landscaping along San Ramon Road. At
least half of the trees along San Ramon Road shall be
fast growing evergreens.
b) 50% of all shrubs shall be of a 5 gal size.
c) All trees shall be 15 gal size.
d) The final plant selection
e) Spacing, planting, staking and soil preparation
details.
PASSED, APPROVED AND ADOPTED this 29th day of May, 1984.
AYES: Councilmembers Hegarty, Jeffery, Moffatt,
Vonheeder and Mayor Snyder
NOES: None
ABSENT: None /
Mayor (/
ATTEST:
12;(1^,-49- • /71L-----
City Clerk
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 18, 1989
TO: Planning Commi 'on
FROM: Planning Star
SUBJECT: PA 89-077 Pub is Storage Specific Plan Amendment
GENERAL INFORMATION:
PROJECT: Request to amend the San Ramon road Specific
Plan to modify the permitted uses within area
3B.
APPLICANT: Public Storage Inc.
11828 Dublin Boulevard
Dublin, CA 94568
PROPERTY OWNER: Roy J. Moret
129 Sandwedge Place
Walnut Creek, CA 94598
LOCATION: 7436 San Ramon Road
ASSESSOR PARCEL NUMBER: 941-40-1-2
PARCEL SIZE: 1.45 acres
GENERAL PLAN
DESIGNATION: Commercial/Industrial
(Retail/Office)
EXISTING ZONING
AND LAND USE: Vacant House and Art Buildings
Zoning: C-1 (San Ramon Road Secific Plan)
C COPIES TO: Applicant
ITEM NO. 7.3 A Owner
File PA 89-077
n
SURROUNDING LAND USE
AND ZONING: North: Residential Condominiums
Zoning: PD, Planned Development
South: Hayward Fishery Restaurant
Zoning: C-1 (San Ramon Road Specific
Plan)
East: Commercial/Retail Shopping Center
Zoning: C-1
West: Kildara Condominium Project
Zoning:
Mape Park
Zoning: R-1-B-E
PREVIOUS ACTIONS:
The City Council approved the San Ramon Road Specific Plan in June of
1983. The subject properties are a portion of Area 3 of the Plan and are
designated for development for retail shopper uses. The Plan established
design and land use regulations to direct the development of the various need
for specific development guidelines in an area where property ownership was
fragmented into small holdings and which faced access and internal circulation
problems.
The Specific Plan identified Area 3 as the area with the best potential
for the development of retail shopper stores oriented to providing additional
comparison shopping goods for both Dublin and nearby community residents. The
area's location along a major street, its proximity to the Regional Shopping
Center (Stoneridge), and the fact that the site is situated along a direct
route to and from Interstate 580 for a large area give the properties in Area
3 a development potential not found elsewhere in Dublin.
On November 28, 1983, the City Council amended the San Ramon Road
Specific Plan. The amendment allowed Shopping Centers of four acres or larger
in size in Area 3 of the Plan to be partially occupied by personal service,
financial institution or office use in addition to retail shopper uses. As
indicated above, the Plan originally provided only for retail shopper uses in
Area 3.
On June 11, 1984, the City Council approved the PD, Planned Development
District Rezoning and Site Development Review (PA 83-042) for the 52,100+
square foot Dublin Town & Country Shopping Center.
On June 23, 1986, the City Council amended the San Ramon Road Specific
Plan allowing occupancy in the Dublin Town & Country Shopping Center by uses
generally provided for by the C-1, Retail Business District. The approach
taken by the Council was to establish a Sub-Area in Area 3 of the Plan which
encompasses only the 4.8+ acre Dublin Town & Country Shopping Center property.
With approval of this Plan Amendment, the land use regulations for the
shopping centers were relaxed to provide unlimited occupancy by personal
service or financial uses, and to allow up to 40% occupancy by office uses.
-2-
On September 22, 1986, the City Council amended the San Ramon Road
Specific Plan to create a separate study area to cover only the 1.4+ acre
Moret property at the northern edge of Area 3, known as Area 3B, and to amend
the land use restriction for that newly defined sub-area. Area 3B was
established to provide this property the option to develop with a larger
percentage of occupancy by office-type uses.
ENVIRONMENTAL REVIEW: The City of Dublin proposes to adopt a Negative
Declaration of Environmental Significance which
finds that the proposed project will not have a
significant impact on the environment.
NOTIFICATION: Public Notice of the December 18, 1989, hearing was
published in the local newspaper, mailed to adjacent property owners,
and posted in public buildings.
ANALYSIS:
I. BACKGROUND:
The San Ramon Road Specific Plan was adopted in 1983 and established
guidelines regarding the land use, development regulations, and circulation
system for a 40+ acre area north of Dublin Boulevard west of San Ramon Road,
and south of Silvergate Drive. The Plan was prepared in response to the
perceived need for specific development guidelines in an area where property
ownership was fragmented into small holdings and which faced access and
internal circulation problems. The generalized development mandates for the
areas as applied by the Dublin City Council included:
- Alleviate special access problems by designing future road locations
and access requirements
- Encourage larger scale, integrated development
- Require coordinated development among multiple property owners
The 1.45 acre Moret property is located at the northern limit of the
13.0+ acre parcel and is identified by the Specific Plan as "Area 3B". Area
3B (a sub-area of Area 3) was created through a previous Specific Plan
Amendment (City Council Resolution 102-86). Area 3B is not viewed as having a
high potential for the development of retail shopper stores. The property
size, configuration and proximity to adjacent residential development, Martin
Canyon Creek, and an active earthquake fault serve to restrict the site's
potential of retail commercial use. In light of this, Area 3B was established
to permit occupancy by office, financial institution, and personal service
uses subject to the limitation that 50% of the total gross floor area of any
development can be for retail shopper and eating and drinking establishments.
-3-
n
II. SURROUNDING DEVELOPMENT ACTIVITY
The subject property occupies the northern most portion of the Specific
Plan area and abuts Martin Canyon Creek along the length of its northerly
boundary. The 13.0+ acres which make up Area 3 have been bisected by the
development of Amador Court, which was developed in conjunction with the 4.35+
acre, 52,000+ square foot Town & County Shopping Center.
The Hayward Fishery Restaurant is located immediately south of the
project. The restaurant building lies immediately south of the existing
earthquake fault, with parking in both the front and rear of the parcel.
Mape Park, a City maintained park, lies to the west or rear of the
project site. Use of the park is limited to daylight hgours. Martin Canyon
Creek separates the park from the project site.
III. APPLICANT'S REQUEST
The Applicant has requested the amendment of the San Ramon Road Specific
Plan to allow a retail shopping facility on the front portion of the property
facing San Ramon Road and locate a self-storage facility on the rear portion
of the property. The amendment, as requested by the Applicants, is to modify
Area 3B of the Specific Plan as follows:
Amend the "Personal Service" section of Permitted Uses section to
include "self-storage facility".
Without the amendment, a self-storage facility would not be permitted in
the Specific Plan area. The Zoning Ordinance would typically allow a self-
storage facility as one of two options:
1. "Storage of household good" are permitted in the C-2 General Commercial
District.
2. "Storage use" is a permitted use in M-1, Light Industrial Districts.
The San Ramon Road Specific Plan does not permit or conditionally permit
storage facilities in Area 3B.
The San Ramon Road Specific Plan was originally prepared in order to
provide specific development guidelines within plan boundaries. As stated
previously, Area 3B, (also known as the Moret property), has several factors
which have served to limit potential development of the site. These factors
are as follows:
1. Irregular Shape of Property The Moret property has a triangular shape,
which typically leads to inefficient project designs. In general, it is
difficult to create efficient traffic circulation pattern and/or design
buildings to conform to the site without leaving wasted area within the site.
2. Location of Earthquake Fault Running Across the Project Site As shown on
the Applicant's plans, a segment of an earthquake fault runs through the
project site approximately 150 feet west of San Ramon Road, and this project
-4-
falls under the design criteria established under the Alquist-Priolo Special
Studies Zones, requiring a building setback of 50 feet from the identified
fault line.
3. Martin Creek Corridor Area 3B is bordered on the north by Martin Canyon
Creek corridor. The creek corridor provides a natural buffer strip between
potential commercial uses on the Moret property and residential units to the
north, as well as providing definition and uniqueness to the area. The San
Ramon Road Specific Plan calls for the existing vegetation within the Martin
Canyon Creek corridor to be left undisturbed, as well as retaining as many as
possible of the existing mauture trees located within Area 3B.
The combination of these factors have resulted in reducing the project site's
development potential. As a result, Area 3B has been subject to several
previous amendments to the San Ramon Road Specific Plan, all with the intent
to facilitate development of the site.
A self-storage facility in concert with retail uses can assist in the
development of the site in the following manner:
a. The area from San Ramon Road to the earthquake fault setback can
accommodate a limited amount of retail square footage. This area has high
visability from San Ramon Road, but would not permit enough retail space to be
constructed to economically support development of the entire site.
b. A self-storage facility located on the rear portion of the site
would not require high visability that other retail/commercial uses would
require to be successful. In addition, a self-storage facility can be
designed to accommodate the rear triangular portion of the site that would
typically discourage other commercial uses.
Staff can support the proposed amendment based on the following
conclusions:
1) A self-storage facility is consistent with the "Personal Services"
designation within Area 3B of the San Ramon Road Sepcific Plan.
2) The use can be designed to be compatible with the immediate
environment of the site.
3) The use creates a harmonious transition from commercial/retail uses
along San Ramon Road to residential uses to the west.
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) Consider and act on a Resolution regarding the Negative
Declaration of Environmental Significance and a Resolution
regarding the Specific Plan Amendment Study, or
-5-
n
provide direction to Staff for modifications to the Draft
Resolutions regarding the Specific Plan Amendment Study and
continue the item to the Public Hearing of January 16, 1990.
ACTION: Staff recommends the Planning Commission recommend to the City
Council that they adopt the a) Resolution approving the Negative
Declaration, and b) Resolution regarding the Specific Plan
Amendment
ATTACHMENTS:
Exhibit A: Draft Resolution recommending the adoption of the Negative
Declaration
Exhibit B: Draft Resolution recommending the adoption of the Specific Plan
Amendment
-6-
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL
SIGNIFICANCE FOR PA 89-077 SAN RAMON ROAD SPECIFIC PLAN
AMENDMENT STUDY - AMENDMENT TO AREA 3B
WHEREAS, Public Storage, Inc., Applicant, on behalf of Roy
J. and Ula D. Moret, owners, requested on June 12, 1989, that the
Dublin City Council consider authorizing a Specific Plan
Amendment study of Area 3B of the San Ramon Road Specific Plan;
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 be
prepared; and
WHEREAS, a Negative Declaration of Environmental
Significance has been prepared for PA 89-077 by the Dublin
Planning Department; and
WHEREAS, a Negative Declaration for the San Ramon Road
Specific Plan was prepared by the Dublin Planning Department; and
WHEREAS, the Dublin City Council did review and adopt the
Negative Declaration for the San Ramon Road Specific Plan at a
public hearing on August 22, 1983; and,
WHEREAS, the Planning Commission did review PA 89-077
relative to the previously adopted Negative Declaration for the
San Ramon Road Specific Plan and relative to the Negative
Declaration prepared for the proposed Specific Plan Amendment.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission recommends that the City Council find that:
1. The project PA 89-077 will not have any significant
environmental impacts and is consistent with the information in
the Negative Declaration prepared for the San Ramon Road Specific
Plan and the Negative Declaration prepared for the subject
Specific Plan Amendment Study.
2. The Negative Declaration has been prepared and
processed in accordance with State and local environmental laws
and guideline regulations and that it is adequate and complete;
A
[89077RE1]
PASSED, APPROVED AND ADOPTED this 18th day of December,
1989.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
[89077RE1]
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE AN
AMENDMENT TO THE SAN RAMON ROAD SPECIFIC PLAN
PA 89-077 SAN RAMON ROAD SPECIFIC PLAN - AMENDMENT TO AREA 3B
WHEREAS, Public Storage, Inc., Applicant, on behalf of Roy
J. and Ula D. Moret, owners, requested on June 12, 1989, that the
Dublin City Council consider authorizing a Specific Plan
Amendment Study of Area 3B of the San Ramon Road Specific Plan;
and
WHEREAS, the City Council, at its regularly scheduled
meeting of July 24, 1989, authorized the preparation of a
Specific Plan Amendment Study to consider the merits of
developing the 1.4+ acre Moret property as an office development,
amending the land use restriction in the Specific Plan which
limits the amount of office use that can be established in Area
3B of the Specific Plan; and
WHEREAS, the City Council directed by minute order at their
July 24, 1989 meeting that Staff prepare the requested Specific
Plan Amendment Study; and
WHEREAS, the Planning Commission held a public hearing to
consider the Amendment on December 18, 1989; and
WHEREAS, proper notice of said public hearing was given in
all aspects as required by law; and
WHEREAS, the Staff Report was submitted recommending that
the Land Use Section of the Specific Plan covering Area 3B (Moret
Property) be amended to allow Self-Storage Facilities to be
included as a "Personal Services" section of Permitted Uses; and
WHEREAS, the Planning Commission heard and considered all
said reports, re commendations and testimony as herein set forth;
and
WHEREAS, pursuant to State and City environmental
regulations, a Negative Declaration of Environmental Significance
has been previously adopted for the Specific Plan Amendment
Study (Planning Commission Resolution No. 89 - ); and
WHEREAS, the Planning Commission finds that the proposed
amendment to the San Ramon Road Specific Plan will not have a
significant environmental impact; and
WHEREAS, the proposed Specific Plan Amendment is appropriate
for the subject properties in terms of providing for future
[89077RE2]
1 -
development of land uses which will be compatible to existing and
proposed land uses and will not overburden public services; and
WHEREAS, the proposed Specific Plan Amendment 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.
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission
recommends that the City Council amend the Land Use Plan Section
Area 3B of the San Ramon Road Specific Plan as follows:
Permitted Uses
Personal Service establishments including, but not limited to,
the following:
ADD: "0. Self-Storage facility."
PASSED, APPROVED AND ADOPTED this 18th day of December,
1989.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
[89077RE2]
- 2 -
CITY OF DUBLIN
POLICE SERVIrrs
7. STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS
I. DOORS
a) Exterior doors and doors leading from garage areas into private
family dwellings shall be of solid core, no less than 1-3/4 inches
thick.
b) Exterior doors and doors leading from garage areas into private
family dwellings shall have auxiliary locks that resist prying or
wrenching. These locks may be deadbolt cylinder locks of one inch
throw, rim locks, or locks of equivalent burglary resistant construction.
The exterior function of the lock may be keyed or coded. The interior
function of the lock shall be by a turn piece.
c) Breakable decorative or vision panels in exterior doors or within
reach of the inside activating device shall be protected by ironwork
or steel grills securely fastened to the inside of the panel or wire
hung glass. Ironwork shall be constructed of at least 1/8" material
of 2" mesh.
d) The front exterior doors shall have an interviewer or peepholes.
e) Exterior and interior garage out-swinging doors shall have non-
removable, hidden or non-accessible hinge pins.
f) In-swinging exterior doors shall have rabbited jambs or alternate
means of strengthening.
g) The strike shall be attached to the jamb and door frame so as to
prevent its being dislodged by the force of prying, blows or similar
attack.
h) Sliding glass doors: All sliding glass doors shall be equipped with
a locking device that shall engage the strike sufficiently to prevent
its being disengaged by any possible movement of the door within the
space or clearances provided for installation and operation. The
bolt and strike shall be reinforced by hardened material so as to
prevent their separation by pulling, prying or similar attack.
The locking device function may be operable by a keyed lock on the
outside and shall be operable by a turn piece on the inside.
Double sliding glass doors shall be locked at the li eting rail.
II. WINDOWS
a) Windows shall be so constructed that when the window is locked it
cannot be lifted fran the frame.
b) Louvered windows shall not be used within eight feet of ground
level, adjacent stairways, or other structures.
AITACOMENT 2
2. Final Landscape Plans, irrigation system plans, tree preservation tech-
niques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so that it
provides a positive visual impact within three years from the time
of planting.
c. That unless unusual circumstances prevail, at least 75% of the proposed
trees on the site are a mini um of 15 gallons in size, and at
least 50% of the proposed shrubs on the site are minimum of 5 gallons
in size.
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual circumstances,
and if approved by Staff, a manual or quick coupler system may be
used.
e. That concrete curbing is to be used at the edges of all planters and
paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded
both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by September 1,
of any given year, are hydroseeded with perennial or native grasses
and flowers, and that stock piles of loose soil existing on that date
are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts, etc.,
which are to be saved are fenced during construction and grading
operations and no activity is permitted under them that will cause
soil compaction or damage to the tree.
i. That a guarantee fran the owners or contractors shall be required
guaranteeing all shrubs and ground cover, all trees, and the irrigation
system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required fran the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved plans
and the conditions required by the City, or a bond has been posted
to cover all costs of the unfinished work, plus 25%.
III. STREET NUMBERS
a) The street numbers shall be 3" high of standard design, black material
mounted on an opaque light box which is to be lighted at all times.
The street numbers shall be located on the structure at a height
and location designated by the enforcing agency.
IV. MULTIPLE DWELLINGS
a) All multiple residential dwelling units shall cuig,ly with all
residential security requirements.
b) A sign directory displaying the numbers and location of all dwelling
units in a diagram manner shall be posted at each vehicular entrance
and main pedestrian entrance to the property in a location and of
a size easily readable from entering vehicles. The directory shall
include annunciation as required by the Fire Department.
CITY OF DUBLIN
~SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final building and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a building
permit. All such plans shall insure:
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
- resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
k. That all other public agencies that require review of the project
be supplied with copies of the final building and site plans and
Ti
that compliance be obtained with at le � � ■
requirements.
2. Final landscape plans, irrigation system plans, tree preservation
techniques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size.
d. That a plan for an automatic:irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved
plans and the conditions required by the City.
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 18, 1989
TO: Planning Commission
FROM: Planning Staff
PREPARED BY: John Donahoe, Project Planner
SUBJECT: PA 89-101 Public Storage Inc. - Site
Development Review
GENERAL INFORMATION
PROJECT: Site Development Review in connection with a
Specific Plan Amendment for a commercial/
retail building and self-storage facility
APPLICANT: Public Storage, Inc.
11828 Dublin Boulevard
Dublin, CA 94568
PROPERTY OWNER: Roy J. Moret
129 Sandwedge Place
Walnut Creek, CA 94598
LOCATION: 7436 San Ramon Road
ASSESSOR PARCEL #: 941-40-1-2
PARCEL SIZE: 1.45+ acre
GENERAL PLAN
DESIGNATION: Commercial/Industrial (Retail/Office)
EXISTING ZONING
AND LAND USE: Vacant House and Out Buildings
Zoning: C-1 (San Ramon Road Specific Plan)
SURROUNDING LAND
USE AND ZONING: North: Residential Condominiums/
Single-Family Homes (PD)
South: Hayward Fisheries Restaurant (C-1/San
Ramon Specific Plan)
East: Commercial/Retail Shopping Center
(C-1/San Ramon Specific Plan)
West: Kildare Condominium Project (PD)
Mape Park (R-1-B-E)
ITEM NO. S 3 COPIES TO: Applicant
�V/ Owner
File PA 89-101
ENVIRONMENTAL REVIEW: The City of Dublin proposed to adopt a
Negative Declaration of Environmenetal Significance which
finds that the proposed project will not have a significant
impact on the environment.
NOTIFICATION: Public Notice of the December 18, 1989 hearing was
published in the local newspaper, mailed to adjacent
property owners, and posted in public buildings.
ANALYSIS .
The proposed project is requesting to establish a
retail/commercial building (8,860+ square feet) and proposed two
story self-storage facility (39,450+ square feet) on the subject
property of 1.45+ acres.
Access
Access to the project site would be from San Ramon Road.
As required by the San Ramon Road Specific Plan, a shared
driveway constructed as part of the adjacent Hayward Fishery
restaurant will be principal point of vehicular access to the
site. The shared access helps to limit the number of direct
access points from adjacent properties along San Ramon Road, thus
complying with the Circulation Section of the Specific Plan.
Parking
The retail/commercial portion of the proposed project will
require 39 parking spaces. The project has proposed 39 parking
spaces, including 14 compact spaces and two handicapped parking
spaces.
The proposed self-storage facility, as proposed, would have
it's own secured parking spaces. The facility proposed twelve
standard parking spaces, one loading zone located in the front of
the facility and one space to be designated as the manager's
parking space. Nine of these spaces would be located within a
fenced area accessible through security gates. The gates can be
either opened by either the manager or a keypad system by users
of the facility. The proposed number of spaces for the facility
is in keeping with the low frequency of use typically related to
facilities of this type and size.
Self-Storage Facility
The Applicant proposed to construct a two-story self-storage
facility. The facility would provide 37,625+ square feet (gross)
of storage area along with a 1,825 square foot manager's
apartment/office. Access to the second floor of the facility
would be from either an elevator located at the front of the
building or stairs located at both the front and rear of the
building.
- 2 -
Retail/Commercial Building
A single-story retail/commercial building of 8,860 square
feet has been proposed. Although individual tenants have not
been determined yet, it is anticipated that six different
tenants will occupy the structure (Note: if uses for this
structure other than retail/commercial uses are proposed, a new
conditional use permit will be required to address different
circulation and parking requirements) .
Seismic Fault
Development of the subject property must take into account
the presence of an actual seismic fault which transverses the
eastern portion of the property. As a condition of approval, a
supplemental geotechnical report must be submitted prior to
issuance of building permits to confirm the location of said
fault as well as to address the potential need to adjust the
project's site layout. If significant changes are required,
Staff recommends that said modifications be subject to review
through the Conditional Use Permit process. Based on the
geotechnical reports prepared on the properties to the north and
south of the project site, the fault location appears to be
correct and the project, as proposed, meets the requirements
established by the City's Chief Building Official and the
Alquist-Priolo Special Studies Zone requirements.
Martin Canyon Creek
As a provision of the San Ramon Road Specific Plan, a
pedestrian pathway parallel to Martin Canyon Creek has been
proposed. The Applicant and Staff have some disagreement as to
the design and width of said pathway. Staff has recommended that
the proposed path be consistent with the approval design of the
Kildara condominium project, which ties into the proposed
self-storage project. This would require a 8 foot paved
bicycle/pedestrian path with 2 foot landscaped shoulders on both
sides of the path, creating a 12 foot corridor adjacent to Martin
Canyon Creek and the self-storage building. The Applicant has
proposed a 5 foot path immediately adjacent to Martin Canyon
Creek (no shoulder) on one side and 2-3 foot shoulder adjacent to
the building, creating a 8 foot corridor. Staff does not accept
this proposal for the following reasons:
a. The path is too narrow and would not provide adequate
room for use by both bicycle riders and pedestrians.
b. The proposal would create a 8 foot "slot" running
approximately 180 feet along the flat side of the
building.
c. The path design is inconsistent with previously
approved path designs, including the Kildara project.
- 3 -
Front Setback
To date, each of the various projects which have developed
along San Ramon Road have observed a 20 foot front building
setback from property line. As shown, the Applicant proposes the
retail/commercial building to be located on the existing property
line. The Staff has recommended one of two options to the
Applicant in order to comply with the required setback.
Option 1) Move the building back 20 feet from the property
line.
Option 2) Purchase surplus right-of-way from the City of
Dublin along San Ramon Road in order to meet the
required setback.
The Applicant has stated that it is not feasible to move the
building back from the property line 20 feet because this action
would move the building too close to the required fault setback,
creating a building too small for retail use.
The second option, as presented, was rejected by the
Applicant as being too costly. The cost of the property would
be at fair market value, as was done with the similar sale of
right-of-way to both the Barratt (Arbor Creek) residential
project to the north and Hayward Fishery to the south.
The Applicant has proposed purchasing only a portion of the
City right-of-way. The portion, as suggested by the Applicant,
would allow the building to remain in it's present location and
would shift the property line to allow a minimum setback as
required by the Uniform Building Code. Staff does not believe
that this is an acceptable solution and stands by its original
recommendations.
Status of Existing House
The existing house on-site was originally constructed in
1913, and has been represented as being one of the oldest homes
in Dublin. Staff has researched the structure and determined
that the house is an example of a "Craftsman Bungalow", typical
of millions built in the United States during the popularization
of the style built before 1930. There are no unique design
elements, construction methods or detail to warrant
classification of any special architectural designation. No
known personages of local, regional, or state renown have been
associated with the structure. Based on this information, the
Staff has determined that the house is not a significant
historical or cultural resource, and will not require the
Applicant to preserve the structure. Staff has, however,
conditioned the project to allow the local Historical Society
access to the structure to document the house, require a
historical plaque to be placed on-site, and offer the house for
- 4 -
relocation by public or private interests who may wish to acquire
the structure.
Existing Trees
The site contains a variety of mature trees on-site. The
project design has attempted to preserve as many as possible
along the site perimeters, and Staff has recommended that a
one-to-one tree replacement, where feasible, be shown on the
final landscape plans to replace trees removed for the interior
of the site.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt Resolution approving PA 89-101, or give
Staff direction and continue the item.
ACTION: Staff recommends the Planning Commission adopt
Exhibit B, the draft resolution recommending that the City
Council adopt a Negative Declaration of Environmental
Significance, and Exhibit C, the draft resolution approving
the Site Development Review for Public Storage, PA 89-101.
ATTACHMENTS:
Exhibit A: Written Statement from Applicant and Site
Plan.
Exhibit B: Draft Resolution approving the Negative
Declaration.
Exhibit B: Draft Resolution approving Site Development Review
Background Attachments:
Attachment 1: Location Map
- 5 -
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Dubnn. Cailfomia K.
r'"1 /'"'S
WRITTEN STATEMENT
The proposed development will consist of two buildings; one
single story retail and one two story self storage building.
This development is positive for the City for several reasons.
First, the irregular shape and the earthquake fault located on
the property make it difficult to develop for many uses. This
proposal offers retail frontage on San Ramon Rd. which is in
keeping with the specific plan for the area. The balance of the
project to the rear offers a low intensity, low occupancy use
which is well suited to the irregular shape and restrictions of
the fault line.
Second, this parcel is transitional between commercial and
residential uses. The quiet, low traffic nature of the self
storage use will provide a good transition or buffer between the
two uses thus offering protection for the residential uses to the
north and the park to the west. Furthermore, the limited hours
of the storage operation (7am-7pm) offers quiet evenings unlike
most other commercial uses.
Third, the project has been laid out to blend with the existing
constraints of the site including the preservation of most of the
mature trees on the site. Building notches have been
incorporated where appropriate to preserve the trees.
Fourth, the self storage use is currently not available on the
west side of Dublin which is currently undergoing significant
residential growth and development. The offering of the personal
storage in this area will be an asset and a service.
In summary, this project is a compatible, quiet proposal on a
difficult parcel for development. It offers the unique
combination of self storage screened from view and retail up
front which is consistent with the specific plan.
flcii lf
JUN 1 1989
DUUN FL MM
W,n-G-1-7 voz rrTE‘J
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL
SIGNIFICANCE FOR PA 89-101 PUBLIC STORAGE INC.
SITE DEVELOPMENT REVIEW
WHEREAS, Public Storage, Inc., Applicant, on behalf of Roy
J. and Ula D. Moret, owners, requested on June 12, 1989, that the
Dublin City Council consider authorizing a Specific Plan
Amendment study of Area 3B of the San Ramon Road Specific Plan;
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 be
prepared; and
WHEREAS, a Negative Declaration for the San Ramon Road
Specific Plan was prepared by the Dublin Planning Department; and
WHEREAS, the Dublin City Council did review and adopt the
Negative Declaration for the San Ramon Road Specific Plan at a
public hearing on August 22, 1983; and,
WHEREAS, a Negative Declaration of Environmental
Significance has been prepared for PA 89-101 by the Dublin
Planning Department; and
WHEREAS, the Planning Commission did review the Negative
Declaration and considered it at a public hearing on December 18,
1989.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning
Commission recommends that the City Council find that:
1. The project PA 89-101 will not have any significant
environmental impacts and is consistent with the information in
the Negative Declaration prepared for the San Ramon Road Specific
Plan and the Negative Declaration prepared for the subject
Specific Plan Amendment Study.
2. The Negative Declaration has been prepared and
processed in accordance with State and local environmental laws
and guideline regulations and that it is adequate and complete;
[89101RE1]
1 - EXHIBIT_ _
PASSED, APPROVED AND ADOPTED this 18th day of December,
1989.
AYES:
NOES:
ABSENT:
Planning Commission Chairman
ATTEST:
Planning Director
[89101RE1]
- 2 -
RESOLUTION NO. 89 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL APPROVE SITE DEVELOPMENT REVIEW REQUEST
CONCERNING PUBLIC STORAGE INC. PA 89-101 (MORET-OWNER)
WHEREAS, Public Storage, Inc., Applicants, on behalf of Roy J. and Ula D.
Moret, owners, requested on June 12, 1989, Site Development Review approval for
a proposed 8,860+ square foot self-storage facility; and
WHEREAS, said Applicants have also requested concurrent amendment to the
San Ramon Road Specific Plan to allow a self-storage facility as a permitted
use in Area 3B; and
WHEREAS, proper notice of said public hearing was given in all respects
as required by law; and
WHEREAS, the Planning Commission did hold a public hearing on said
application on December 18, 1989; and
WHEREAS, the 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 recommended for adoption
(Resolution No. ) for this project, as it will have no significant effect
on the environment; and
WHEREAS, the Staff Report was submitted recommending that the application
be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said reports,
recommendations and testimony hereinabove set forth; 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 Dublin Planning Commission does
hereby find:
A. Construction of the project serves the public need by providing for an
expansion of Retail Shopper Uses available to City residents.
B. The uses will be compatible with and enhance the development of the
general area as they will be properly related to other land uses, and
transportation and service facilities in the vicinity.
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.
_ l _
EXHIBIT
D. The uses will not be contrary to the specific intent clauses or perfor-
mance standards established for the district in which they are to be
located.
E. All provisions of Section 8-95.0 through 8-95.8, Site Development Review,
of the Zoning Ordinance are complied with.
F. Consistent with Section 8-95.0, this project will promote orderly,
attractive, and harmonious development, which includes preservation of
significant natural landscape features with minimum alteration of natural
land forms and which recognizes environmental limitations on development;
stabilizes land values and investments; and promotes the general welfare
by preventing establishment of uses or erection of structures having
qualities which would not meet the specific intent clauses or performance
standards set forth in the Zoning Ordinance, and which are not consistent
with their environmental setting.
G. The approval of the project as conditioned is in the best interest of
public health, safety and general welfare.
H. General site considerations, including site layout, orientation, and the
location of buildings, vehicular access, circulation and parking,
setbacks, height, public safety and similar elements have been designed
to provide a desirable environment for the development, and which will
encourage the use of common open areas for neighborhood or community
activities and other amenities.
I. General architectural considerations as modified by the Conditions of
Approval, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building
materials and colors, screening of exterior appurtenances, exterior
lighting, and similar elements have been incorporated into the project in
order to insure compatibility of this development with its design concept
and the character of adjacent buildings and uses.
J. General project landscaping 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 to the public.
K. The project is consistent with the policies contained in the City's
General Plan and within the San Ramon Road Specific Plan.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Dublin Planning
Commission hereby recommends that the City Council conditionally approve the
Site Development Review application PA 89-101 as shown by materials labeled
Exhibit A, on file with the Dublin Planning Department, subject to the
following Conditions:
Unless stated otherwise, 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.
- 2 -
n
GENERAL PROVISIONS
1. Development shall generally conform with the revised plans prepared by
Boyidar/Rajkovski, Architects and Planners consisting of 5 sheets dated
received by the City Planning Department on October 10, 1989 and the
change called for by these conditions of approval.
2. Comply with the City of Dublin Site Development Review Standard Conditions
and the City of Dublin Police Services Standard Commercial Building
Security Recommendations (Attachment 2).
3. Comply with the City of Dublin Site Development Review Standard Conditions
(Attachment 3).
ARCHAEOLOGY
4. If, during construction, archaeological remains are encountered,
construction in the vicinity shall be halted, an archaeologist consulted,
and the City Planning Department notified. If, in the opinion of the
archaeologist, the remains are significant, measures, as may be required
by the Planning Director, shall be taken to protect them.
ARCHITECTURAL
5. Exterior colors and materials for the building addition shall be subject
to final review and approval by the Planning Director. All ducts, meters,
air conditioning equipment and other mechanical equipment on the proposed
structure shall be effectively screened from view with materials
architecturally compatible with the main structure.
DEBRIS/DUST/CONSTRUCTION ACTIVITY
6. Measures shall be taken to contain all trash, construction debris, and
materials on-site until disposal off-site can be arranged. The Developer
shall keep adjoining public streets free and clean of project dirt, mud,
and materials during the construction priod. The Developer shall be
responsible for corrective measures at no expense to the City of Dublin.
Areas undergoing grading, and all other construction activities, shall be
watered, or other dust-palliative measures used, to prevent dust, as
conditions warrant. Provision of temporary construction fencing shall be
made subject to review and approval of the City Engineer and the Building
Official.
7. The detailed design of the trash enclosure area shall be subject to review
and approval as part of the project Landscape and Irrigation Plans. The
design of the trash enclosures shall reflect dimensional criteria deemed
acceptable by the Livermore-Dublin Disposal Service, and shall incorporate
use of a concrete apron in front of the enclosure to facilitate the
District's mechanical pick-up service. If wooden doors are utilized, the
doors shall be trimmed with a heavy metal lip. Raised concrete curbing
shall be provided inside the trash enclosure area to serve as wheel stops
for metal trash bins to protect the interior walls of the enclosures.
-3-
DRAINAGE
8. A grading and drainage plan shall be prepared and shall be submitted for
review and approval by the City Engineer. Calculations (hydraulic) shall
be prepared by the Developer for review by the City Engineer to determine
the sizing of drainage lines.
9. The area outside the building addition shall drain outward at a 2% minimum
slope for unpaved areas and a 1% minimum in paved areas (with a maximum
gradient of 5%).
10. Roof drains shall empty into approved dissipating devices. Roof water, or
other concentrated drainage, shall not be directed onto adjacent
properties, sidewalks or driveways. No drainage shall flow across
property lines. Downspouts shall drain through the curb of the concrete
walks around the building.
11. Where storm water flows against a curb, a curb with gutter shall be used.
The flow line of all asphalt paved areas carrying waters shall be slurry
sealed at least three feet on either side of the center of the swale.
12. All improvements within the public right-of-way, including curb, gutter,
sidewalks, driveways, paving and utilities, must be constructed in
accordance with approved standards and/or plans.
13. Landscaping at the driveway intersection(s) with San Ramon Road shall be
such that sight distance is not obstructed.
14. The Developer shall be responsible for correcting deficiencies in the
existing frontage improvements to the satisfaction of the City or County
Engineer.
15. Any relocation of improvements or public facilities shall be accomplished
at no expense to the City.
16. The parking and driveway surfacing shall be asphalt concrete paving. The
City Engineer shall review the project's Soils Engineer's structural
pavement design. The Developer shall, at his sole expense, make tests of
the soil over which the surfacing and base is to be constructed and
furnish the test reports to the City Engineer. The Developer's Soils
Engineer shall determine a preliminary structural design of the road bed.
After rough grading has been completed, the Developer shall have soil
tests performed to determine the final design of the road bed.
17. An encroachment permit shall be secured from the City Engineer for any
work done within the public right-of-way, where this work is not covered
under the improvement plans.
FIRE PROTECTION
18. Prior to issuance of building permits, the Developer shall supply written
confirmation that the requirements of the Dublin San Ramon Services
District Fire Department have been, or will be, met.
-4-
GEOTECHNICAL REPORT
19. A Geotechnical Investigation shall be prepared to serve as a Project
Alquist-Priolo Report. If the report calls for an adjustment to the
proposed footprint of the project (to provide for a larger or modified
seismic setback zone) said adjustment to the Site Plan shall be subject to
review under a Conditional Use Permit application filed by the Applicant.
Said report shall be filed prior to issuance of building permits.
GRADING
20. Grading shall be completed in compliance with the construction grading
plans prepared for this project. The soil engineering recommendations
outlined in the Executive Summary and Design Recommendations Section of the
Geotechnical Investigation Report dated February 12, 1986, and prepared for
the project by J. V. Lowney and Associates shall be observed as well as any
recommendations established by any subsequent Soil and Geologic Study
prepared for this project.
21. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the Project Geologic Investigation
Report, or where such conditions warrant changes to the recommendations
contained in the original soil investigation, a revised Soil and/or
Geologic Report shall be submitted for approval by the City Engineer. It
shall be accompanied by an engineering and geological opinion as to the
safety of the site from hazards of soil expansion, liquefaction,
settlement, or seismic ground shaking.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES
22. Prior to filing for building permits, precise plans and specifications for
street improvements, grading, drainage (including size, type, and location
of drainage facilities both on- and off-site) and erosion and sedimentation
control shall be submitted and subject to the approval of the City
Engineer.
FIRE PROTECTION
23. Prior to issuance of building permits, the Developer shall supply written
confirmation that the requirements of the Dougherty Regional Fire Authority
have been, or will be, met.
GRADING
24. Grading shall be completed in compliance with the construction grading
plans prepared for this project. The soil engineering recommendations
outlined in the Executive Summary and Design Recommendations Section of the
Geotechnical Investigation Report dated February 12, 1986, and prepared for
the adjacent project by J. V. Lowney and Associates shall be observed as
well as any recommendations established by any subsequent Soil and Geologic
Study prepared for this project.
-5-
25. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the Project Geologic Investigation
Report, or where such conditions warrant changes to the recommendations
contained in the original soil investigation, a revised Soil and/or
Geologic Report shall be submitted for approval by the City Engineer. It
shall be accompanied by an engineering and geological opinion as to the
safety of the site from hazards of soil expansion, liquefaction,
settlement, or seismic ground shaking.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES
26. Prior to filing for building permits, precise plans and specifications for
street improvements, grading, drainage (including size, type, and location
of drainage facilities both on- and off-site) and erosion and sedimentation
control shall be submitted and subject to the approval of the City
Engineer.
LANDSCAPING AND IRRIGATION PLANS
27. A detailed Landscape and Irrigation Plan (at 1 inch ffi 20 feet or larger),
along with a cost estimate of the work and materials proposed, shall be
submitted for review and approval by the Planning Director. Landscape and
Irrigation Plans shall be signed by a licensed landscape architect. A Site
Specific Horticultural Report shall be prepared to assess the current
health of existing on-site trees and the impacts to those trees that will
result from the project's development. The Report shall establish mitiga-
tion measures and a tree preservation program for the trees shown for
retention on the Revised Site Plan dated received by the City of Dublin on
October 12, 1989. Every reasonable effort shall be taken to retain
existing trees within the site. If necessary, minor adjustments to the
configuration of the driveway/parking area may be made to increase the
probability of the long-term health and vigor of trees to be retained.
28. The Developer/Owner shall sign and submit a copy of the City of Dublin
Landscape Maintenance Agreement.
LIGHTING
29. Exterior lighting shall be of a design and placement so as not to cause glare
onto adjoining properties or onto San Ramon Road. Lighting used after day-
light hours shall be adequate to provide for security needs. Wall lighting
around the entire perimeter of the building shall be supplied to provide
"wash" security lighting. Photometrics shall be submitted to the Planning
Department and Dublin Police Services for review and approval. The number,
height, design and location of light standards shall be subject to review and
approval by the Planning Department prior to the issuance of building permits.
The concrete base of new light pole standards shall be finished with an
aggregate pebble finish, or equivalent, as determined acceptable to the
Planning Department.
SIGNAGE
30. All project or building signs shall be subject to review and approval by the
Planning Director prior to installation.
-6-
BICYCLE/PEDESTRIAN PATH
31. A 12' wide bicycle/pedestrian path consisting of 8' wide, 2" A.C. over 4" of
Class II aggregate base with redwood headers with 2' landscaped shoulers
consistent with the path approved and constructed for the Kildara residential
condominium project shall be constructed along Martin Canyon Creek and
connected to Kildara's path. A 4' high black vinyl chain link fence shall be
installed as shown on the site plan.
FRONT SETBACK
32. The retail/commercial building shall observe a 20' front setback from property
line as required by the San Ramon Road Specific Plan. If the Applicant choses
to keep the building in its present location as shown, the Applicant shall
acquire the surplus right-of-way to achieve the necessary setback. If the
Applicant choses not to acquire the right-of-way, the Applicant may modify the
building to meet the required setback. Significant modification to the
approved site plan may require additional review and/or a new Conditional Use
Permit.
MISCELLANEOUS
33. Prior to issuance of building permits, the Applicant shall provide written
documentation that the requirements of the Dublin San Ramon Services District
have been met.
34. No surface run-off shall be allowed into Martin Canyon Creek. Drainage shall
be collected in an on-site storm drain system.
35. The hydraulic capacity of the channel to carry the 100-year design flow at
ultimate upstream development should be demonstrated.
36. A Fire Impact Fee in the amount of $600.00 for each 2,000 square feet or
fraction thereof must be received by the Dougherty Regional Fire Authority
prior to a building permit being issued.
37. This use shall be subject to Zoning Investigator review and determination as
to compliance with the conditions of approval one year from the effective
date oif said Conditional Use Permit approval (December 18, 1990).
38. This Conditional Use Permit shall be revocable for cause in accordance with
Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms of
conditions of this permit shall be subject to citation.
39. This approval shall become null and void, in the event the approved use ceases
to operate for a contnuous one-year period.
40. To apply for building permits, the Applicant shall submit six (6) sets of
construction plans to the Building Department for plan check. Each set of
plans shall have attached an annotated copy of this Resolution of
Approval. The notations shall clearly indicate how all conditions of
approval will be complied with. Construction plans will not be accepted
-7-
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without the annotated resolutions attached to each set of plans. The
Applicant will be responsible for obtaining the approvals of all
participating non-City agencies prior to the issuance of building permits.
PASSED, APPROVED AND ADOPTED this 18th day of December, 1989.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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1. ,
. k ATTACHMENT 1
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14 L.T....., mAp
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CITY OF DUBLIN
POLICE SERVICR.S
7. STANDARD RESIDENTIAL BUILDING SECURITY RECOMMENDATIONS
I. DOORS
a) Exterior doors and doors leading from garage areas into private
family dwellings shall be of solid core, no less than 1-3/4 inches
thick.
b) Exterior doors and doors leading from garage areas into private
family dwellings shall have auxiliary locks that resist prying or
wrenching. These locks may be deadbolt cylinder locks of one inch
throw, rim locks, or locks of equivalent burglary resistant construction.
The exterior function of the lock may be keyed or coded. The interior
function of the lock shall be by a turn piece.
c) Breakable decorative or vision panels in exterior doors or within
reach of the inside activating device shall be protected by ironwork
or steel grills securely fastened to the inside of the panel or wire
hung glass. Ironwork shall be constructed of at least 1/8" material
of 2" mesh.
d) The front exterior doors shall have an interviewer or peepholes.
e) Exterior and interior garage out-swinging doors shall have non-
removable, hidden or non-accessible hinge pins.
f) In-swinging exterior doors shall have rabbited jambs or alternate
means of strengthening.
g) The strike shall be attached to the jamb and door frame so as to
prevent its being dislodged by the force of prying, blows or similar
attack.
h) Sliding glass doors: A11 sliding glass doors shall be equipped with
a locking device that shall engage the strike sufficiently to prevent
its being disengaged by any possible movement of the door within the
space or clearances provided for installation and operation. The
bolt and strike shall be reinforced by hardened material so as to
prevent their separation by pulling, prying or similar attack.
The locking device function may be op rable by a keyed lock on the
outside and shall be operable by a turn piece on the inside.
Double sliding glass doors shall be locked at the meeting rail.
II. WINDOWS
a) Windows shall be so constructed that when the window is locked it
cannot be lifted from the frame.
b) Louvered windows shall not be used within eight feet of ground
level, adjacent stairways, or other structures.
ATTACHMENT 2
2. Final Landscape Plans, irrigation system plans, tree preservation tech-
niques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so that it
provides a positive visual impact within three years from the time
of planting.
c. That unless unusual circumstances prevail, at least 75% of the proposed
trees on the site are a minimum of 15 gallons in size, and at
least 50% of the proposed shrubs on the site are minimum of 5 gallons
in size.
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual circumstances,
and if approved by Staff, a manual or quick coupler system may be
used.
e. That concrete curbing is to be used at the edges of all planters and
paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are rounded
both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by September 1,
of any given year, are hydroseeded with perennial or native grasses
and flowers, and that stock piles of loose soil existing on that date
are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts, etc.,
which are to be saved are fenced during construction and grading
operations and no activity is permitted under them that will cause
soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all shrubs and ground cover, all trees, and the irrigation
system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved plans
and the conditions required by the City, or a bond has been posted
to cover all cats of the unfinished work, plus 25%.
••_ s
III. STREET NUMBERS
a) The street numbers shall be 3" high of standard design, black material
mounted on an opaque light box which is to be lighted at all times.
The street numbers shall be located on the structure at a height
and location designated by the enforcing agency.
IV. MULTIPLE DWELLINGS
a) All multiple residential dwelling units shall ccxiply with all
residential security requirements.
b) A sign directory displaying the numbers and location of all dwelling
units in a diagram manner shall be posted at each vehicular entrance
and main pedestrian entrance to the property in a location and of
a size easily readable fran entering vehicles. The directory shall
include annunciation as required by the Fire Department.
CITY OF DUBLIN
SITE DEVELOPMENT REVIEW STANDARD CONDITIONS
All projects approved by the City of Dublin shall meet the following standard
conditions unless specifically exempted by the Planning Department.
1. Final building and site development plans shall be reviewed and approved
by the Planning Department staff prior to the issuance of a building
permit. All such plans shall insure:
a. That standard commercial or residential security requirements as
established by the Dublin Police Department are provided.
b. That ramps, special parking spaces, signing, and other appropriate
physical features for the handicapped, are provided throughout the
site for all publicly used facilities.
c. That continuous concrete curbing is provided for all parking
stalls.
d. That exterior lighting of the building and site is not directed
onto adjacent properties and the light source is shielded from
direct offsite viewing.
e. That all mechanical equipment, including electrical and gas
meters, is architecturally screened from view, and that electrical
transformers are either undergrounded or architecturally screened.
f. That all trash enclosures are of a sturdy material (preferably
masonry) and in harmony with the architecture of the building(s).
g. That all vents, gutters, downspouts, flashings, etc., are painted
to match the color of adjacent surface.
h. That all materials and colors are to be as approved by the Dublin
Planning Department. Once constructed or installed, all
improvements are to be maintained in accordance with the approved
plans. Any changes which affect the exterior character shall be
resubmitted to the Dublin Planning Department for approval.
i. That each parking space designated for compact cars be identified
with a pavement marking reading "Small Car Only" or its
equivalent, and additional signing be provided if necessary.
j. That all exterior architectural elements visible from view and not
detailed on the plans be finished in a style and in materials in
harmony with the exterior of the building.
k. That all other public agencies that require review of the project
be supplied with copies of the final building and site plans and
that compliance be obtained with at letl� T 25
requi /j�[`rements.
2. Final landscape plans, irrigation system plans, tree preservation
techniques, and guarantees, shall be reviewed and approved by the Dublin
Planning Department prior to the issuance of the building permit. All
such submittals shall insure:
a. That plant material is utilized which will be capable of healthy
growth within the given range of soil and climate.
b. That proposed landscape screening is of a height and density so
that it provides a positive visual impact within three years from
the time of planting.
c. That unless unusual circumstances prevail, at least 75% of the
proposed trees on the site are a minimum of 15 gallons in size,
and at least 50% of the proposed shrubs on the site are minimum of
5 gallons in size.
d. That a plan for an automatic irrigation system be provided which
assures that all plants get adequate water. In unusual
circumstances, and if approved by Staff, a manual or quick coupler
system may be used.
e. That concrete curbing is to be used at the edges of all planters
and paving surfaces.
f. That all cut and fill slopes in excess of 5 feet in height are
rounded both horizontally and vertically.
g. That all cut and fill slopes graded and not constructed on by
September 1, of any given year, are hydroseeded with perennial or
native grasses and flowers, and that stock piles of loose soil
existing on that date are hydroseeded in a similar manner.
h. That the area under the drip line of all existing oaks, walnuts,
etc., which are to be saved are fenced during construction and
grading operations and no activity is permitted under them that
will cause soil compaction or damage to the tree.
i. That a guarantee from the owners or contractors shall be required
guaranteeing all schrubs and ground cover, all trees, and the
irrigation system for one year.
j. That a permanent maintenance agreement on all landscaping will be
required from the owner insuring regular irrigation, fertilization
and weed abatement.
3. Final inspection or occupancy permits will not be granted until all
construction and landscaping is complete in accordance with approved
plans and the conditions required by the City.